Buying a lake lot
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Printed Date: January-22-2025 at 10:45am
Topic: Buying a lake lot
Posted By: Swatkinz
Subject: Buying a lake lot
Date Posted: February-01-2015 at 5:28pm
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Hey guys, my wife and I are on a search for a lake lot on our home lake. We are looking for unimproved waterfront property on which we'll build a 4-5 bedroom home within the next 18mos to 2 years. We've found a couple of lots that have piqued our interest and fit the budget, but have some questions. Many of the questions have been posed to local business/experts, but I figured I'd throw the out here too to get some unbiased answers. Some of these topics have been touched on in Okie Boarder's thread, but I didn't want to threadjack. Issue A piece of property that we have interest in will not perk. I have been told that an engineered septic system would be required. The property is 1.43 acres so it seems that there'd be some flexibility to use extended drain fields, add and remove sand and gravel, etc. Can anyone comment as to how much more an engineered system like this might cost vs. a property that perks naturally and can use a conventional septic system? The price of this property has been discounted approximately $20K to accommodate the expected increased cost of the septic system. Soil is heavy clay and shale. How much should be budgeted for drilling a water well? The property is approved for a dock/lift and ramp. The dock permit specifies a 40ft. fixed dock, transition ramp, and a 12x12 floater. Electric boat lift of the 4 post type with cradle. What should it cost to build and install such a dock and lift. Concrete ramp cost? How much would you expect that it will cost to clear the lot. Lots of trees and some underbrush. We'll keep most of the trees except those that would sit where the house, detached garage and the paved drive go. Is there anyway to estimate this w/o seeing the property yourself? Looking for very rough ball park figures here. Thanks fellas ------------- Steve 2011 Sport/Air 200 Excalibur 343 2017 Boatmate Tandem Axle Trailer Former CC owner (77, 80, 95, 88, all SNs) Former Malibu owner (07, 09) |
Replies:
Posted By: 8122pbrainard
Date Posted: February-01-2015 at 5:38pm
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Steve, Since the property is heavy shale and clay, I'd say an "engineered" field is a mound system. No matter how big the field is the soil isn't the greatest. Talk to a plumber who can give you the details. Who did the perk test? I'd talk to him first. I paid 8K for a 50' well but I'm in sandy soil. Again, talk to the well driller and get a quote. BTW, I got 3 quotes for mine and all were the same price!! ------------- /diaries/details.asp?ID=1622" rel="nofollow - 54 Atom /diaries/details.asp?ID=2179" rel="nofollow - 77 Tique 64 X55 Dunphy Keep it original, Pete < |
Posted By: Air206
Date Posted: February-01-2015 at 5:59pm
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Our issue was set-back. There were limits how close we could build or pump-back septic to: the lake, the house, the well, the neighbor and even the utility easements. An engineered system is going to take site planning - perhaps significant for a house that big. Esp. if you want a potty in the detached garage (our #2 problem -pun intended)..... I would think LONG AND HARD about a perk-free property to build on. ------------- https://tinyurl.com/y6t5e3bu" rel="nofollow - 04 Air206 http://tinyurl.com/9urzgls" rel="nofollow - 91 Barefoot 78 SkiTiq |
Posted By: marlo14
Date Posted: February-01-2015 at 6:33pm
