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Lake Livingston Waterfront

14,838 Views | 35 Replies | Last: 2 yr ago by Stringfellow Hawke
Taxman90
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1:28p, 5/17/23
AG
I've been taking some time to look at listings and try to find out more about potentially buying a waterfront Lake Livingston vacation home (not a STR) a couple years down the line. We've stayed on Livingston VRBO's quite a few times and have liked it.

I'm noticing lower pricing for houses that are North of the 190 bridge (Onalaska). It is hard to tell from overhead images but can you pass from the North to the South under that bridge? Seems to be a much bigger lake area South of it and I don't think I would want to be land locked North of the bridge. But not a deal killer I guess.

Also interested to hear anyone's thoughts on this or other things to watch for when buying a waterfront home. I've also been looking at Lake Conroe as I live in the Houston area but the price point is very different as well as the lot size/boathouse options. That lake PROBABLY isn't going to be for us.

Thanks!
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MAS444
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2:50p, 5/17/23
AG
Interested in this as well. Also, which areas are best for skiing and general boating? I haven't actually been on the lake in a long time but I remember it being very stumpy in parts.
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TopFlightReject
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3:14p, 5/17/23
My parents "had" a place up on Livingston north of the 1st 190 bridge on the east side of Onalaska. Yes you can go N/S under both bridges. We had a cool little creek (Rocky Creek) that we would run up all the time in the summer then run all the way down to Pine Island to party. If you go up north of 190 under the long bridge you can get all the way to Sebastopol if you want.

I say "had" because a lot of the area north of 190 in Onalaska was torn up from a tornado in April 2021. Unfortunately my parents place was a complete loss so haven't been up there since. Very sad day to lose a piece of family history that's been in the family for 50 years or so.

The lake is stumpy with some buried forest especially along the northeast side and around the southern tip of Onalaska. There are a few sketchy areas along the west side of the lake by point blank but "knock on wood" we've never had any problems.

Love the lake and hope to pull the trigger on a lake place soon that I can hopefully pass down to my children. Do wish there was a few more places on the lake to hang or grab a bite to eat at. Lake is perfect for pontoons running a 150-200 or so.
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TopFlightReject
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In reply to MAS444 • 3:16p, 5/17/23
Growing up we've always skied around pine island in the south end of the lake. We avoided the north side around Onalaska because of the stumps and other stuff.
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aTm2004
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3:22p, 5/17/23
AG
My parents had a lake house on Lake Livingston back in the 90's over by the state park, and I spent almost every weekend each summer from about '90-'95 on that lake. I haven't been back but a few times since then, but I'll post what I remember about it from my time there.

Boats can get under the 190 bridge. You won't be getting a sailboat under it, but most will be just fine. The area north of the bridge used to have a lot of stumps. I'm talking A LOT. Some you see, most you wouldn't until you hit it. Much of it may have been cleaned up since then, but it's something to keep in mind and probably talk to some locals about. My dad now lives in Trinity, and if you go to Google Maps and do street view of 356 as it goes next to or over the lake, you'll see what I'm talking about. He goes out on the lake north of 356 and doesn't have an issue. Maybe that part is cleaned up or he's learned where to avoid. I dunno.

South of 190 is the main lake and where most want to be. Pine Island used to be the go-to spot on the weekends for boaters (RIP Dove Island). I remember going out there and seeing hundreds of boats anchored off, but that seems to have subsided quite a bit from talking to some of my parent's friends who still live by our old lake house. Maybe they're just getting old...I dunno. The game wardens could also be why as BWI wasn't a thing in the early to mid-90's, so people would enjoy themselves more. My dad would pound a case of beer while at the island and then take us kneeboarding or tubing. Ahh...memories.

The one thing I remember and will never change is the main part of Lake Livingston is big, which means it can get very rough. We had a 17' boat and there were a few times the lake was like glass on the side of the island we were on, but when we turned the point to go back to our house, the lake looked like an ocean and we went back to the island for a little while. I slept more than my fair share of nights on a boat anchored at Pine Island due to it being unsafe to get home. That is something to be aware of. And it's not just when storms hit. A pontoon or v-hull of 20ft or more would be a minimum boat for me.

