What’s typical when buying Lake Homes: Docks, Boat lifts, boats. Lake toys, etc.
When buying or selling lakefront property, docks and boat lifts are often included, but it is not guaranteed. While permanent docks typically stay, portable docks, boat lifts, and water toys (kayaks, etc.) are frequently excluded or negotiable, as sellers may take them to new properties. It is crucial to define these items in writing in the contract to avoid surprises.
· Docks: Permanent piers usually stay, but seasonal/portable docks may not. Ask if they are included.
· Boat Lifts/Accessories: These are often considered personal property and are not automatically included, though they are frequently negotiated into the sale.
· Boats/Water Toys: Boats, kayaks, and paddleboards are generally not part of the real estate transaction unless explicitly stated.
· Don’t Forget: Lawn & Patio equipment & furniture, non-permanent structures (sheds, storage boxes, Gazebo’s and screen porches.
· Negotiation Strategy: If you are a buyer, ensure all desired items (lift, dock) are explicitly listed in the purchase agreement. A good rule of thumb is to include them in your 1st offer to purchase, later they could be used as negotiating carrots if necessary. Hard to do if brough in after the fact.
· Maintenance: Docks, seawalls, and lifts require annual, seasonal, and maintenance, which should be inspected by the buyer. Rip rap at the shoreline can require timely up keep and patios and decks by the water too! However, there are typically Lake associations, Watershed Districts, DNR, County,, and State rules that may apply to anything by the water, and permits may be required. Remember to check who is the Local Governing Authority (LGA) and what is required (i.e. permits)
· Rules & Regulations: Check if the dock is "grandfathered" or subject to new restrictions. (dock angles and length for some lakes is regulated, again check with the LGA.
Key Considerations: (Neighbors can be a good starting point for information)
· Installation/Removal: Ask if the seller handles seasonal dock/lift removal and if this service is included in the sale. Typical charges in the Midwest from a local service charge $200 to $1000 or more for putting the dock and boat lift in, and then again for taking them out at the end of the season. Make sure to ask if they use a service. If they don’t use a service, ask for outline of how they put in and take out docks and boat lifts as there are nuances depending on the type of dock or boat lift.
· Storage: Confirm if there is a designated spot for winter storage of docks and lifts on the property. Inquire about boat storage, as it could be on site, or off site and if its off site, what is the charge. Storage for boats have typical charges in the Midwest that range from $500 for the winter, to $500/month depending on size needs and proximity to a city center (rural is cheaper typically). One can always use a vacuum plastic wrap as well, which can be a mobile service. Have a go to local Boat dealer or Marine center as a resource.
· Condition: Docks should be sturdy; check for rotten boards or structural issues before making offer, and a local Marine dealer can help with value.
Provided for you by Tony Sampair of the Luxury Lake Team from White Bear Lake, MN. Tony, Mike Prendergast, & Becky Penttila is your connection at LakePlace.com the #1 place to search for Lake Homes and waterfront properties. The best place to put your listing, where more qualified buyers look!
With 40 years of mastery and over $2 billion in managed closed sales, Tony Sampair doesn't just navigate the market—he defines it. A veteran executive leader with a legacy of #1 national rankings, Tony has spent four decades scaling brokerages and architecting elite agent productivity across Minnesota, Wisconsin, and Michigan.
Tony and The Luxury Lake Team are the locally and regionally dominant experts for the most coveted waterfront markets. From the historic shores of White Bear Lake to the premier properties of Forest Lake and the Chisago Lakes area, they provide a level of strategic support that is simply unmatched.
By pairing deep-rooted local expertise with the powerhouse marketing engine of LakePlace.com & Dane Arthur Real Estate Agency, they bridge the gap between buyers and sellers with precision. When you work with Tony, you aren’t just hiring an agent; you are leveraging a lifetime of market dominance in the heart of lake country.
