Lake of the Ozarks Home Buyers Guide
Buying a Home at Lake of the Ozarks: Matt Schrimpf's Guide for Buyers
Buying property at the Lake of the Ozarks is quite a bit different from buying real estate almost anywhere else.
Matt Schrimpf
Berkshire Hathaway HomeServices Lake Ozark Realty · (573) 434-6026
Welcome to the Lake of the Ozarks.
Two homes with the same square footage and similar features can have remarkably different values purely because of the water in front of them. A seemingly perfect home can be the wrong choice for a number of unforeseen reasons. The cove waters could be too rough for how your family intends to enjoy it. The water could be too shallow for your boat. Your dock slip could be the wrong size.
To someone new and unfamiliar with details like this, the risk of being blindsided after falling in love with a home that just doesn't turn out to be the right fit is significant.
Weigh that alongside things like seawalls, septic systems, community sewer, HOA restrictions, road access, topography, water depth, mile markers, boat traffic and dozens of other considerations that don't show up properly in an online search.
That's why I created this guide.
My goal isn't simply to help you find a property at the Lake of the Ozarks. It's to help you understand the Lake well enough to buy the right property for the way you actually intend to use it.
Matt Schrimpf
Free Download
The Lake of the Ozarks Home Buyer's Guide
Prefer to read it as a PDF or print it out? Everything on this page is also in Matt's downloadable booklet, with photos from around the Lake.
On a phone? Use the download button above for the easiest reading.
What to Know Before Buying a Home at Lake of the Ozarks
How Do You Want to Use the Lake?
Before choosing an area or looking at properties, determine what you really want from your lake experience. Is this primarily going to be:
There isn't one “best” area of Lake of the Ozarks. There is a best area for you. A family with young children who wants calm water for swimming may value something completely different than a buyer with a 50-foot cruiser who wants quick access to restaurants and entertainment.
Understanding Lake of the Ozarks
Lake of the Ozarks is enormous, and location matters. Properties are commonly identified by their mile marker, which refers to their location by water. Mile markers are counted up the Lake from Bagnell Dam. Understanding mile markers and the different arms of the Lake will make your search considerably easier.
The Main Channel. The main Osage arm contains many of the Lake's best-known communities, restaurants, marinas and attractions. Generally, the lower mile markers provide convenient access to Lake Ozark, Osage Beach and many of the Lake's major amenities.
As you travel farther up the Lake, development becomes less dense and the experience can become quieter and more rural. Neither is necessarily better. They're simply different lifestyles.
The Major Arms. Lake of the Ozarks also includes several major arms and countless coves. Depending upon your goals, areas such as the Gravois Arm, Grand Glaize Arm and Niangua Arm can provide completely different experiences.
You can search by water location using the mile marker ranges below:
This is one of the reasons I encourage buyers not to choose a property based solely on what looks good online. You need to understand both its land location and its water location.
Location by Land and Water
This is one of the most important Lake of the Ozarks concepts for an out-of-town buyer to understand. A property can be:
Excellent by water…
…and inconvenient by land.
Excellent by land…
…and a long boat ride from your favorite places.
Think about where you'll spend your time:
Your ideal location should work for the way you'll actually use the property.
Choosing the Right Lake of the Ozarks Property
Main Channel vs. Cove: One of the Most Important Decisions
That enormous panoramic main-channel view is hard to beat. But there is a tradeoff. During busy summer weekends, exposed main-channel properties can experience significant boat traffic and rough water.
For some buyers, that's perfectly acceptable. For others, especially families who want to swim from the dock, it may not be.
Main Channel Property
Advantages
- Spectacular views
- Wide-open feeling
- Great sunsets depending on orientation
- Immediate boating access
Considerations
- Rougher water
- More boat traffic
- Greater dock exposure
Cove Property
Advantages
- Calmer water
- Better swimming
- Better paddleboarding and kayaking
- More protected docks
- Often quieter
Considerations
- Views vary dramatically
- Some coves become shallow
- Longer idle time to the main channel in certain locations
The View
Views are subjective, but they absolutely affect value. Consider:
Two homes located 500 feet apart can have dramatically different views. At the Lake, you aren't just buying the house. You're buying everything outside the windows. Browse current Lake of the Ozarks homes with a view.
Topography: Beautiful Views Sometimes Come With Stairs
Lake of the Ozarks is located in the Ozark Hills. That means elevation changes. A steep lot can produce an incredible view, but also 100 stairs between your house and dock. Think about:
Road Access
This is frequently overlooked. Some incredible Lake homes are accessed by narrow, steep or winding roads. Ask yourself:
- Is the road paved?
- Is it county maintained?
- Is it privately maintained?
- Who pays for maintenance?
- How steep is the driveway?
- Can guests easily find the property?
- Can delivery and service vehicles access it?
- What happens during winter weather?
Buying in a Subdivision
Some buyers want privacy and few restrictions. Others want a premium community. Lake of the Ozarks offers both.
Communities such as Porto Cima, The Villages at Shawnee Bend, Four Seasons and others can provide amenities and neighborhood consistency that appeal to luxury and second-home buyers. Depending upon the community, amenities may include:
The tradeoff is usually HOA dues and restrictions. Understand both before buying. If golf is part of the plan, start with golf course homes.
Nightly Rentals and Investment Property
If rental income is part of your plan, investigate it before falling in love with the property. Rental rules can vary by:
You should understand:
- Whether nightly rentals are permitted
- Minimum rental periods
- Licensing requirements
- Occupancy restrictions
- Parking requirements
- HOA fees related to rentals
- Property-management costs
Then determine whether the projected income actually makes sense after expenses. Many buyers looking at rentals start with Lake Ozark condos, where association rules matter as much as the unit.