The main part also has/had it's stumps, but you learned where most of them were and where to avoid. I remember over by Wolfe Creek/Cape Royale having quite a few around, and there used to be one big one just northwest of Pine Island that you'd see sticking out a foot or two. Again, it may have changed in 30 years.

Lake Conroe will never be a yes from me. It's a much smaller lake closer to Houston, so it attracts a ton of people, most who should never be behind the wheel of a boat. I other words, it's crowded. Conroe has also been the "white collar" lake where Livingston was the "blue collar" lake. That's changed now as more people with money are buying lake houses on Livingston, but there's still plenty of small old houses there and a blue collar feel...my type of people. If I were in the market, I'd cross Conroe off the list and focus on Livingston. Far enough away that you feel like you're actually leaving the hustle and bustle of M-F behind, but close enough that it's not a pain to go up during to do necessary chores.
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Win At Life
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10:45p, 5/17/23
AG
Onalaska area has some if the most run down and sketchy areas of the lake. East shore has more lake front properties and most are side by side with side by side boathoyses, so you don't always get a pretty view of the lake and feel like your neighbors are on top of you. East side also gets brutal evening sun in your eyes with the summer heat.

West side is much more sparse (I like that, because of National forest),so there are fewer homes and ammenities like restaurants, hardware, etc. West side pretty much limits you to Cape Royale (very nice) or Point Blank.

On any side, there's a big difference to water front in a cove and water front with a big view across the lake and price usually follows accordingly.

Mine is open water, but the boat house got destroyed in a hurricane beforei bought, due to monster waves. I will build a boat house higher above the waterline (like my neighbors) to stay above most waves. I'm seeing a lot of lot subsidence behind my steel bulkhead. Still seems to liquify below the lake water line and get pushed under due to the static pressure of the height of yard behind the bulkhead. Not sure how much this will cost ti fix, but plann on trying to plug that up with concrete myself before calling in profesionals.
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Taxman90
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12:37p, 5/18/23
AG
A lot of helpful replies here. A list of priorities will be important to see what is most important to each buyer. Do sunset views matter more than the sun pounding down on you in the evening? Not to me but wife may think differently. I like the idea of a somewhat protected cove to protect your bulkhead but you see a lot of coves and especially narrow canals with dirty looking water. I also like the "blue collar" comment. We have an okay house with decent upgrades already in Houston. I don't mind roughing it some in a lake house to get what we don't get in the city (the lake and some space to spread out and enjoy it).
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justnobody79
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3:07p, 5/18/23
if fishing is your thing then don't eat the fish from there
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Keeper of The Spirits
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9:45p, 5/18/23
AG
Describing Conroe as white collar is funny after growing up there
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Diggity
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In reply to Keeper of The Spirits • 10:47p, 5/18/23
AG
Wasn't going to say anything but... agreed
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aTm2004
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In reply to Keeper of The Spirits • 8:49a, 5/19/23
AG
Maybe I'm wrong, but that's how I always saw the two. Conroe always seemed to be more commercial with a lot of planned neighborhoods around it and nice boat docks. Livingston struck me as more country with little commercialization, dirt roads to single wide trailers on lake front lots, and rinky dink boat docks. I understand there are areas of Conroe that may be like that and there are also some very nice houses on Livingston.

I understand a lot has changed since then, especially since at the time we had our place up there, Beacon Bay was still a marina and not a neighborhood. My parents sold it in '95 after a drunk ran up the back end of my waverunner by Pine Island as I was getting back on after crashing. Luckily, I saw him and was able to jump off right before he hit me, because where the prop went down the side of it, I would have lost my right leg for sure.
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PeekingDuck
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In reply to aTm2004 • 9:54a, 5/19/23
AG
Between the two lakes, Conroe is definitely more the white collar. Polk County is a special place.
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sbs
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8:03p, 5/19/23
AG
I have a house on the water in Cape Royale which is the southwest side of the lake. We have been there three years and love it! If you are coming from Houston it's an easy drive. I grew up spending time at the lake at the KOA in Onalaska. Highly recommend looking around Cape Royale and the surrounding area
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Boat Shoes
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In reply to Keeper of The Spirits • 10:31a, 5/20/23
AG
Keeper of The Spirits said:
Describing Conroe as white collar is funny after growing up there


He probably means the Montgomery side.
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bloom
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1:55p, 5/20/23
I love the South end of the lake on the West side. Cape Royale down to the dam has some nice neighborhoods and great open water. You will get big wave action when a storm comes in with North winds. Most of this area is in San Jacinto County, and Coldsping is the go to for groceries etc for most of the neighborhoods.
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Biz Ag
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In reply to Boat Shoes • 2:56p, 5/20/23
AG
Boat Shoes said:
Keeper of The Spirits said:
Describing Conroe as white collar is funny after growing up there


He probably means the Montgomery side.


