Luxe Austin Homes

Owning property on Lake Travis can inspire big ideas.

A new custom home. A resort-style pool. Expanded outdoor living. A guest house. Better access to the dock. A redesigned shoreline. Or an entirely reimagined waterfront estate.

But building or substantially remodeling on Lake Travis can involve considerations that do not apply to a typical residential homesite.

The lake fluctuates. Hill Country topography can be significant. Floodplain conditions may affect portions of a property. Septic systems, drainage, easements, deed restrictions, association requirements, shoreline regulations, and other development rules can also influence what is possible.

The most important principle is simple:

Before assuming an improvement can be built, investigate the specific property and proposed project.

Start With the Land, Not the Rendering

It is easy to stand on a Lake Travis homesite and imagine what could be created.

But physical space and buildable space are not necessarily the same thing.

Depending on the property and jurisdiction, development plans may be influenced by:

• topography and slope,
• floodplain,
• drainage,
• easements,
• setbacks,
• septic-system components,
• wells,
• utilities,
• deed restrictions,
• association requirements,
• applicable impervious-cover or water-quality requirements,
• shoreline conditions,
• and governmental regulations.

A conceptual design can be extremely useful for visualizing possibilities.

It should not, however, be treated as proof that a particular residence or improvement can be constructed as shown.

Understand Lake Travis Elevations

Understanding lake elevation is an important part of understanding Lake Travis waterfront property.

Lake Travis is a water-supply reservoir designed to fluctuate. LCRA considers the lake full for water-supply purposes at 681 feet above mean sea level.

Unlike the other Highland Lakes, Lake Travis also has substantial capacity above its full water-supply elevation specifically for storing floodwaters. LCRA identifies 714 feet msl as the top of the flood pool.

Those elevations provide useful context for understanding the lake.

They should not be treated as a universal formula for determining where or at what elevation a residence can be constructed on a particular property.

Property-specific floodplain information, surveys, engineering, applicable regulations, and local requirements should determine what applies to an individual homesite.

Floodplain and Lake Level Are Not the Same Thing

This distinction is important.

The current elevation of Lake Travis does not, by itself, establish whether a proposed building location is inside or outside a regulated floodplain.

Likewise, the lake's 681-foot full water-supply elevation is not a universal residential building line.

If a proposed home, pool, addition, driveway, retaining structure, or other improvement may interact with a flood-hazard area, buyers and owners should investigate the property-specific conditions and applicable requirements before relying on a development plan.

Depending on the project, that may involve a current survey, floodplain information, elevation data, engineering, and consultation with the appropriate governmental authorities and qualified professionals.

LCRA Requirements Can Apply Beyond the Water's Edge

A common misconception is that LCRA regulation matters only when work physically reaches the lake.

That is not the case.

LCRA's Highland Lakes Watershed Ordinance, or HLWO, applies to certain land-modification activities within the Lake Travis watershed in Travis County, as well as specified areas elsewhere in the Highland Lakes watershed.

LCRA identifies covered activities as including construction of buildings, roads, paved storage areas and parking lots, as well as land-disturbing activities such as clearing vegetation, excavation, grading and contouring.

Importantly, not every project requires the same type of authorization. LCRA states that qualifying small projects outside creek buffer zones may use a No Permit Required notification, while development exceeding certain thresholds requires a development permit. LCRA also has interlocal agreements with communities including Lakeway and Travis County, so owners should determine which entity administers the applicable requirements for their specific property.

Shoreline Work Requires Its Own Evaluation

Waterfront owners may eventually consider improvements closer to the lake.

Those could include:

• shoreline stabilization,
• retaining walls,
• dredging,
• filling,
• channels,
• boat ramps,
• or modifications intended to improve waterfront access.

These activities should not be treated as ordinary landscaping.

LCRA's Highland Lakes Dredge and Fill Ordinance regulates dredging and filling activities on the Highland Lakes. Depending on the scope of a project, LCRA may require written notification or a permit. Other state or federal authorization may also be applicable.

For Lake Travis specifically, LCRA's lakewide permit authorizes certain limited activities when its requirements are satisfied, but it expressly does not authorize new construction, new retaining walls, new boat ramps or land reclamation. Work outside the lakewide authorization may require separate review or authorization.

