Waterfront Pitfalls

Buying a waterfront property is one of the most desirable real estate goals in the New Hampshire Lakes Region. It is also one of the most complex types of real estate transactions.

Waterfront homes are governed by environmental regulations, shoreline protection rules, water quality conditions, and property-specific limitations that do not apply to inland homes. Many buyers assume that if a waterfront property is listed for sale, everything about it must already be approved, compliant, and transferable.
That assumption often leads to costly surprises.

This guide outlines the most common waterfront buying pitfalls, including shoreline setbacks, dock permitting, fluctuating water levels, water quality concerns, and other hidden constraints buyers frequently overlook. The goal is not to overwhelm you, but to help you understand why waterfront real estate requires a higher level of due diligence and experienced guidance.

A dock is one of the most sought-after features of a waterfront home, yet it is also one of the most misunderstood.
The presence of a dock does not always mean it is fully permitted, transferable, or modifiable. Dock regulations depend on shoreline frontage, water depth, lake classification, and environmental impact rules. Some docks are seasonal, some are grandfathered, and others require reapproval if replaced or altered.

Buyers frequently assume that docks can be expanded, upgraded, or reconfigured without issue. In reality, changing a dock often triggers a new permitting process, and approval is not guaranteed.

Confirming dock legality and future flexibility early in the buying process is essential, especially for buyers who plan to boat or install lifts.

Water quality is one of the most overlooked aspects of buying a waterfront home, yet it can have a direct impact on how and when a property can be enjoyed.

Water quality issues such as cyanobacteria blooms, algae growth, and invasive aquatic plants like milfoil do not affect every part of a lake equally. These conditions are often highly localized and seasonal. One shoreline or cove may experience recurring issues, while another area of the same lake remains largely unaffected.

Cyanobacteria, sometimes referred to as blue-green algae, can produce toxins that are harmful to people and animals. When present, swimming, wading, and shoreline contact may be discouraged or restricted. These blooms are more likely to occur during warm temperatures and in areas with limited water circulation, shallow depths, or higher nutrient levels.

Milfoil and other aquatic vegetation can also impact swimming, boating access, and long-term maintenance. While some growth is manageable, heavier infestations can affect water clarity, shoreline usability, and even property perception over time.

What makes water quality particularly challenging for buyers is that these conditions may not be visible during a showing. A calm, clear day does not necessarily reflect mid-summer conditions or patterns that repeat year after year.

Understanding historical water quality trends, typical bloom locations, and how specific coves behave seasonally is critical when evaluating a waterfront property.