Picture your weekend just 45 minutes from downtown Greenville: coffee on the dock, an easy boat ride before lunch, and sunset views from your back deck. If you are buying your first lake home, the excitement is real, and so are the details. From dock permits to septic and flood zones, waterfront property comes with a few extra steps. This guide gives you clear, local pointers so you can shop with confidence around Lake Hartwell and Lake Keowee. Let’s dive in.
Why lake buying is different
Waterfront homes often carry a premium and a few unique responsibilities. You will budget for dock upkeep, shoreline stabilization, and sometimes HOA or marina fees in addition to typical ownership costs. Water levels can change seasonally, and many lots use septic systems instead of public sewer.
If you live in Greenville, you will likely compare two management models nearby: Lake Hartwell is managed by the US Army Corps of Engineers, and Lake Keowee is governed by Duke Energy’s shoreline guidelines. Each one sets the rules for docks, stabilization, and what can be built along the water.
Hartwell vs. Keowee: who manages the shore
Lake Hartwell: USACE rules
Hartwell is a federal project. The US Army Corps of Engineers manages lands and waters below the project boundary, issues shoreline use permits for docks and stabilization, and designates shoreline zones. Review the official Hartwell project information and permit contacts on the USACE Savannah District’s Hartwell page in the section on shoreline and permits. You can start with the Corps’ overview for Hartwell and then navigate to shoreline management resources on the site: USACE Hartwell Lake project page.
What this means for you: ask the seller for any USACE shoreline permits, agreement numbers, and documents for the dock or riprap. You or your agent should confirm status directly with the Corps before you close.
Lake Keowee: Duke Energy guidelines
Duke Energy oversees shoreline licensing on Keowee. Its guidelines cover dock types, construction standards, license or lease requirements, and maintenance or inspection expectations. Begin with the lake’s official page and follow the links to shoreline licensing and lake services: Duke Energy Keowee-Toxaway.
What this means for you: request a copy of any Duke Energy dock license. Confirm transfer rules, fees, and any required insurance before making an offer.
What both share
- Most private docks and stabilization require a permit or license, plus owner maintenance and proof of insurance.
- Unpermitted shoreline work can complicate a sale. Get documentation in writing.
- Some structures, like enclosed boathouses, may be restricted or subject to stricter review.
Dock types and what to inspect
Common dock types
- Floating dock: adjusts to water level changes. Pros: flexible and common. Cons: needs proper anchoring, can be vulnerable in heavy storms if not secured.
- Pile-supported (fixed) dock: sturdy, deck sits on pilings. Pros: solid platform. Cons: less forgiving when water levels change significantly.
- Lift-equipped dock: keeps your boat out of the water. Pros: reduces hull maintenance. Cons: needs power or solar, requires routine service.
- Covered slip or boathouse: shade and weather protection. Pros: protects finishes. Cons: more regulated by shoreline authorities.
- PWC lifts: compact solution for jet skis. Pros: small footprint. Cons: still subject to approval.
What to check on a tour
- Dock ownership and condition: is the dock included in the sale, and is there a valid permit or license? Look for corrosion, loose fasteners, worn decking, and floatation issues.
- Water depth and mooring: ask about typical depth at the end of the dock and any seasonal changes or shallow spots.
- Shoreline stability: note erosion, exposed roots, or slumping. Ask for permits related to any riprap or bulkheads.
- Utilities at the dock: verify power availability for lifts and lighting, and whether water lines exist.
- Access and navigation: look at approach angles, no-wake markers, nearby ramps, or busy channels that may increase traffic and noise.
Permits and transfers to confirm
- Verify permits or licenses are current and transferable for the dock and any shoreline work.
- Check for encroachments or easements that cross property lines.
- Confirm whether any community dock rights or marina slips are part of the sale and can transfer.
Boat access and lifestyle basics
Access options
- Private deeded dock: most convenient, often the highest premium.
- Community docks or boat launches: shared access with rules or waiting lists.
- Marina slips: wet slips or dry storage with fuel and service available. Availability varies.
- Public ramps: useful if you do not maintain a private dock.
Navigation and safety
Both lakes are managed for power, recreation, and water control. Hartwell can experience more operational fluctuations, while Keowee is generally more stable. Always confirm current lake conditions and local rules. For safe operation, registration, and age requirements, use the official guidance from the South Carolina Department of Natural Resources boating page.
Amenities that add convenience
Nearby fuel, pump-out, repair services, and storage can make weekend logistics easier. Also confirm cell service and broadband options at the lot, since coverage can vary by cove.
HOA, septic, flood, and local rules
HOA or POA fine print
- Dock policies: limits on size, design, or the number of slips.
