Depth Question

[jayhawk_nation]

Hi all,
I am relatively new to the lake; this is our second year on it, and we are finally looking for a house to buy. We have found a few houses that look good, however, I have concerns about whether my boat is even able to get to them. I guess my question is, should I be worried about my boat getting through a shallow spot to get to the dock? For example, there is a place in Morrison Cove. My boat has a draft of 20 without engines, so I bet 25 inches max with the engines trimmed up to be safe. For any of those who own a house on the lake and have a dock, is it tricky to get there? Do I need to cheek it out with my boat once the season starts?
Anything helps, thanks!

[DesertDweller]

Originally Posted by jayhawk_nation

Hi all,
I am relatively new to the lake; this is our second year on it, and we are finally looking for a house to buy. We have found a few houses that look good, however, I have concerns about whether my boat is even able to get to them. I guess my question is, should I be worried about my boat getting through a shallow spot to get to the dock? For example, there is a place in Morrison Cove. My boat has a draft of 20 without engines, so I bet 25 inches max with the engines trimmed up to be safe. For any of those who own a house on the lake and have a dock, is it tricky to get there? Do I need to cheek it out with my boat once the season starts?
Anything helps, thanks!

We looked at a house on Lunt Road which is on Morrison Cove. My memory is that there was not a lot of water back there. My recommendation would be to get a paper Bizer map and scout out the area (especially rocks). This time of year won't be the issue. When they start drawing down the lake in the fall will be the problem.

[jayhawk_nation]

Originally Posted by DesertDweller

We looked at a house on Lunt Road which is on Morrison Cove. My memory is that there was not a lot of water back there. My recommendation would be to get a paper Bizer map and scout out the area (especially rocks). This time of year won't be the issue. When they start drawing down the lake in the fall will be the problem.

From the pictures that I saw on the listing, it didn't look like it had a lot. However, it looked like they were taken at the end of winter or fall. Not sure how that changes things.
I also don't see us being up there on the boat much past September, maybe. Kids have school and such.

[thinkxingu]

Originally Posted by jayhawk_nation

From the pictures that I saw on the listing, it didn't look like it had a lot. However, it looked like they were taken at the end of winter or fall. Not sure how that changes things.

I also don't see us being up there on the boat much past September, maybe. Kids have school and such.

You might not be up there late in the season NOW, but when the kids are gone?

Also, shallower areas are valued less and, frankly, I'd be concerned about long-term changes.

Good luck!

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[jayhawk_nation]

Originally Posted by thinkxingu

You might not be up there late in the season NOW, but when the kids are gone?

Also, shallower areas are valued less and, frankly, I'd be concerned about long-term changes.

Good luck!

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Fair point! Worst case, we can continue to store it at the marina we store it at now. Kind of defeats the purpose of having a lakefront house if we need to drive to our boat.

[Susie Cougar]

Originally Posted by jayhawk_nation

Fair point! Worst case, we can continue to store it at the marina we store it at now. Kind of defeats the purpose of having a lakefront house if we need to drive to our boat.

For me, it is a question of what you can afford. If it is a stretch for you to be on the lake, then I would put up with something like this for a short amount of time. If you are planning to stay in this home for many years, I think you would find it very annoying after a while.

[FlyingScot]

Originally Posted by jayhawk_nation

Fair point! Kind of defeats the purpose of having a lakefront house if we need to drive to our boat.

It does! I would not worry about a few rocks or a shallow area that you can navigate around once you know the way. But too shallow in general, and/or not good for swimming? Waterfront is too expensive for that

[thinkxingu]

Originally Posted by FlyingScot

It does! I would not worry about a few rocks or a shallow area that you can navigate around once you know the way. But too shallow in general, and/or not good for swimming? Waterfront is too expensive for that

Wouldn't it be a question of cost?

Like, I can see that I would be willing to pay a certain amount for "boat only" waterfront and more for a real nice swimming area, beach, etc.

It would have to be much, MUCH less expensive, though, to only get a view.

OP: what's your timeline? I've gotta think that, with all the current market tumult, we'll start to see the market improve for buyers.

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[Winilyme]

We had similar concerns when looking to buy on the lake ten years ago. Several of the places we considered had very shallow water that nevertheless was clean and reliably got deeper as one moved further offshore. Thing is, that meant very long docks (60 ft +) to get the boat out to where it could be tied up in consistently deep enough water. I didn't like the idea of maintaining that length of dock nor was I overly excited about the large shallow swim areas; so we passed.

