Critical Questions to Ask Before Buying a Lakefront Property

Lake Minnetonka, surrounding Twin Cities lakes & Up North Minnesota

There is something about walking into a house, seeing water through the windows and stepping onto a dock that makes otherwise perfectly rational people lose their minds.

Suddenly we're imagining morning coffee on the deck, sunset boat rides and cocktails by the fire.

I get it.

But before we fall madly in love with the view, there are some questions we need to ask.

Because when you're buying lakefront property, you're not just buying the house. You're buying the shoreline, the water access, the lake, the location on the lake and all the rules that come with it.

And those things can dramatically affect how much you'll actually enjoy the property.

Whether we're looking on Lake Minnetonka, one of the surrounding western-suburban lakes, or heading Up North for a cabin, these are some of the questions I want answered.

1. How much usable lakeshore are we actually getting?

The listing might say "75 feet of lakeshore," but that doesn't necessarily mean 75 feet of perfect sandy swimming beach with room for every boat you own.

We want to know:

• Where are the actual property lines?
• Are there easements?
• Is any portion shared?
• Is there a road, trail or association property between the home and the lake?
• Is the shoreline relatively straight or irregular?
• Where can the dock legally go?
• Is there enough room for the boats, lifts, jet skis or other toys you plan to have?

On Lake Minnetonka, this becomes particularly important because the Lake Minnetonka Conservation District regulates docks, watercraft storage and what is known as the property's Dock Use Area. Generally, watercraft density is tied to the amount of continuous shoreline, with additional rules and exceptions depending on the property.

Translation: Never assume that because the previous owner squeezed four boats onto the property, you'll automatically be allowed to do the same thing.

Let's verify it.

2. What's happening under the water?

This is one buyers forget.

The lake looks gorgeous.

Fantastic.

Now what's underneath it?

I want to know the water depth at the end of the dock, especially during lower-water years. Is the bottom sand, gravel, rock or six inches of water followed by three feet of muck?

Are there weeds?

How quickly does it get deep?

Can kids comfortably swim from shore?

Will your boat work there?

If you're planning to keep a larger boat at the property, water depth can be a very big deal.

On Lake Minnetonka, water levels fluctuate, and the LMCD even has provisions addressing temporary dock extensions during lower-water conditions.

A beautiful shoreline isn't nearly as exciting when your boat is sitting in mud in August.

3. Which direction does the property face?

This sounds minor.

It isn't.

Are we getting sunrise or sunset?

Will the afternoon sun blast directly into the house?

Is the shoreline exposed to prevailing winds and large waves?

Is it protected inside a quiet bay?

On Lake Minnetonka especially, two properties that look very similar on paper can have completely different lake experiences depending on where they're located.

Which brings me to one of my favorite pieces of advice:

See the property from the water if possible.

And preferably don't only visit at 10:30 on a Tuesday morning.

If you're buying on a busy recreational lake, I'd love for you to know what that bay feels like at 2:00 on a beautiful Saturday afternoon too.

Peaceful Tuesday morning and Lake Minnetonka Saturday afternoon can be two entirely different personalities.

4. What condition is the shoreline actually in?

Look beyond the landscaping.

Is there erosion?

Failing retaining walls?

Old riprap?

Ice damage?

A steep bluff?

Evidence that water has been moving where it shouldn't?

And if you're thinking, No big deal. I'll just redo the shoreline, don't assume you can.

Minnesota regulates work below the Ordinary High Water Level, and shoreline projects involving things like dredging, riprap, vegetation removal, beach creation and other alterations may require approval from the DNR, watershed district, city or county. On Lake Minnetonka, the Minnehaha Creek Watershed District also regulates certain shoreline stabilization, floodplain, wetland, erosion-control and dredging projects.

Even adding sand to create your dream beach has rules.

So before buying the property because you're planning to "fix the shoreline later," let's make sure you actually can.

