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What No One Tells You About Buying a Home on lake Lanier

What No One Tells You About Buying a Home on lake Lanier

by | Jul 2, 2025 | Buying, Lake Lanier

Buying a waterfront home sounds like a dream — peaceful mornings, sunset boat rides, and coffee on the dock. But Lake Lanier comes with some unique quirks and questions that Zillow won’t answer. Here’s what you really need to know before buying.

🚤 1. You Don’t Own All That Land

Many Lake Lanier homes back up to the water, but the land between your backyard and the lake is usually owned by the U.S. Army Corps of Engineers. That means:

  • You can’t just build a firepit or patio lakeside without approval.
  • Landscaping and tree removal often require permits.

🛶 2. Dock Permits Are a Big Deal

Want a private dock? You’ll need a permit — and they aren’t guaranteed.

  • Dock availability is limited in some areas.
  • Transfers must be approved by the Corps.
  • Dock size and design are regulated.

Always check the status of a dock permit during due diligence.

🧱 3. Utilities & Septic Aren’t Always Standard

In many lakefront homes:

  • Septic systems replace sewer lines.
  • Wells may provide water instead of county service.
  • Inspections should include tank pumping, septic mapping, and water quality testing.

🌊 4. Water Levels Change

Lake Lanier is managed to prevent flooding and support water supply across the region, which means:

  • The shoreline can shift seasonally.
  • Your dock might be dry during droughts.
  • Deep water access is worth a premium.

💡 5. Insurance May Be Higher

Waterfront homes can carry more risk:

  • Higher premiums for flood, storm, and water damage.
  • Some homes fall within regulated flood zones — confirm with a survey and flood cert.

☀️ 6. Lake Life Comes with Rules

From quiet hours to no-wake zones, the lake has its own culture. For example:

  • Boats must be registered and meet safety guidelines.
  • Some coves are quieter and more residential, others are party hubs.
  • Check HOA restrictions if the home is in a lake community.

 

Ready to navigate the lake like a pro?

✅ Browse Lake Lanier Homes for Sale

10 Tips for First Time Home Buyers

10 Tips for First Time Home Buyers

by | Apr 9, 2025 | Buying

Purchasing your first home is an exciting milestone, but it can also feel overwhelming—especially in today’s dynamic real estate market. With preparation and the right approach, you can navigate the process with confidence. Here are 10 essential tips to help first-time home buyers make smart decisions.

1. Define Your Budget Early

Before you start browsing listings, figure out what you can afford. Use the 28/36 rule as a guide: no more than 28% of your gross monthly income should go toward housing costs, and total debt (including housing) shouldn’t exceed 36%. Factor in your down payment, closing costs (typically 2-5% of the home price), and ongoing expenses like maintenance and insurance. Online mortgage calculators can help, but a pre-approval from a lender will give you a clearer picture.

2. Get Pre-Approved for a Mortgage

Speaking of pre-approval, this is a game-changer. It shows sellers you’re serious and gives you a competitive edge in a fast-moving market. Locking in a pre-approval early can also help you plan for monthly payments. A good agent will have good lenders they can recommend who they work with on a regular basis.

3. Prioritize Your Must-Haves

Make a list of non-negotiables: number of bedrooms, location, yard space, or proximity to work or schools. Then, separate your “nice-to-haves” (like a finished basement). This keeps you focused and prevents you from falling for a home that doesn’t meet your core needs. In a competitive market, flexibility on smaller details can open up more options.

4. Research the Market

Real estate varies wildly by region. Are homes in your area selling above asking price or is it a “buyer’s market”? Discuss your price range, desired location, and must-haves with your agent to determine whether your criteria is feasible and how strong of an offer you’ll need to make.

5. Work with a Real Estate Agent

A good agent is your advocate, especially as a first-timer. They’ll help you find listings, negotiate offers, and get you to the closing table with minimal stress. Look for someone experienced in your target area who listens to your needs.

6. Don’t Skip the Home Inspection

Even if a house looks perfect, hidden issues like a leaky roof or faulty wiring can cost you thousands later. Hire a qualified inspector to check the property thoroughly. Even if you’re purchasing new construction, this step is non-negotiable. Use the report to negotiate repairs or a lower price if issues arise.