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My opinion, based on experiences. Don't be afraid of the lot because what some people say. Be afraid of the lot when the professionals from your area determine what is necessary and the associated costs involved. A well or septic within a 2 mile radius may need drastically different design and price ranges than one on your property. Finding the local zoning would be the first start. Find out setbacks, design requirements, permit fees,etc. Some of these details are based on size of house, bathrooms, bedrooms, fixture count, and so on...find out what they require first. Then contact some local well drillers and septic companies and with your new "specs" get some information on designs and pricing from them. Again, use local professionals as they will somewhat know the area conditions and requirements already. Examples, my well is 180' deep and flows only 1.4 gpm. It works for a household of 5, high efficiency washer, but you can't water the lawn or fill the hot tub (385 gal) in one shot. Neighbors is 1/2 mile away and 120', less people but he never runs out of water. Another neighbor 1.5 miles away is 985' and DRY, they haul water weekly. My septic is a sand filter, I think also called a mound system or its a type of mound system(mine is not actually a mound). I had quotes for $6500-18,000 for this system. I hauled some materials and did some labor and it was $4400 out of pocket. Some mechanical systems use power, some require a maintenance contract (by the county, 2 yrs prepaid) about $1500 per year were my quotes, plus the $25,000 for initial installation. There are really too many variables to give you any type of accurate estimate, talk to the local zoning and then talk to the local contractors and you will get the most accurate information. Keep in mind labor is a huge variable, another reason to use local bids. Also I always add 10% when I budgeted, sometimes it was enough, sometimes not quite, usually worked out overall on the house as a whole. |
Posted By: Swatkinz
Date Posted: February-03-2015 at 1:41pm
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Thanks for the feedback. If anyone's interested, I found out the following: Engineered Septic system estimate $16-18K Well approximately $6K Dock (40'x5' fixed, 18' transition ramp, 12x20 floater) $14.5K 6000lb lift $9.2K All seemed in line with what I was thinking except for the boat lift. I figured the cost would be about half that. With regards to the engineered septic system, the owner of the company informed me that many of the lots on this lake do require this system b/c of the soil composition. He indicated that it was not a Mound type system, but was instead akin to a mini water treatment system. He explained something about the water being almost clean enough to drink when it comes out of the system. %20" rel="nofollow - http://www.alternativesepticsolutions.com/aqua-safe-septic-systems.html ------------- Steve 2011 Sport/Air 200 Excalibur 343 2017 Boatmate Tandem Axle Trailer Former CC owner (77, 80, 95, 88, all SNs) Former Malibu owner (07, 09) |
Posted By: Donald80SN
Date Posted: February-03-2015 at 3:41pm
Steve, You better have a potty in that detached garage, you keep inviting me to your lake house and telling me that is where I will sleep or pass out. You know I will need a potty or I will be forced to use your neighbor's yard.  Donald |
Air206 wrote:Posted By: Donald80SN
Date Posted: February-03-2015 at 3:42pm
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Steve Watkins, One Word: Outhouse. You are in South Carolina. I know that hurts coming from a guy from North Carolina. Donald |
Posted By: Swatkinz
Date Posted: February-03-2015 at 5:39pm
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Donald, You're welcome to pee in my yard anytime. ------------- Steve 2011 Sport/Air 200 Excalibur 343 2017 Boatmate Tandem Axle Trailer Former CC owner (77, 80, 95, 88, all SNs) Former Malibu owner (07, 09) |
Posted By: Air206
Date Posted: February-03-2015 at 5:52pm
Donald - No worries, I just emptied the bucket. You are Good to Go!  ------------- https://tinyurl.com/y6t5e3bu" rel="nofollow - 04 Air206 http://tinyurl.com/9urzgls" rel="nofollow - 91 Barefoot 78 SkiTiq |
Posted By: Tim D
Date Posted: February-03-2015 at 9:58pm
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How many houses are on the waterfront now? Can't believe they would allow septic tanks on waterfront lots. ------------- Tim D |
Posted By: tullfooter
Date Posted: February-04-2015 at 9:15am
If there are no sewers, they will allow septic tanks. It's just not the old school tank and field. In our area of Michigan (Oakland county, google map it), there are lakes everywhere. I've seen systems put in for 2000 sq ft houses, on lots that are lakefront, and only 50' x 100'. ------------- Play hard, life's not a trial run. '85 BFN '90 BFN White Lake, Michigan |
