17 questions that can make or break a waterfront tour
If you are relocating to Lake Norman, Zillow will show you pretty photos.
It will not show you the stuff that turns a dream lake home into a “why did we do this” situation.
So here’s what I give serious out-of-town buyers: a Truth Test. If you can’t answer these questions, you’re not ready to tour yet. Not because you’re doing it wrong, but because waterfront homes have extra layers that normal neighborhoods do not.
Use this before you fall in love with a view.
The dock and shoreline questions (the expensive ones)
Is this property dockable, and can that be verified in writing?
If there’s a dock, is it documented, and can it be transferred?
If you want a different dock later, are you allowed to replace or expand it?
What is the shoreline condition. Any erosion or stabilization needed?
Is the water depth and access what you want for your boat style?
What is the “real” lake experience here: open water, cove living, or a busy channel?
The lifestyle fit questions (the ones buyers ignore)
What time does the sun hit the back of the home. Morning light or blazing afternoon heat?
What is the weekend noise level. Boats, jet skis, parties, traffic?
Do you want privacy or energy. And does this spot match that?
Is the view “forever,” or can a neighboring lot block it later?
Where will guests park when you host. And will it annoy you every time?
What does the commute feel like in real life, not on a map?
The rules and friction questions (the deal killers)
Is there an HOA, and what do they restrict (boats, rentals, exterior changes, docks, fences)?
Are there buffer or shoreline vegetation rules that affect the view and the maintenance plan?
Any restrictions on short-term rentals, if that matters to you?
Internet reliability and speed, especially if you work remotely. Verify, do not assume.
What is the plan for maintenance costs you do not think about yet (seawall, dock upkeep, landscaping, pest control, humidity control)?
The “fast filter” I use with out-of-town buyers
If you tell me three things, I can usually narrow your search quickly:
Your budget range
Your timeline
Your non-negotiable (dock, open-water view, privacy, commute, schools)
Because the truth is, most people do not need “more homes to look at.” They need fewer, better options.
Want my Dock Rules Checklist?
If docks matter to you, grab my Dock Rules Checklist (PDF). It’s the quick version I give relocating buyers so you know what to verify before you go under contract.
Comment DOCK on my TikTok and I’ll send you the link, or request it from my website.
Lake Norman Waterfront Deal Breaker Questions
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