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Work with an Lake LBJ Market Expert

Posted by in Lake LBJ Real Estate on Nov 3, 2014


Must ask questions when buying a waterfront home on Lake LBJ

When purchasing real estate in any market, it’s very important to work with a local expert that has recent experience and is actively selling property. You have worked hard for your money and you want to be sure that you invest that money wisely. Each market is different and with so much changing daily in this booming Texas economy, your local expert will help you minimize the risk while making a smart purchase.

Lake LBJ real estate is no different –special and careful attention should be given to the waterfront real estate search process. Lake LBJ is a unique lake in an equally unique part of Texas and with it come intricacies that only a true Market Expert would be able to properly advise clients on. These intricacies affect resale value, liquidity and utility and buyers need to be educated on these details so they can make a sound investment in a property that provides lasting enjoyment. When buying waterfront homes on Lake LBJ, if a budget exist a buyer must make trade-offs. Finding the perfect balance between sacrifice and benefit is the key to a sound purchase.

Must Ask Question #1: Which way does the property face?

Summers in Texas are hot! Real hot! And there is never a shortage of sun in a place like Lake LBJ. Waterfront homes that face into the sun (the lake side) and do not have adequate shade can be very uncomfortable and often times a disappointment. A local expert can point out which way the sun faces and how it will affect the use of the property. If the afternoon sun is directly beating onto the property, this could not only hinder your outdoor enjoyment but will also make it difficult to keep interior living areas cool during afternoon hours. These homes are hard to resell. However, direct sun is not always a deal breaker. Good tree coverage or homes designed around the sun could be worth considering and if you are able to make one work, you can be sure the hill country sunset views will be magical.

Must Ask Question #2: What is the water like?

On Lake LBJ there is open waterfront, cove waterfront and channel waterfront, each of which are very different. You also have main body- the Colorado arm and the Llano arm- which offer very unique settings along with pros and cons. Most buyers are initially looking for open water as it typically has the best views. However, a deeper understanding will prove that open waterfront is typically associated with rougher water. Practically speaking, large cove waterfront could be your best bet as it offers ideal boating conditions and excellent swimming. Channel waterfront is hard to invest in as it is generally seen as the least desirable waterfront type and most buyers will not even consider it. There are some very nice homes built along the channels on LBJ but many of them sit on the market for more than a year because of the poor waterfront. Understanding the value of the actual waterfront lot is a great place to start.

Must Ask Question #3: What is the water bottom like?

Another important aspect of waterfront is the lake bottom. Many buyers never know what their feet will find beneath the water before they buy a home. In fact, most are so excited about the house they do not even know that they should examine the lake bottom. Let me offer some expert advice: No one likes a slimy lake bottom. The ideal waterfront is deep with some type of granite or sand bottom. A very relevant issue on Lake LBJ is milfoil. This weed-like species is very prevalent and thriving on Lake LBJ’s bottom due to warmer water temperatures and the recent drought conditions preventing LCRA from lowering the lake for temporary cleaning. Milfoil can be a big problem with waterfront property as it is invasive and grows rapidly. If not treated and managed, it will overtake your waterfront and be a problem for years to come. Some crevices, inlets and small coves tend to collect trash and debris because of the natural currents that push and hold this debris in particular spots. Properties with this problem will always have this problem and it’s rare that it can be treated or altered. At Lake LBJ, the scarce resource is the actual waterfront property and understanding the ins and outs is dire.


Along with these more obvious traits surrounding waterfront properties there are many other smaller but sometimes equally important peculiarities that only a market expert can properly advise you on. Issues like LCRA required septic inspections, fill property/survey issues and flood plain classification can all be very expensive hurdles to overcome. Boat house condition is also something that needs to be evaluated in order to determine market value. A new boat house can cost anywhere from $50k – $250k and determining if a specific property will need a new boat house is critical. Boat houses made of steel and concrete are much more durable and last longer than those made of wood as typically seen in older properties. Understanding potential liabilities and needed repairs on the front end will save any buyer a substantial amount of money.

Buying property on Lake LBJ is a very exciting process and emotions often run high. Hiring and working with a true market expert will help safeguard your experience-to ensure one’s emotions do not get the best of them and that properties of interest are properly evaluated. It’s not uncommon to see the good properties stay in families for generation after generation but the bad ones are likely to cycle through the market. Do your homework and hire the right professional to assist you in finding your dream home on Lake LBJ. Invest wisely!

For more Must Ask Questions concerning Lake LBJ Real Estate, contact your LBJ Market Expert at (512) 786-1515

Apr. 11