Walden, Grand Harbor, Bent water.
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Boat Shoes
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In reply to Biz Ag • 6:28p, 5/20/23
AG
Biz Ag said:
Boat Shoes said:
Keeper of The Spirits said:
Describing Conroe as white collar is funny after growing up there


He probably means the Montgomery side.


Walden, Grand Harbor, Bent water.


No love for April Sound and Del Lago?
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Texasclipper
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10:28p, 5/20/23
AG
Highly recommend the south side from Cape Royal east. Also, pay attention to the number of permanent residents in the neighborhood compared to mostly vacant second homes. If a neighborhood has permanent residents the keep an eye on things, it makes a huge difference in the amount of break ins and petty crime you have to put up with.
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TopFlightReject
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In reply to PeekingDuck • 11:43p, 5/20/23
PeekingDuck said:
Between the two lakes, Conroe is definitely more the white collar. Polk County is a special place.


If Polk County is a special place then the Livingston Walmart is it's crown jewel.
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Biz Ag
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In reply to Boat Shoes • 9:24a, 5/21/23
AG
Quote:
No love for April Sound and Del Lago?
There are some sketchy parts of April Sound. Del Lago has undergone a lot of changes since Margaritaville opened. Much more crowded now.
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MAS444
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10:13a, 5/21/23
AG
Curious why you guys prefer the west side - Cape Royale, etc. Never been - just genuinely curious. Seems pretty over there... and possibly less meth (which I guess can be a positive or negative depending on perspective)? Not as many "amenities" (if you can call them that) as on east side though right?
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aTm2004
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In reply to MAS444 • 1:41p, 5/21/23
AG
For me, it's after a long day on the lake getting toasted by the sun, when I sit on my porch to drink a beer while staring at the water, do I want to be in the shade or for the setting sun to be cooking me further? I'm more of the former.
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MAS444
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1:55p, 5/21/23
AG
Yeah that makes sense. I guess good trees on the east side could mitigate that to some extent?
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Win At Life
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In reply to MAS444 • 7:13a, 5/22/23
AG
MAS444 said:
Curious why you guys prefer the west side - Cape Royale, etc. Never been - just genuinely curious. Seems pretty over there... and possibly less meth (which I guess can be a positive or negative depending on perspective)? Not as many "amenities" (if you can call them that) as on east side though right?
Besides the whole sun in the evening thing, the west side of this particular lake is covered quite a bit by the Sam Houston National forest, so there's not as much commercialization (and never will be). It just feels more "country" than the East side, which is just an extension of the town of Livingston. Also, the run down trailer homes are limited to ones and twos and not whole areas that exist in a few places on the east.

Cape Royale is by far the prettiest development on the entire lake. I used to have a waterview home there(can't remember if they've fixed the golf course or not),. Their marina (with gas) and boat ramp are also best on the lake. I've heard some lot owners just keep a lot there so they can have access to the amenities. When you turn in and see that drive up the tree-lined entrance, my blood pressure drops. It's done a bit like The Woodlands (and I believe started by Mitchel) with just enough property and trees left to give it a more private feel. The 24 hour manned entrance is not just for show either. They are very strict about not letting people in who are not on the list. Don't plan on getting in just to look around by yourself. You need a realtor with you, or you can usually stop by the realtor's office at the front and they'll help you out (but you can't be sure they're not already too busy with other appointments).
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Texasclipper
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In reply to Win At Life • 11:49a, 5/22/23
AG
Cape Royal is beautiful and the guarded entrance is effective in keeping out the area riff raff. However, the riff raff can, and do, get in by boat for mischief, etc.
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Win At Life
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In reply to Texasclipper • 2:15p, 5/22/23
AG
Texasclipper said:
Cape Royal is beautiful and the guarded entrance is effective in keeping out the area riff raff. However, the riff raff can, and do, get in by boat for mischief, etc.


