The depth of water in front of your home will affect both the value and long-term enjoyment of your home. While a few buyers are looking for shallow water to launch a certain type of craft or for children’s play off the shore, most are seeking deep water.

Though deep water is a comfort, most boat owners discover that they can launch virtually any boat from most properties at Smith Mountain Lake.

I once built and sold a home in a shallow cove with normal water depths in the two to three foot range. The neighbor owned a medium-sized sailboat (with a much deeper hull than most power boats) which he docked there and seemed to have no trouble getting in and out. Since I show properties by boat, I regularly go in and out of many of the shallower coves on the lake and I can’t recall having a problem docking my boat. (One reason this is not a problem here is the general stability of the water level. Though virtually all properties have fixed docks, except in rare occasions the water level does not significantly affect boating).

Can I Dredge in Front of of my Property to Get Deeper Water?

Well, often, but not always. There are rules that determine which properties can be dredged and which cannot.

Although it may seem counter-intuitive, some of the most shallow areas are those that cannot be dredged. If the lake bottom near your lot is between 793 and 795 above sea level (this translates to up to about two feet deep or less), dredging will likely not be permitted. If the water is deeper than about two feet at full pond, then dredging of accumulated sediment (not the natural lake bottom) may be allowed.

Dredging must occur outside of the fish spawning period of March 1 through June 30. Though the governing body that oversees this is certainly not fanatically pro-environment and anti-development, these rules must be followed for the good of fish spawning and hatching within the lake, and thus for the future of the lake and all of us who enjoy it.

Some buyers assume they will be able to dredge and are later disappointed. If this is a concern for you, you may contact the Army Corps of Engineers in Christiansburg, Virginia, which issues the permits and can explain how it works. You can reach the Army Corps at (540) 382-6740. The AEP Shoreline Management Plan explains these rules in more detail. If water depth is a concern for you, you may even wish to make your offer contingent on obtaining approval to dredge your shoreline.

By the way, one strategy for obtaining a great deal is to buy a home that has a price abnormally discounted due to shallow water depth and then have the property dredged. I had a buyer who did this two years ago. Often the cost of dredging will be far less than the savings you achieve because other buyers didn’t take the effort to investigate this.

What about you? Are you looking for shallow water? Do you need deep water? Be sure to ask your realty agent to help you find out the depth of the water in front of the property you are interested in. And find out if you will ever be able to dredge, if this is a concern. If you are touring property by boat, some of this should be discovered before you even reach the property.

Excellent water quality is one reason people are flocking to Smith Mountain Lake. The vast majority of spots on more than 500 miles of shoreline have crystal clear water year-round.

Unfortunately, as in any fresh body of water, a few places have less than perfect water quality in certain seasons of the year. These are typically right at the mouth of a few small stream inlets in the back of certain coves.

This poses a potential problem for buyers visiting the lake during the 90% of days during which the water in front of these homes is clear. You may visit and find that the price on a lot or home seems lower than other similar properties. Without a realty agent who is both knowledgeable and honest, you may find yourself purchasing a property with less than perfect year-round water quality. You may get an honest agent who is not aware of the water quality variations in a particular cove or near a certain inlet – but that won’t help you. Or you can imagine the scores of problems that could result from retaining a less than honest agent whose desire for a commission is stronger than their desire to serve you. It is unlikely this will be a problem for you here at Smith Mountain Lake.

Your enjoyment of the lake will not usually be affected much at most properties with water quality variations. The water will typically be clear for most of time you are enjoying the lake. It will often, however, affect the value and appreciation of your home, as well as the time on the market when you choose to sell. You may even want to purchase a nicer home in an area with less than perfect water quality. This may save you money and suit you just fine.

1946 Capewood Drive
Huddleston, VA 24104
$675,000

• Open floor plan
• Bright and airy
• Master bedroom has tray ceiling
• Hardwood floors
• HUGE dock with party deck
• Concrete drive
• 3 Bedrooms with 4th sleeping room

This beautiful home is my personal vacation home! I’m selling it to gain capital for another waterfront investment. Follow the link for more details on this waterfront home.

The Channels

One of the many wonderful features of Smith Mountain Lake is the numbered navigation channel marker system on both the main channels and the tributaries. The Roanoke Channel numbers start at R1 near the dam and extend west, then north/northwest, toward Roanoke, ending with R80 near the Hardy Bridge.

The Blackwater Channel and all other marked channels are numbered starting at the point where they join the main channel and work up from there. C1, for example, would be the first marker where Craddock Creek joins the Roanoke Channel near the chain of three islands northwest of the dam. As boaters proceed up through the C series, they would be progressing north on Craddock Creek to its end at C8 near Mariner’s Landing.