Not sure which part of the Lake fits you?
Tell Matt how you plan to use the property, and he'll help narrow the Lake to the communities and mile markers that fit.
What to Consider When Buying Lakefront Property
Buying lakefront property comes with questions most home purchases never raise. Before you tour lakefront homes or lakefront lots, these are the details worth understanding.
Water Depth Matters
Never assume that “lakefront” means usable year-round water. Water depth can vary substantially from property to property. Ameren Missouri manages the Lake's level through Bagnell Dam, so the water in front of a dock isn't the same every month of the year. Consider:
If you're planning to keep a large cruiser at the property, this becomes especially important.
The Dock May Be as Important as the House
At Lake of the Ozarks, docks can represent significant value. Before purchasing, understand exactly what you're buying. Consider:
Don't simply ask whether the property has a dock. Ask whether it has the right dock for your boating lifestyle. You can start with Lake Ozark homes with a dock, and see the permit and dock electrical questions sellers work through in Matt's Lake of the Ozarks sellers guide.
Septic, Sewer and Water Systems
Many Lake properties aren't connected to traditional municipal water and sewer systems. You may encounter:
Before purchasing, understand exactly what serves the property, who maintains it, what it costs and whether any agreements are recorded.
Inspecting a Lake Home
A traditional home inspection is important, but Lake properties deserve additional attention. Depending upon the property, investigate:
Waterfront property has additional systems and structures that can be expensive to replace.
Understanding the Lake of the Ozarks Home Buying Process
Here's how Matt walks buyers from the first conversation to the first weekend on the water.
Define Your Lake Lifestyle
Tell me how you intend to use the property.
Establish Your Budget
Include the property itself plus boats, lifts, furnishings, HOA dues and anticipated improvements.
Narrow the Lake
We'll determine which communities and mile markers fit your lifestyle.
Identify Properties
I'll help separate the properties that simply look good online from the ones actually worth seeing.
Tour Strategically
Rather than driving randomly around the Lake, we'll organize showings geographically.
Evaluate the Entire Property
House + lot + waterfront + dock + neighborhood + restrictions + future resale.
Make the Offer
We'll evaluate comparable sales and current competition before determining strategy.
Due Diligence
Inspections, title, HOA documents, dock information, sewer/septic, well and other property-specific issues.
Closing
Once everything is complete, you become a Lake property owner.
Start Enjoying the Lake
This is the good part.
Planning to sell a home at the Lake before you buy? Matt's Lake of the Ozarks sellers guide covers pricing, preparation and timing on that side of the move.
Search Lake of the Ozarks Homes for Sale
Once you know how you want to use the Lake, these searches are a good place to start.
For pricing trends by area, see the market reports for Lake Ozark, Osage Beach, Camdenton, Porto Cima and Four Seasons.
Frequently Asked Questions About Buying at Lake of the Ozarks
What is a mile marker at Lake of the Ozarks?
Lake properties are commonly identified by their mile marker, which refers to their location by water. Mile markers are counted up the Lake from Bagnell Dam. Generally, the lower mile markers provide convenient access to Lake Ozark, Osage Beach and many of the Lake's major amenities.
Is a main-channel or cove property better?
Neither is automatically better. Main-channel properties offer big views and immediate boating access but more boat traffic and rougher water. Coves offer calmer water and better swimming, though views vary and some coves become shallow. A protected cove with a strong main-channel view and deep water is often the sweet spot.
How deep should the water be at my dock?
It depends on the size and draft of your boat, now and in the future. Never assume that lakefront means usable year-round water. Check the current depth, seasonal water levels, the depth beneath the boat slip and whether the cove becomes shallow farther back.
Can I use a Lake of the Ozarks property as a nightly rental?
It depends. Rental rules can vary by municipality, subdivision, condominium association, HOA and property type. Confirm whether nightly rentals are permitted, minimum rental periods, licensing and occupancy rules before falling in love with the property.
Are Lake homes on city water and sewer?
Many Lake properties aren't connected to traditional municipal water and sewer systems. You may find private septic, central or community sewer, private or shared wells, or community water systems. Understand what serves the property, who maintains it, what it costs and whether agreements are recorded.
What should a Lake home inspection include?
A traditional home inspection is important, but Lake properties deserve additional attention, including the dock, dock electrical, seawall, septic system, well, retaining walls, drainage, water depth, easements and road agreements.
Ready to Find Your Place at the Lake?
Buying at Lake of the Ozarks should be exciting, not confusing.
The right property isn't simply the one with the prettiest photos. It's the property that fits your family, your boating lifestyle, your budget and the way you want to enjoy the Lake for years to come.
That's where local experience matters.
Start Your Lake of the Ozarks Search
Tell me what your perfect day at Lake of the Ozarks looks like, and we'll start there.
Whether you're looking for a weekend place, a full-time residence, a condo or a lakefront home with room for the whole family, the first step is a conversation.
Matt Schrimpf, REALTOR®
Berkshire Hathaway HomeServices
Lake Ozark Realty
Bagnell Dam 2013 Realtor of the Year
101 Crossings W Dr #202, Lake Ozark, MO 65049
Serving Lake Ozark, Osage Beach, Four Seasons, Sunrise Beach, Porto Cima, Camdenton, Gravois Mills, Rocky Mount and communities throughout Lake of the Ozarks.