We opted for a home with a 30-foot dock thanks to a quick bottom drop off and no underwater obstacles. LOL - after all that I now only have a jet ski tied up to it. But the swimming is great!

I say - if a boat is critical to your home experience (it sounds like it is), steer clear of areas that offer questionable maneuverability. At a minimum, you will constantly be worrying about it in the late summer-early fall especially. If a boat isn't critical, then by all means consider the purchase as long as you are comfortable that the price you pay is reflective of the compromised dockage opportunity and other possible drawbacks such as quality swimming and clean water (some of the smaller coves don't have a lot of water movement).

[jayhawk_nation]

Thank you guys. I think I will try to make the trip up there to see what it's like. I looked at the map and didn't see anything major, however, it still could be a worry. I would rather not have to think about it at all times and worry about it, but to that end, is there any lakefront house that has perfect boat access? It gets shallow no matter where you are. Just depends on how shallow and the rock situation.

Another question, then, is more specific about a property. It has one of those temporary docks. I am not sure why, but from what I saw, it made it seem like getting a real dock was not available. It is a very protected spot, not sure if that matters. My concern would be that this temporary dock is quite close to shore, which may add to issues.
Would you think that, if I wanted to, I could put in a longer and more substantial dock? Not sure how that would work.

[Susie Cougar]

Originally Posted by jayhawk_nation

Thank you guys. I think I will try to make the trip up there to see what it's like. I looked at the map and didn't see anything major, however, it still could be a worry. I would rather not have to think about it at all times and worry about it, but to that end, is there any lakefront house that has perfect boat access? It gets shallow no matter where you are. Just depends on how shallow and the rock situation.

Another question, then, is more specific about a property. It has one of those temporary docks. I am not sure why, but from what I saw, it made it seem like getting a real dock was not available. It is a very protected spot, not sure if that matters. My concern would be that this temporary dock is quite close to shore, which may add to issues.
Would you think that, if I wanted to, I could put in a longer and more substantial dock? Not sure how that would work.

Maybe, you could tell us what property you are interested in. I’m sure you’ll get a lot more feedback. It sounds like there could be a lot of problems.

[jayhawk_nation]

Originally Posted by Susie Cougar

Maybe, you could tell us what property you are interested in. I’m sure you’ll get a lot more feedback. It sounds like there could be a lot of problems.

65 beede rd moultonborough nh

This is just one of them. I would say this is the one I have the most concerns with in terms of boat stuff.

[Susie Cougar]

Originally Posted by jayhawk_nation

65 beede rd moultonborough nh

This is just one of them. I would say this is the one I have the most concerns with in terms of boat stuff.

This house is listed for sale for $5.5 million! If you have this amount of money, you should be able to find the most perfect, wonderful house available. You should not be cutting corners and making do. You are in a much better position than most people. You should not settle for anything except the best! No need to make concessions when you have this much to spend.

[jayhawk_nation]

Originally Posted by Susie Cougar

This house is listed for sale for $5.5 million! If you have this amount of money, you should be able to find the most perfect, wonderful house available. You should not be cutting corners and making do. You are in a much better position than most people. You should not settle for anything except the best! No need to make concessions when you have this much to spend.

Fair point.

[Descant]

All good questions. I'd start by looking at the existing dock. If none, that's one set of answers. If temporary seasonal dock and it's not deep enough, can you add another section to get to deeper water? If it's a permanent dock, you can measure the depth easily. Lots of places have a rock or two that gets marked with a bleach bottle in the fall. You just need to be able to tell your boating guests where to go.

What is the exposure? If wind or boat wakes will move your boat up/down a foot or more, you need more depth, or a lift. As kids get older/heavier/more friends, will you be getting a bigger boat? Second boat? Jet skis?

Long term, lots of lake front houses get major renovations, get relocated or bulldozed. Put your money into the best waterfront possible and deal with house issues later.

Many realtors show properties by boat. If they say "I can't rake my boat there", you may not need to see the property.

[Susie Cougar]

I agree with Descant. you need to find the best property for your needs, and whether you have to build something new, or renovate, you have the means to do so.
There is not a whole lot for sale right now in Moultonborough, but more will definitely come on the market.

[DesertDweller]

Originally Posted by jayhawk_nation

65 beede rd moultonborough nh

This is just one of them. I would say this is the one I have the most concerns with in terms of boat stuff.

