Lake House (LBJ)

Pale Rider

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9:56p, 8/7/22

AG

I'm exploring the possibility of buying a lake house on lake LBJ.

Ideally, looking for a lake house that is actually on the water, not on some off-beat channel that eventually leads to the lake. No strong preference in location (eg Horseshoe Bay, Kingsland, etc).

Wanted to see if anyone has any insights on this - never owned a lake house before so it's new territory.

Where to begin, things to consider, realtor recommendations, etc.

I'd be throwing in a sizable down payment, 20% minimum.

Thanks!

D Nauti

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11:31p, 8/7/22

I live in a neighborhood on the Colorado Arm off the water, no big deal to put the boat in at the private neighborhood ramp, takes about 15 min, but it's not ideal for a vacation spot.

I've had the boat in a slip on the lakefront and taking it out on the summer weekends is not something I wanted to do if I could avoid it. We usually put the boat on the trailer Thursday evening and went to another lake on the weekends. Houses way in the back of channels are no good, but those just off the open water and especially those that face open water with docks in the channel are the best.

My parents have a house in a cove on Sandy Creek and the same thing applies there as well. One or two houses in where you can see what's going on makes it much easier to get in and out of your dock in the summer.

Another thing to consider is the Llano and Sandy Creek are filling up with sand so you don't want something that may end up being a a water front house with a huge beach if you're planning on retiring and living there down the road.

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stamper

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7:26a, 8/8/22

AG

My parents live on lbj in kingland. Great lake!

https://tammiebennett.kuperrealty.com/

This is a good suggestion for a realtor. She lives a few houses down from my parents. She is one of the busiest realtors on the lake and really knows the area.

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Red Pear Felipe

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In reply to Pale Rider • 9:10a, 8/8/22

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AG

Howdy! My name is Felipe Mendoza and I'm the Greater Austin area representative for Red Pear Realty. Feel free to send me an email at felipe@myredpear.com. My phone number is also listed in my profile. I'd love the opportunity to earn your business!

Sponsor Message: We Split Commissions. Full Service Agents in Austin, Bryan-College Station, Dallas-Fort Worth, Houston and San Antonio. Red Pear Realty Austin Monthly

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Furlock Bones

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10:36a, 8/8/22

AG

what's your budget? Granite Shoals will be on the cheaper side of the budget. But, know there will be a mix of some nice homes and some absolute crap homes. Also, make sure you completely understand the property lines. There was a big lawsuit going on a few years back where people bought lots that they thought were water front. but, someone else actually owned the edge of the water. Really weird situation. But, it exists. Again, do not know if it has been resolved.

Where do you live now? That can determine the time it takes to get to your place.

Medaggie

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3:26p, 8/8/22

IMO Lake LBJ is the best lake for water sports especially as it is constant level. I have owned for about 7 yrs and currently on my 3rd waterfront (One deep, One beach, one more shallow) but all have access to the main body. The lake is so large, that each city/arm has its owns nuances so you need to decided what you want from a lake house.

This is from last yrs numbers, very little inventory, lakefront home on market for maybe 2 wks. I will tell you that if you want a deep water right on the lake then you are starting at 1.5M for 2K sqft home will require some minor updates. I would say this year may be a 10% reduction as more homes on the market.

1. Only two places that for sure allow STRs - Kingsland and HSB which brings a premium in sales price. HSB>Kingland>Sunrise/Granite Shoals/Sunrise/Highland. All other cities you risk neighbors reporting you. Make sure your neighborhood allows STRs.
2. The Lawsuit land issue is a nno issue anymore. Long story short, Some dude tried to claim a bunch of land between the lakehomes and water, tried to resell it back.
3. If you are into water sports and want the most quiet part of the lake, then its the Llano arm in Kingsland. The main body is nice too and deeper but very crowded on weekend but very wide and deep (30+ft). IMO Main body=Kingsland Llano Arm>>Kingsland Colorado arm. The colorado arm is narrow and high traffic with many homes. The LLano arm is wide and low traffic with much better views.
4. A higher end 4br/3b with boat lift for 12+ people on HSB/Kingsland will get you 1k+/night from June through Mid August. You can expect gross rental income to be about $130K. Beach on Llano arm about 80K. Coves are OK if money is an issue. I would avoid Channels.
5. There are more homes sitting b/c sellers are thinking +20% from last years and not realistic. But I do not see prices going down much. I suspect once interest rates go to 3%, buyers will start buying as rental income will more than pay for carrying costs.
6. The big flood 3 yrs ago deposited sand and made beaches out of some open water homes. I hear there will be some large scale dredging starting up soon and could potentially make these beach homes have deep water again which will rocket up the price. Image deep with a large beach.

