Selling a Lake Home on Douglas Lake

Hi, I'm Sarah Richards with Spring Mountain Realty, and welcome to the podcast. Today we're talking about something I love... selling a lake home on Douglas Lake.

Douglas Lake is one of the most special places in East Tennessee. You've got the Smoky Mountains in the background, long stretches of shoreline, great fishing, and some of the prettiest sunsets you'll ever see. But selling a home on the lake is different from selling a home in town. So let's walk through what really matters.

First, let's talk about water levels. Douglas Lake is a TVA lake, which means the water is raised in the spring and lowered in the fall and winter. That matters a lot to buyers. In the summer, your cove might be full and beautiful. In the winter, some coves can go almost dry. So one of the first questions a buyer will ask is, "Does this property have water year round?" If your home has deep water most of the year, that is one of your biggest selling points, and we want to show it. If it doesn't, that's okay too. We just want to be honest about it, and market the home for what it is... a peaceful summer lake retreat, or a mountain view home with seasonal water.

Next, the dock. Buyers on Douglas Lake care about the dock almost as much as the house. Is it a covered dock? Does it have a boat lift? Is it floating, and is it in good shape? Before we list, it's smart to check the dock for loose boards, rust, and anything that needs repair. It's also important to know that docks on TVA lakes need a permit. If your dock was permitted, gather that paperwork. Buyers and their lenders may want to see it.

Now let's talk about timing. The best time to list a lake home is usually late winter into spring, so that buyers can picture their summer on the water. But here's something a lot of sellers don't think about... your photos. If we list in the winter when the water is down, we want photos and video from when the lake was full. So if you're thinking about selling next year, take pictures this summer. Get the dock, the view from the porch, and the sunset. Those pictures sell lake homes.

Pricing is the next big piece. Lake homes are harder to price than homes in a neighborhood, because no two lots are the same. We look at the water depth, the view, how steep the walk down to the water is, the dock, the road access, and of course the home itself. Two homes that look alike on paper can sell very differently because of the lot. That's why it's so important to work with someone who knows the lake, and who will walk the property with you.

Let's talk about getting the home ready. Lake buyers are buying a lifestyle. So we want them to feel it the minute they walk in. Open up the blinds and let them see the water. Clean the windows. Set up the porch or the deck like you're about to sit down with a glass of sweet tea. Trim back the brush so the path to the water is easy to see. And make sure the dock is clean and safe. Little things make a big difference.

Many lake homes are second homes or vacation rentals. If your home has been rented out, have your rental history ready. Some buyers are looking for a home that can help pay for itself. Just remember that every community and every county has its own rules, so buyers will want to check what's allowed.

Also, think about the septic system and the well, if you have one. A lot of lake homes are not on city sewer. Buyers will often ask for a septic inspection, and sometimes a water test. Knowing the condition of these ahead of time can help you avoid surprises during the sale.

Finally, marketing. A Douglas Lake home should be shown with great photos, drone video, and a story. Where is it on the lake? How far is it to Dandridge, or to Knoxville, or to the mountains? What's it like to sit on the dock in the evening? We want buyers from Knoxville, from out of state, and from all over the country to picture themselves there.

So, to sum it up. Know your water levels. Get your dock in shape and find your permit. Take your summer photos. Price it using the lot, not just the house. And get the home ready so buyers can feel the lake life the minute they arrive.

If you're thinking about selling a home on Douglas Lake, I'd love to help. You can reach us any time. Spring Mountain Realty P L L C... eight six five, nine three five, zero five hundred. Thanks for listening, and I'll see you next time.