Posted By: 8122pbrainard
Date Posted: February-04-2015 at 9:41am
 As long as it perks with conventional or alternate systems if not and set backs are followed. How do you get city sewers to millions of lake front properties on millions of lake acres? Read up on how septic systems work.------------- /diaries/details.asp?ID=1622" rel="nofollow - 54 Atom /diaries/details.asp?ID=2179" rel="nofollow - 77 Tique 64 X55 Dunphy Keep it original, Pete < |
Posted By: JoeinNY
Date Posted: February-04-2015 at 10:22am
If this was 1915 instead of 2015 some engineers would draw up some plans and some guys with pick ax and shovel would start digging and they would have it done a lot faster and cheaper than it took/takes to build millions of septic systems... some of which are much better than others. Getting things like that built in 2015 are a lot tougher... I blame radio and TV for making us all soft. Steve-O - good luck with the project. As mentioned above costs really do come down to local conditions. I have a friend who spent closer to 50k up here to have an engineered system put in on a low lakefront lot, it was about 15k in design work before he got the ok to proceed, makes yours seem downright reasonable to me. The dock seems reasonable to what the NC market costs I have heard were, but the decking material plays a big part in that. The recycled deck boards are nice to have, on a permanent dock, they typically require more supports to handle their weight and tendency to sag which makes it a good idea to put out the money for them right from the get go. Does that hoist come with a roof? If in anyway possible a roof would be high on my list of priorities. ------------- http://www.correctcraftfan.com/diaries/details.asp?ID=1477 - 1983 Ski Nautique 2001 1967 Mustang 302 "Decoy" http://www.youtube.com/watch?v=cO5MkcBXBBs - Holeshot Video |
Posted By: Riley
Date Posted: February-04-2015 at 10:28am
Practically all lake front houses in Maine are on septic system. We only have sewer systems in densely developed urban and suburban areas. None in rural areas which is the majority of the state. Some lakes are even drinking supplies. Pete, I've been told that Lake Lure, in NC, a man made lake has the sewer lines in the lake, so perhaps that is how you get sewer to lake front properties. |
Posted By: phatsat67
Date Posted: February-04-2015 at 10:57am
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We have all septic up in our a area. Now days they make you build a mound style system so you have to build up the land higher than its normal level. Our neighbors just built a new house and it has a mound style system. Our system works well unless it has rained a ton for days in a row or we have 15+ people there for more than 2 days. Gotta do yellow is mellow brown goes down and only let the ladies shower in the house. Dudes got no prob with showering in the lake! ------------- |
Posted By: Orlando76
Date Posted: February-04-2015 at 11:03am
That is true about Lake Lure. Some 20 miles of buried sewer lines under the lake. |
Posted By: 8122pbrainard
Date Posted: February-04-2015 at 11:58am
I wonder what they do in case one breaks? Plumbers in scuba gear?  ------------- /diaries/details.asp?ID=1622" rel="nofollow - 54 Atom /diaries/details.asp?ID=2179" rel="nofollow - 77 Tique 64 X55 Dunphy Keep it original, Pete < |
Posted By: 8122pbrainard
Date Posted: February-04-2015 at 12:00pm
Yup, that's how they used to do it. Thankfully the codes now are strict not allowing any seepage into the lakes. ------------- /diaries/details.asp?ID=1622" rel="nofollow - 54 Atom /diaries/details.asp?ID=2179" rel="nofollow - 77 Tique 64 X55 Dunphy Keep it original, Pete < |
Posted By: 8122pbrainard
Date Posted: February-04-2015 at 12:07pm
If all the lake front homes were on city sewer, miles and miles of sewer line would be needed. With all the distance, don't forget the needed lift stations. A 12" line needs a minimum slope of .24" per 100' ------------- /diaries/details.asp?ID=1622" rel="nofollow - 54 Atom /diaries/details.asp?ID=2179" rel="nofollow - 77 Tique 64 X55 Dunphy Keep it original, Pete < |
Posted By: Donald80SN
Date Posted: February-04-2015 at 1:03pm
| The majority of the homes on Lake Norman are on septic systems. This use to be the sticks may years ago. |