Good luck and its a fantastic lake esp if you live in SA or Austin area.

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fishnvet

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3:13p, 8/9/22

AG

I have a question. Why is a canal home bad? I ask this as a totally innocent question. A relative of mine has a canal home on LBJ, maybe 5 houses back, it seems awesome. Off the main lake so no giant constant wakes from all the wakeboard boats pounding it, quieter, quick access to the lake. I do see some debris blow in but they manage it well. I am not that familiar with LBJ so wanted to learn something.

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Medaggie

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In reply to fishnvet • 3:50p, 8/9/22

Bad is relative. Good thing with Canal is you get to have a boat lift so you can go boating quickly.

Bad things include
1. Does not make a good STR if you want income
2. Appreciation not as good as open water
3. Really no view
4. Water can get dirty with debris so not good to throw in a lilly pad and just sit/relax
5. Something I like is to watch other boats run by, wake boarders jumping waves, etc

But #3 is the big deal. After you have owned a Open water property, you really do not take the boat out too much but its just so relaxing watching the views and jumping into the lake for a quick swim if you like.

If 1M+ is not possible, look for a cove that you can get for about 700K

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fishnvet

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4:11p, 8/9/22

AG

Those are good points Medaggie. I learned something. You are right, the water is not swimming water in those canals and they don't have the same views. But open LBJ looks like open Aransas Bay on a high wind day so was wondering what kind of pounding the open water houses take. When you describe prices for those houses on open water, and my relatives drive me up and down the lake I am amazed at all the money flowing around there.

Medaggie

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6:49p, 8/9/22

Waves can get strong with increased boating thus the Llano arm is much better than the Colorado arm due to less traffic and about 2x wider lake.

Homes are built with retaining walls under the docks so if done right, I haven't had any issues and haven't heard of any issues from neighbors.

HumpitPuryear

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10:57a, 8/16/22

AG

We are on a LBJ cove and it's the best of both worlds. Wouldn't trade it. We have a nice view but without the ridiculous wake boat traffic. Our typical afternoon is riding our floaties with a margarita. Really hard to do that most weekends on the main lake. I would feel much better about my kids swimming and floating in the cove. Prices and taxes are of course less as well.

STR market has driven prices way up. I know of two properties on the main lake below kingsland that sold for a little over $1M right about when covid started. Both properties recently sold for $2.5M. Good luck finding cove for $700K. If you find that jump on it. A LOT of new VRBO-specific construction has happened in the past two years driven by covid occupancy rates. I personally think that has stopped and the prices will pull back. It's a hot location though so prices aren't going back to pre-covid.

If I were looking now I would look in Granite Shoals, Highland Haven, or Sunrise Beach. Better access to larger water and less boat congestion than the upper lake.

Another thought that may or may not apply to you. If you think you might want to get a sailboat at some point you want to be close to some larger water. The Llano arm would not be bad for sailing since the wind is usually out of the south. the channel from Kingsland down to sunrise beach is not great. Wind is straight up the channel most of the time which means lots of tacking. Colorado arm is too crowded and narrow for good sailing. Unlike Travis there aren't a lot of sailboats on LBJ (yet).

1939

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11:47a, 8/16/22

AG

My parents bought a place on the lake in Kingsland a few years ago. Honestly, I don't like LBJ. Its extremely crowded and rough most weekends, the water is not clear due to the sand and granite in the water, its shallow in alot of places, and it lacks good coves. The houses on it are beautiful and being constant level is its saving grace and what makes it so popular, but there are much better lakes for the money out there.

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