5. What can I change or build?

This is a BIG one.

Maybe you love the lot but plan to:

Add onto the house.

Build a bigger garage.

Tear the cabin down eventually.

Add a pool.

Build a guest house.

Create a giant lakeside patio.

Move the house closer to the water.

Before we mentally remodel anything, we need to understand the zoning.

Minnesota's shoreland rules address things such as structure setbacks, bluff areas and impervious surface coverage. State shoreland standards generally limit impervious surface to 25% of a shoreland lot, although local governments administer shoreland regulations and may have additional requirements.

That adorable little 1940s cabin sitting right near the lake may be grandfathered exactly where it sits.

That does not automatically mean you can tear it down and build a 5,000-square-foot house in the same footprint.

We investigate before we assume.

6. Is the property in a floodplain?

Waterfront property and water are, obviously, close friends.

Sometimes too close.

I want to understand the property's elevation, drainage and floodplain status.

Has water ever reached the house?

Has the basement flooded?

Where does runoff go during heavy rain?

Are there low areas between the house and lake?

Mapped floodways can significantly restrict future construction and fill, so this isn't just an insurance question. It can also become a future remodeling question.

7. City sewer or septic?

Around Lake Minnetonka and the western suburbs, we may have municipal sewer and water.

Head farther out and septic and private wells become much more common.

That means I want to know:

When was the septic installed?

Where is the drainfield?

Is there a secondary drainfield site?

Has the system been inspected?

Is it compliant?

How many bedrooms was it designed to support?

If you want to add bedrooms later, can the septic accommodate them?

Minnesota has statewide septic requirements, but local governments administer their own programs and some require compliance inspections when property transfers. Those requirements can vary considerably by county.

This matters especially Up North, where an old cabin sitting on a beautiful small lot may have limited space available for a replacement septic system.

That is something I'd really like to discover before closing.

8. What do we know about the lake itself?

Don't just research the house.

Research the lake.

How deep is it?

How clear is it?

What kind of fish are in it?

What is the lake bottom like?

Are there aquatic invasive species?

Does the water level fluctuate significantly?

Is it primarily recreational?

Is there public access?

How developed is it?

Minnesota's DNR LakeFinder provides information for thousands of Minnesota lakes, including depth maps, lake surveys, vegetation information, water data and fishing information.

This becomes especially important Up North.

There is a huge difference between saying:

"We bought a cabin on a lake."

and

"We bought a cabin on a lake where we actually want to swim, boat and fish."

Those aren't always the same thing.

9. What's the boat traffic like?

Lake Minnetonka is a perfect example.

Do you want to be near restaurants and activity?

Do you want quick access to the bigger parts of the lake?

Do you want a quiet protected bay?

Do you have young kids swimming from the dock?

Are you a wake surfer?

A fisherman?

A pontoon-at-sunset person?

A person who wants absolute silence and a loon?

Your answer changes which lake — and even which part of the lake — makes sense.

There isn't one "best" location on a lake.

There is a best location for how you want to use it.

10. Are there aquatic weeds or invasive species?

Aquatic vegetation isn't automatically bad. In fact, healthy native vegetation is important to a lake ecosystem.

But buyers need to know what they're dealing with.

Removing or treating aquatic vegetation isn't simply a matter of deciding you don't like the weeds and attacking them with a rake or chemicals. Minnesota regulates certain aquatic plant removal and treatment, and permits may be required.

I'd rather know that before someone starts dreaming about a perfectly weed-free swimming area.

11. What will it cost to own the lake part of the property?

This is separate from maintaining the house.

Depending on the property, you may eventually be maintaining:

Dock.

Boat lift.

Shoreline.

Retaining walls.

Stairs.

Irrigation.

Septic.

Well.

Trees.

Beach.

Boathouse.

Ice damage.

And possibly hiring someone every spring and fall to put docks and lifts in and take them back out.

Lake life is wonderful.