Since selling my place, I've headed into the marina to get gas and have docked to use the fish cleaning table, before heading back out. My place was within site of the marina and I never once saw or heard of any nefarious types coming into the subdivision by boat. You'd have to co-op one of the boat slips, walk to a house, break in and then drag something you've stolen down to your boat? I don't think this happens, but maybe something has changed in the dozen years since I last owned there.
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Texasclipper
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In reply to Win At Life • 6:02p, 5/22/23
AG
Aren't there water front houses in Cap Royal? I recall boating past them.

Honestly, I'm just repeating what a local told me.
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Win At Life
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In reply to Texasclipper • 10:40p, 5/22/23
AG
Texasclipper said:
Aren't there water front houses in Cap Royal? I recall boating past them.

Honestly, I'm just repeating what a local told me.


Well yes. But then you'd motoring right up to a strangers boat house, dock there and march up to their house to break in and steal something hoping the homeowner is not there and the neighbors don't see you? I suppose it's possible. But that could happen at any house anywhere on the lake (or any lake for that matter), and it's not something I've ever heard happening anywhere.
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Cody 91
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11:00a, 8/29/23
AG
I'm in Cape Royale on the water, and we've been there 10 years now. I had a place at Lake Limestone in the early 2000s because my roommate at A&M was from Groesbeck and we spent time at Limestone. Always liked it, but too far from Houston. However, I learned a few things about owning lake houses that I set as criteria when looking at Livingston:

1) If it is more than 90 min away, you won't go as often as you think, esp if you have kids/activities. Cape Royale is 80 min door-to-door from Bellaire.

2) No bulkhead on vast open water - constant maintenance. I was on the open lake at Limestone; I'm in a cove at Cape Royale. Much better retention and bulkhead longevity.

3) No wooden decks, lattices, etc. They only rot. Stick with brick, siding, Hardee, etc. You want to relax when you're at the lake, not work the entire time.

4) Gated community. Just so much easier at the Cape. Some things do happen, but there is much comfort in having a more cohesive community to discourage crime. Most people are alert and willing to make a call.

As for the stumps, the only ones near the Cape are clearly marked and are not common. We have boated freely in the Cape-Pine Island-dam triangle with no issues for a decade. We know the couple of spots to avoid. There are some really smooth spots to board/ski/tube all around that part of the lake.

The lake is rarely ever crowded. It is a much safer lake than many of the lakes I grew up going to.

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MAS444
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In reply to Cody 91 • 2:22p, 8/29/23
AG
The Cape???
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Cody 91
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In reply to MAS444 • 2:32p, 8/29/23
AG
...sounds fancier that way.
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water turkey
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In reply to TopFlightReject • 9:05p, 11/3/23
TopFlightReject said:
PeekingDuck said:
Between the two lakes, Conroe is definitely more the white collar. Polk County is a special place.


If Polk County is a special place then the Livingston Walmart is it's crown jewel.


It's prime Barnum and Bailey circus recruiting ground.
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MAROON
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In reply to TopFlightReject • 4:59p, 11/6/23
AG
TopFlightReject said:
PeekingDuck said:
Between the two lakes, Conroe is definitely more the white collar. Polk County is a special place.


If Polk County is a special place then the Livingston Walmart is it's crown jewel.
Ha! My Mom lives on Lake Livingston and she refuses to go anywhere near that Walmart!
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TopFlightReject
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In reply to MAROON • 11:20p, 11/6/23
MAROON said:
TopFlightReject said:
PeekingDuck said:
Between the two lakes, Conroe is definitely more the white collar. Polk County is a special place.


If Polk County is a special place then the Livingston Walmart is it's crown jewel.
Ha! My Mom lives on Lake Livingston and she refuses to go anywhere near that Walmart!


That was always our go to trip if we wanted to kill some time and do some people watching. Hit up the walmart for a stroll on a Friday evening or midday Saturday with a stop at Pueblo Viejo sometime around then too.
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Win At Life
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7:30p, 11/7/23
AG
Spent the whole weekend throwing 100 bags of concrete in holes behind my bulkhead.
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