7. Factor in Future Resale Value

You might not be thinking about selling yet, but life changes—jobs, family, or moves—happen. Choose a home with broad appeal: good school districts, safe neighborhoods, and access to amenities boost resale potential. Avoid over-customized properties that might not suit the next buyer.

8. Explore Down Payment Assistance Programs

Saving for a down payment is tough, but help is out there. Many states and local governments offer grants or low-interest loans for first-time buyers. FHA loans, for example, require as little as 3.5% down. Check with your lender what options are available and what you qualify for.

9. Be Ready to Act Fast (But Not Recklessly)

Hot properties can disappear in days—or hours. Have your pre-approval, agent, and wishlist ready so you can make an offer quickly. That said, don’t let pressure push you into overpaying or skipping due diligence. A balance of speed and caution is key. An experienced agent will be you best guide.

10. Plan for the Long Haul

Buying a home isn’t just about the purchase—it’s about living there. Budget for furnishings, repairs, and an emergency fund (aim for 1-3% of the home’s value annually for upkeep). And don’t stretch yourself so thin that you can’t enjoy your new space. Homeownership is a marathon, not a sprint.

Final Thoughts

Buying your first home is a big step, but with these tips, you’ll be better equipped to find the right property at the right price. Start by choosing a trusted and experienced agent. The market may shift, but your preparation will keep you steady. Ready to take the plunge? Your dream home is waiting!
What the NAR Settlement Means for Georgia Buyers and Sellers

What the NAR Settlement Means for Georgia Buyers and Sellers

by | Sep 10, 2024 | Buying, Selling

On March 15, 2024 the National Association of REALTORS® (NAR) reached an agreement with plaintiffs that would, if approved by the court, end litigation of claims brought on behalf of home sellers related to broker commissions. The NAR Settlement also includes some changes to real estate transactions, but importantly, consumers will continue to have choices regarding real estate services. These practice changes went into effect on August 17, 2024

 

BUYER BROKER AGREEMENTS REQUIRED PRIOR TO SHOWING HOMES

 

 Real estate agents who use and list properties for sale on a Multiple Listing Service (MLS)—a local marketplace used by real estate professionals (both buyer brokers and listing brokers) to share information about inventory in a particular area—will be required to enter into written agreements with buyers before touring a home. Those written agreements must include:

 

1.   A specific and conspicuous disclosure of the amount or rate of compensation the real estate agent will receive or how this amount will be determined.

2.   Compensation that is objective (e.g., $0, X flat fee, X percent, X hourly rate)— and not open-ended (e.g., cannot be “buyer broker compensation shall be whatever the amount the seller is offering to the buyer”).

3.   A term that prohibits the agent from receiving compensation for brokerage services from any source that exceeds the amount or rate agreed to in the agreement with the buyer; and

4.   A conspicuous statement that broker fees and commissions are fully negotiable and not set by law.

NAR has long encouraged its members to use written agreements with buyers because they help consumers understand exactly what services they have agreed to, the roles and responsibilities, and the amount. For this reason, several states already have laws requiring buyer agreements.

BROKER COMPENSATION REMOVED FROM MLS SYSTEMS AFTER NAR SETTLEMENT

 

 There are also changes to how and where real estate professionals may communicate with each other about offers of compensation. These offers are no longer allowed on Multiple Listing Service (MLS) platforms. Sellers can still offer compensation off an MLS. Sellers can offer buyer concessions on an MLS (for example—concessions for buyer closing costs), but cannot advertise broker compensation. Note: Buyers are permitted to use concessions to offset any compensation they are directly paying their broker.

WHAT TO KNOW AS A HOME BUYER OR SELLER

 

    • If you are a buyer and your agent is using an MLS, you will need to sign a written agreement with your agent before touring a home so you understand exactly what services will be provided, and for how much.
    • Written agreements are required for both in-person and live virtual home tours.
    • You do not need a written agreement if you are just speaking to an agent at an open house or asking them about their services.
    • Agent compensation for home buyers and sellers continues to be fully negotiable.
    • When finding an agent to work with, ask questions about their services, compensation and these written agreements.

 Still have questions or want to learn more about how the NAR Settlement changes may affect your ability to buy or sell? Contact Holli at 678.846.2373 or holli@holliclem.com.