Lake life also occasionally sends invoices.

12. Can I insure it the way I expect?

I strongly recommend getting an insurance quote before the inspection period is over.

This is particularly important with older cabins, seasonal properties and remote Up North locations.

Tell the insurance company exactly what you're buying.

Wood-burning stove?

Detached structures?

Boathouse?

Seasonal occupancy?

Propane?

Short-term rental?

Older electrical?

Long distance from the nearest fire department?

We don't want the first insurance conversation happening three days before closing.

13. If we're going Up North, is it really a four-season property?

Oh, this one matters.

That charming cabin in July?

Let's talk about January.

Is the road privately maintained?

Who plows it?

Is there a road association?

Is the driveway accessible all winter?

Is the cabin winterized?

Where do the water lines run?

How is it heated?

Is the septic designed for year-round use?

How reliable is the power?

Do we have cell service?

Actual internet?

Not "the seller says Wi-Fi works."

Actual Wi-Fi.

Depending on how you plan to use the property, these can go from minor inconveniences to complete deal breakers.

14. Who owns the road?

Welcome to Up North.

Private roads, shared driveways, easements and road-maintenance agreements deserve attention.

I want to know exactly how you legally access the property and who is responsible for maintaining that access.

A gorgeous cabin doesn't do us much good if getting there turns into a neighborhood legal drama every time the road needs gravel.

15. Can I use it as a short-term rental?

If renting the property is part of your financial plan, this needs to be researched before you buy it.

Check:

City or township regulations.

County regulations.

Association rules.

Licensing requirements.

Occupancy limits.

Parking requirements.

Septic capacity.

Don't buy first and announce afterward that it'll "basically pay for itself on Airbnb."

That strategy occasionally has an unfortunate ending.

16. What does the property look like outside of perfect summer weather?

Look for old listing photos if we can find them.

Ask questions.

Drive by after a major rain.

Look at the shoreline during high and low water.

Understand winter access.

Check drainage.

And if possible, talk to people who know the lake.

The house will tell us one story.

The neighbors, shoreline and lake often tell us another.

Lake Minnetonka Deserves Its Own Due Diligence

Lake Minnetonka isn't just another Minnesota lake.

It covers roughly 14,500 acres with about 125 miles of shoreline, multiple bays, channels and communities surrounding it.

That means buying on Minnetonka requires understanding the specific property and the specific part of the lake.

A home on Wayzata Bay isn't the same lake experience as a home tucked into a smaller protected bay.

Neither is necessarily better.

They're just different.

When I'm looking at a Minnetonka property with a buyer, I'm thinking about things like dock configuration, water depth, exposure, boat traffic, access to the rest of the lake, shoreline condition, city zoning, watershed regulations and what the buyer actually wants lake life to look like.

Because that last part matters most.

And Up North? Different Lake. Different Questions.

Buying a cabin Up North can introduce an entirely different set of considerations: private wells, septic systems, private roads, seasonal access, lake classifications, internet service, heating systems and county-specific shoreland rules.

Minnesota classifies lakes based partly on their sensitivity to development and recreational activity, and those classifications can affect how shoreland is developed.

So just because your brother-in-law built a giant garage 40 feet from the water at his cabin doesn't mean you're doing it at yours.

Sorry, brother-in-law.

The Bottom Line

Buying lakefront property is different.

You can replace countertops.

You can remodel bathrooms.

You can paint every room.

You can even tear a house apart and put it back together.

You cannot move the lake.

You can't change which direction the lot faces.

You can't magically create deeper water.

You can't add another 50 feet of shoreline.

And you can't assume zoning will let you build whatever you want.

That's why, when I help someone buy lakefront property, I'm not only evaluating the house.

I'm evaluating the entire lake experience.

Because the goal isn't simply to say you own a lake home.

The goal is to buy the lake property that lets you live the way you pictured when you first walked down that dock and thought:

Yep. I want this.