Not only are the channel markers numbered, but they are color-coded and lighted for navigational ease. Red and green lights guide a boater through the center of the channel on a dark night, and the numbers make it easy to stay on course by day. With a map in hand, this system makes Smith Mountain Lake a prime place to fish by day or night year-round.

I have taken many clients and friends out to dinner by boat and returned home with relative ease late at night. My wife and I enjoyed the full moon rising over Smith Mountain by boat before midnight on her birthday last August 3rd. It would have been challenging making this beautiful memory without the wonderful navigational marker system. A handheld or boat-mounted GPS system also works great here, showing the details of channels, coves and inlets across our vast mountain lake.

The Shoreline

Though Smith Mountain Lake has only about 40 miles of main river channels, it boasts an impressive 500+ miles of total shoreline. This figure is staggering as one considers that this is the approximate highway distance from here to New York City! This shoreline figure is a testimony to the many large tributaries that flow into the lake as well as the lovely, rolling nature of the Blue Ridge Mountain terrain that makes up Smith Mountain Lake’s borders. This terrain gives Smith Mountain Lake many hundreds of coves, inlets, twists and turns that make for breathtaking views, marvelous home sites, and practically unlimited spots to anchor a boat for a picnic lunch, swim, watch a romantic sunset, or catch a double-digit weight striped bass.

The Islands

In addition to its many coves and inlets, the rolling Blue Ridge Mountain terrain has provided Smith Mountain Lake with many lovely islands. These islands are formed from old mountain tops or ridge lines. A few of these islands are privately owned but most are available for the public’s enjoyment. Boaters regularly anchor their crafts offshore, providing a place for kids to wade in the sand and swim. Some stop for a picnic lunch or explore the trails. Many people have found great fishing holes off island shores.

Property Value Factor #7: Lot Size

We often get first inquiries from people asking for the typical price of property per acre here. While there are rare individuals who really want more acreage, most buyers value the factors discussed above so much more that the size of the lot really doesn’t matter. Exceptions are a lot so small that it is unworkable, or a prime lot with a great view and slope in a great part of the lake that also had a few acres. This could be a benefit.

As evidence of what I am saying, my waterfront lots website used to have two correctly priced lots . One was a 46-acre tract with more than a half mile of shoreline priced at $612,000. A second lot had about 1.4 acres with 811 feet of shoreline and was priced at $1.375 million.

As another example, a few months back I sold a waterfront lot with more than five acres and 300 feet of shoreline for $210,000. In the same month I sold a 1.5 acre waterfront lot, also with over 300 feet of shoreline, for $825,000. In both these situations, the higher priority factors listed above drove the price, for good and for bad.

There may be specific situations in which acreage is a big plus, as for a developer for example. However acreage is not usually a high priority when looking for a waterfront home.

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Property Value Factor #6: Cove versus Main Channel

This issue is not completely cut and dry because there are varying degrees of land in coves, on the main channel, and in between. Many first timers here at the lake assume that they will want to be on the main channel, which often provides the longest and widest water and mountain views. Most, but certainly not all, experienced homeowners and renters here seem to prefer to be in a cove, however, at least to some degree. Cove homes typically provide more solitude, less boat noise, and a better spot for swimming.

A great spot for both views and solitude can be near the edge of a cove with views out to wide water. There are many spots like this on the lake. One note: There are homes positioned in coves in such a way as to greatly limit their views and water quality. These are properties that you want to avoid in most cases.

Both cove and a main channel homes have great value and opportunity for appreciation. You just need to decide what is best for you and your family.

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Property Value Factor #5: Location

This issue is way down the list here at Smith Mountain Lake because location is already established. Everyone choosing to buy at Virginia’s Jewel of the Blue Ridge already has THE location, wherever they are on the lake! So the specific area of the lake is typically less important in the valuation of the home.

That being said, there are still various reasons why owners may want to be in a certain part of the lake or in a particular subdivision. For example, buyers who want to live in a private country club community with one of the top golf courses on the East Coast would want to buy a home at The Water’s Edge. Buyers looking for upscale homes in a private wooded community may choose Waverly, among many others. A buyer looking for a Nantucket style home that gives a feeling of being at the beach may look at The Boardwalk. Someone wanting to sail may try to be near the Pelican Point Yacht Club. Others may want a more rural feel, a subdivision feel, be close to certain amenities, be in an area of many rentals, or be away from rentals.

Driving time is also an issue. However, buyers often find that this is less important once they truly time the drive from home to various parts of the lake. It seems the spots that appear least convenient have the straightest access roads, so the actual drive times are similar from many locations to most lake destinations.

For example, it is about the same drive time from the south (say from Raleigh, North Carolina) to parts of Huddleston, in the northeast corner of the lake, as it is to parts of Union Hall, in the southern part of the lake. One would not guess this when looking at a map. Similarly, it is about the same time to drive from north of the lake (say from Roanoke) to both Huddleston and Union Hall. In fact the drive time from D.C. to many parts of the lake is about the same, though one would not guess this from a map. As George Clooney said, “This is just a geographical oddity!”