I fish at the mouth that cove all the time. As you are heading into the cove stay to your right (after entering the cove--there are a ton on rocks at the point) and then there is plenty of water. There is a massive set of rocks off to the left about halfway up the cove. Once you get beyond that it's probably ranges from 3 to 5 feet of water. That's a beautiful house. Has a huge sandy beach as I recall. With that said, if docking/boating is the main criteria, at that price point you can do far better.

[thinkxingu]

Originally Posted by Susie Cougar

This house is listed for sale for $5.5 million! If you have this amount of money, you should be able to find the most perfect, wonderful house available. You should not be cutting corners and making do. You are in a much better position than most people. You should not settle for anything except the best! No need to make concessions when you have this much to spend.

TOTALLY agree, especially if the OP is ready to go at that price.

Though the description, above, sounds like it might be ok, I've gotta think that money would get something that would come without such a major concern.

*Edited to add that, in terms of location on the lake, it's pretty great. Close enough to the north to escape the busy/rough areas but close enough to the main lake to get anywhere quickly (especially if the vessel can fit under the LI bridge).

That being said, I'd really have to see what the water looks like—although it appears to be a nice beach it's tough to tell about the water—and I'd DEFINITELY be checking out this stretch of what looks to be shallow rocks in the photo...especially in low water/late season.

Also, OP, thanks for a great thread—I love reading about people's searches and others' (learned) suggestions.

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[Susie Cougar]

Thanks for the picture, think. It definitely looks problematic for a boat and there is no view at all.

To the OP, what other properties are you looking at?

[retired]

You could always put a kayak in the water and check the depths to your dock with a tape measure. Old school.

[jayhawk_nation]

Thanks for the help, everyone. I agree with you all that at this price point, having major concerns such as this that I need to deal with is not ideal. I plan on trying to make a trip up there to visit a few properties, and I might try to take out my paddleboard and try to see what it's like.

Another general question, not necessarily about any specific home, but how easy is it to add on to a dock if I wanted to purchase a jet ski in the future? I know that's something my kids would enjoy. Looking at this house as an example, how would adding a seasonal dock work? Do I get a whole separate one? Curious what other people do with their jet skis as well. Don't know if I'm ready to own them yet, though! They sound like they could be challenging at times.

Lastly, I have not really navigated this place on the lake very often. Our boat is currently stored down at Weirs, so we didn't venture this way last year. How is it up here? Just glancing at my map, looks to be all kinds of rocks and channels. Just wondering if this would be a challenge at all.
Thanks

[thinkxingu]

Originally Posted by jayhawk_nation

Thanks for the help, everyone. I agree with you all that at this price point, having major concerns such as this that I need to deal with is not ideal. I plan on trying to make a trip up there to visit a few properties, and I might try to take out my paddleboard and try to see what it's like.

Another general question, not necessarily about any specific home, but how easy is it to add on to a dock if I wanted to purchase a jet ski in the future? I know that's something my kids would enjoy. Looking at this house as an example, how would adding a seasonal dock work? Do I get a whole separate one? Curious what other people do with their jet skis as well. Don't know if I'm ready to own them yet, though! They sound like they could be challenging at times.

Lastly, I have not really navigated this place on the lake very often. Our boat is currently stored down at Weirs, so we didn't venture this way last year. How is it up here? Just glancing at my map, looks to be all kinds of rocks and channels. Just wondering if this would be a challenge at all.

Thanks

That direct area—the cove and just outside—is fine, but you're right in the middle of what I define as The North and South. If you look at where the arrow is pointing, that is bringing you east/north to where what most people agree is the most challenging navigational area on the lake (Moultonborough Bay on up to Greene's Basin). We see people making bad decisions up there all the time.

We've been in Hanson Cove, the last cove before Greene's Basin, for 11 years and (knock on wood) have only ever scraped (a very tiny rub) once, and that was on a late season, pitch black night when I was literally an inch off.

With a good chart/knowledge/GPS, I don't think there's anywhere on the lake I would avoid for navigational reasons...


...unless it's often shallow depth/full of hazards naturally, which is my concern looking at that photo I posted.

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[TiltonBB]

The northern area of the lake certainly has more rocks and navigation challenges. The more central you are the easier it is to get to the different towns on the lake. Your budget is one that opens a lot of possibilities that most first time lakefront home buyers don't have.