- Rental rules: restrictions on short-term rentals that can affect investment plans.
- Architectural controls: exterior materials, tree removal, and buffer rules.
- Fees and reserves: dues that may fund dock maintenance or erosion control.
Septic and wells
Many lake homes rely on septic systems and sometimes private wells. Understand system location, condition, and setback requirements. For design, permitting, and inspection guidance, review the state’s onsite wastewater information from SC DHEC.
Flood risk and insurance
Waterfront lots can fall within mapped flood zones, which can affect lending and insurance costs. Check your property’s flood zone using the FEMA Flood Map Service Center. If needed, ask for an elevation certificate and review local floodplain permit requirements.
County planning and records
Zoning and development rules vary by jurisdiction. To research property details and permits, use Greenville County Planning and Development.
Step-by-step buying checklist
Before you tour
- Define must-haves: private dock or community access, septic or sewer preference, and drive time to Greenville.
- Save official links: USACE Hartwell, Duke Keowee shoreline guidelines, SCDNR boating rules, FEMA flood maps, SC DHEC onsite wastewater, and Greenville County Planning.
During tours
- Ask if the dock is included and request the permit or license number. Confirm transfer rules.
- Walk the shoreline and look for erosion, high and low water marks, and buffer areas.
- Inspect the dock: floats, pilings, fasteners, decking, and electrical.
- Ask about typical depths, seasonal water levels, wind patterns, and boat traffic.
- Locate the septic tank and drainfield. Note access for service.
- Confirm utilities: power to the dock, water source, and internet options.
After offer, during due diligence
Order a boundary survey to confirm property lines and any access easements.
Run a title search for dock licenses and shoreline easements.
Request copies of USACE or Duke permits and verify with the agency.
Schedule a septic inspection and water testing if applicable.
Hire a qualified dock contractor to inspect the structure and provide estimates.
Review HOA documents for dock policies, rental rules, dues, and assessments.
Check flood maps and obtain insurance quotes for homeowners and flood coverage.
Ask local or state contacts about algae advisories or invasive species concerns.
At closing and after
- Start any required license transfers promptly to avoid delays.
- Confirm agreed shoreline or dock repairs and associated permits are complete.
- If planning a new dock or modifications, begin the application process early.
Mini-glossary for lake buyers
- Shoreline Management Plan (SMP): the rulebook for what can be built or maintained along a lake’s shoreline and who issues permits.
- Riparian or littoral rights: usage rights for property that touches a water body, subject to agency rules.
- Full pool or normal pool: the elevation considered “full” for lake level reference.
- Dock license or shoreline permit: written authorization for a dock or stabilization, often with conditions and fees.
- Riprap or bulkhead: rock armor or a retaining wall to protect against erosion.
- Living shoreline: vegetation-based stabilization instead of hard structures.
- Boat lift or covered slip: equipment and structures that store and protect boats.
- Easement: a legal right for another party to use part of your property for a specific purpose.
- Pump-out: service to empty a boat’s holding tank at approved locations.
- Flood zone or FEMA FIRM: flood risk mapping that influences insurance and lending.
Your next steps
Buying your first lake place should feel exciting, not overwhelming. With the right questions and documents in hand, you can compare Hartwell and Keowee with clarity and choose the shoreline that fits your lifestyle. If you want a concierge-level plan for permits, inspections, and neighborhood options, we can help you navigate each step.
Ready to tour the best options around Greenville, Lake Hartwell, and Lake Keowee? Connect with nora hooper to Explore Luxury Lake Homes and start your lake home journey.
FAQs
Do I need a permit for a dock on Lake Hartwell?
- Yes, the US Army Corps of Engineers manages Hartwell and requires shoreline use permits for private docks and stabilization; request existing documents from the seller and verify with the Corps.
How are docks licensed on Lake Keowee?
- Duke Energy licenses shoreline structures on Keowee and sets design, safety, and maintenance requirements; obtain the current license and confirm transfer rules and fees before closing.
How can I check boating rules before I buy?
- Review South Carolina’s official safety, registration, and no-wake guidance on the SCDNR boating page and ask about cove-specific restrictions during tours.
How do I verify septic and well details for a lake home?
- Ask for system records and inspections, then review the state’s onsite wastewater guidance from SC DHEC and hire licensed pros during due diligence.
How do I check flood risk for a waterfront property in Greenville County?
- Use the FEMA Flood Map Service Center to look up the address, then request an elevation certificate and insurance quotes if the lot is in a mapped flood zone.
What if a property offers only community dock access?
- Confirm written access rights, any waiting lists or assignment rules, associated fees, and whether the rights transfer at sale through the HOA or managing entity.