The issue of a property’s location on the channels may also come up. Some buyers prefer to be right in the middle of the action, say in the area of Smith Mountain Lake State Park on the main channel. Others don’t care about wide water and would rather be in a private location way up the Blackwater or Roanoke Channels. All else being equal, home values are often higher in a more central part of the lake.

Another issue is the proximity to shopping and other services. When the Westlake Corner area of the lake, in Franklin County, was one of the few with shopping and other commercial services, that area experienced booming growth. Now that a public sewage system is installed in Bedford County and the south side of the lake is getting more retail and commercial development, this is not as much of an issue.

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Property Value Factor #4: The Home

If the property has a house, and it is a house that the buyers intend to keep and/or remodel, this is often #4 on the list. Most buyers here are already risk-takers. Many own businesses and/or have built or substantially remodeled homes and see that the previously mentioned items (view, slope, waterfront) are more permanent in nature, while the home can be remodeled, added onto, or bulldozed. This explains why I am showing a lot with a single-wide trailer on it next week priced at $1 million, and am showing lovely new homes to others for half that price.

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Property Value Factor #3: Waterfront

What does “waterfront” mean in this context? This is a catch-all phrase. This issue is often third on folks’ lists, but is sometimes first or second. Factors may include:

Length of Shoreline

Though many buyers dream of having a great deal of shoreline for privacy and recreation, I often find that most owners use only a small area anyway. A typical lot here at the lake has about 100 feet of shoreline. Note that if there is not a dock on the property, you will need to be sure that there is enough shoreline (and that the angles are right if you are in the back of a tight cove) to construct the dock you desire.
Water Depth. Most buyers want deep water off the end of their dock. This provides a great opportunity to launch your boat, the depth needed to jump from the top of the boathouse (my kids love this!), and the depth in the unlikely event of a large drop in the lake level. While deep water is nice, and it is common here, I have seen many homes with only a few feet of water that have worked out fine for the most part.

Note that it is often (but not always) the case that deep water and a gently sloping lot conflict with one another since the slope of the land often continues out into the lake. Also note that there are some advantages to having shallower water, especially for a swimming area for younger children. My ideal waterfront lot is shallow at the edge then drops off where the dock will be.

Water Quality

This is not a big issue here in general, since the water is outstanding throughout most of the lake. There are a few places that have murky water from time to time, especially after winter and spring rains. Conversely, there are also some places on the lake that are known for having especially crystal clear water regardless of the weather or other factors. The former case, since it is the exception, has more effect on price than the latter.

Beach

Beaches are uncommon here, but owners and their children enjoy them. A thorough MLS search can often turn up properties with a beach if this is important to you.

Erosion Control at Shoreline

Most properties at the lake use rip-rap erosion control. These are rocks, fist-sized or larger, that are put above the water level and down into the water to hold back the shore and prevent erosion. This can be done attractively and can enhance the value of a waterfront lot. This should generally not be done on flat areas that do not experience much erosion.

Dock

The quality, style, size and general appearance of a dock can certainly impact the value of the property. Though docks are important, they can usually be altered or replaced. I haven’t seen docks as a critical driver or deterrent in the price of a home or lot in most cases.

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Property Value Factor #2: The Slope

We’ve looked at factor #1, the view, so now it’s time to see a second factor that effects how waterfront real estate is valued. “The Slope” often runs a close second behind view, and for many buyers it is first.

Smith Mountain Lake’s boundaries are made up of beautiful Blue Ridge Mountains that rise up from the water. Many waterfront lots are on old ridge tops or even peaks. Some of these lots are only 5 or 10 feet above the water level, which can result in nearly flat lots with a very gentle slope to the water. Some slopes are too small to even allow a walkout basement. A large number of lots have a gentle or medium slope to the water, and a home can be well situated with a nice view, a basement, and a reasonable driveway in front and walk to the water behind. There are other lots, however, that are steep. A few homeowners have actually added an electric tram to get from the house down to the water! Some homes require a golf cart or many steps.

Typically, the value of a waterfront property is directly affected by the slope. For instance, yesterday I showed a waterfront home with charm and privacy. It seemed like the perfect lake home, and the couple was very excited as they walked through it. That is until they looked off the back deck. This was an unusually steep lot, and there were 105 steps down to the boathouse. They eventually walked down to the dock, and this confirmed that this was not the home for them (I had warned them before we went!).

Often, you will be able to get a nicer home in a nicer area with a better view if you are willing to sacrifice on the slope. And who knows – you may be able to stay in great shape by doing the stairs!

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