It would be nice to have a location where you didn't have to worry about rocks when you dock. I have a friend who stands on the dock every time I visit yelling about watching out for the rock 30 feet off the end of his dock. After all these years, I am surprised he has not joined the Winnipesaukee top secret move a rock club.

If you are commuting to the new home for weekends and vacations the driving time involved should come into play, especially if you have young children in the car. Living in that house with a family will make it necessary to shop for groceries and many other things that you will use the nearby stores for. That distance should also be a consideration.

I am very fortunate to be in Gilford. Although the area may be busier than some would like, when I am at the house, what is going on in road traffic is not a concern. If you are someone who takes on projects at home then it would be nice to have a home supply store nearby. There are some days that I have gone to Lowes 2 or 3 times (poor planning) and I am glad it is right up the street.

[Asloren1]

I would definitely recommend reaching out to one of the waterfront
/dock construction companies such as Watermark (which I’ve used for our new construction house in Wolfeboro).

They can meet you onsite with their boat and likely will be able to assess pretty quickly what is feasible or not.

Also, ANY change to an existing dock or new dock install requires state DES permit approval (depending on the nature of the dock this may be simple permit by notification or more complicated shoreland permitting).

Reaching out to one of these companies early in your process can save much headache or disappointment down the road. You definitely want to know what you can do before making any purchase.

[Biggd]

I agree with others here, at that price point I think you can do better.
Keep looking, more properties will surely be coming available

[FlyingScot]

Originally Posted by jayhawk_nation

I plan on trying to make a trip up there to visit a few properties, and I might try to take out my paddleboard and try to see what it's like.

At the risk of sounding like your Mom...great idea to visit, by both land and water, but maybe dangerous to paddleboard this time of year--the water is VERY cold, you may not be able to move if you slip in

Bigger picture--I agree with the others--at $5MM you should not have a significant compromise in location or in style of home, with each of these based on your personal preferences. This home is stunning (I especially like the flavor shots at the cappuccino bar ). But it's a very definite taste, just make sure it's yours. It took us a year to find a place, and that was when the market was much larger. Good luck!

[SAMIAM]

Originally Posted by jayhawk_nation

Hi all,
I am relatively new to the lake; this is our second year on it, and we are finally looking for a house to buy. We have found a few houses that look good, however, I have concerns about whether my boat is even able to get to them. I guess my question is, should I be worried about my boat getting through a shallow spot to get to the dock? For example, there is a place in Morrison Cove. My boat has a draft of 20 without engines, so I bet 25 inches max with the engines trimmed up to be safe. For any of those who own a house on the lake and have a dock, is it tricky to get there? Do I need to cheek it out with my boat once the season starts?
Anything helps, thanks!

You can always mark rocks or learn the best way in but a sandy beach is what I would be wanting.No fun swimming in rocky areas

[jayhawk_nation]

Thanks for the great advice, everyone. You guys are right. Rather, wait and find the perfect house. I will keep looking around.
My only other thought is, no matter where we go, am I gonna face this same issue? Our boat is quite big, and does not do good in shallow water. I'm assuming no matter where I go, I'm gonna have a few issues. Can anyone relate to this? MaybeI am the issue here We are still new to the lake and learning stuff as we go.

For anyone who has a deal dock vs and seasonal one. Pros/cons? Im curious if this should factor into my decision at all. Thanks everyone

[TheTimeTraveler]

Originally Posted by jayhawk_nation

From the pictures that I saw on the listing, it didn't look like it had a lot. However, it looked like they were taken at the end of winter or fall. Not sure how that changes things.
I also don't see us being up there on the boat much past September, maybe. Kids have school and such.

Don't forget; These questions you have now are the same questions that a subsequent buyer may have if and when you decide to sell.

Bottom line? Be sure this meets not only your needs but the needs of anyone who follows you if you decide to rent or sell.

Personal opinion only: I predict Real Estate prices will be adjusting lower this year due to the lower GDP growth just announced......

[garysanfran]

Here's the link in case all fails

https://earth.google.com/web/search/..._________8BEAA

[burgerunh]

If you like sunsets and afternoon sun, Western exposure is what you seek!

That house has eastern exposure which means you will have sun in the morning and shade in the afternoon. That might be nice in July and August when its super hot but the rest of the year you will be cold! I love my sunny afternoons overlooking the water!

[Garcia]

I know it's not the same, but have you considered an island property? Island living is not for everyone - certainly worth looking and seeing if the pros outweigh the cons.