If shoreline work is important to your plans for a property, investigate it before relying on its feasibility.

Low Water Does Not Make Exposed Lakebed Unrestricted Construction Space

This is another important Lake Travis distinction.

When the reservoir recedes, areas of shoreline and lakebed that are normally underwater can become exposed.

That may create opportunities to perform certain qualifying maintenance activities, but it does not make the exposed lakebed unrestricted construction space.

LCRA requires notification before certain lakebed-clearing activities that disturb sediment, including work involving equipment that pushes, drags or digs within the lakebed. Projects outside the applicable lakewide authorization may require additional authorization.

The fact that an area is dry at a particular lake elevation does not eliminate the regulations that may apply to it.

A Pool Requires More Than Finding an Open Spot

A waterfront backyard may appear to have the perfect location for a pool.

That does not establish that a pool can actually be constructed there.

Potential considerations can include:

• floodplain,
• septic components,
• utilities,
• easements,
• setbacks,
• topography,
• drainage,
• structural engineering,
• water-quality requirements,
• deed restrictions,
• association requirements,
• and local permitting.

For buyers who consider adding a pool essential, feasibility should be investigated before purchasing the property rather than assumed from the amount of visible open space.

Septic Can Influence Future Development

Many Lake Travis-area properties are served by an on-site sewage facility rather than centralized sewer.

The location and configuration of an existing septic system can influence how a homesite may be developed.

A buyer may envision using an open area for a:

• pool,
• guest house,
• home addition,
• garage,
• outdoor living area,
• or other improvement.

But septic tanks, treatment components, disposal areas, and other applicable requirements may affect those plans.

That does not necessarily mean a project is impossible.

It means the septic system should be part of the planning process from the beginning.

Acreage Does Not Automatically Equal Development Flexibility

This is particularly relevant to larger Lake Travis properties.

A buyer may see one, two, five or more acres and reasonably assume there is substantial room to create additional improvements.

But total acreage and practically developable land are not necessarily the same thing.

Topography, floodplain, septic, drainage, easements, utilities, setbacks, private restrictions, water-quality requirements, and existing improvements can all affect how a homesite functions.

When future development is an important reason for purchasing the property, evaluate the usable development opportunity, not simply the acreage.

Guest Houses and Additional Living Spaces Require Due Diligence

Large waterfront properties naturally inspire ideas for additional accommodations.

A guest casita. A detached office. A pool house. A garage apartment. Additional living quarters.

Whether a particular structure is permissible and feasible can depend on the property's jurisdiction and characteristics, including:

• applicable land-use or development regulations,
• deed restrictions,
• association requirements,
• septic design and capacity,
• floodplain,
• setbacks,
• utilities,
• access,
• and site conditions.

Substantial acreage alone does not establish that an additional dwelling can be built.

Docks Have Their Own Requirements

A major renovation or new custom residence may also inspire plans for a new or redesigned boat dock.

Dock feasibility should be evaluated separately from the residence.

LCRA currently does not require a permit, registration or fee for a qualifying personal residential dock of 1,500 square feet or less, but residential docks must comply with applicable LCRA safety standards and other requirements.

LCRA also cautions that not every lakeside location is suitable for a dock. Shallow water, narrow coves, rocky terrain and other physical conditions can affect feasibility.

Other local requirements, private restrictions, property rights, and association rules may also apply.

A dock on a neighboring property therefore does not establish that the same dock can be constructed on another homesite.

LCRA Residential Dock Requirements

Retaining Walls Deserve Particular Attention

Lake Travis properties frequently have substantial changes in elevation.

Retaining structures may therefore be important for supporting slopes, creating usable outdoor spaces, managing terrain, or stabilizing portions of a property.

Existing retaining walls may warrant structural evaluation depending on their condition and importance to the property.

Proposed shoreline retaining walls require additional care. LCRA's current Lake Travis lakewide permit expressly excludes construction of new retaining walls from the activities authorized under that permit. New shoreline construction may therefore require separate review under the applicable dredge-and-fill and watershed requirements.

A proposed shoreline retaining wall should be treated as a potentially regulated and engineered improvement rather than simply a landscaping project.

Remodeling an Existing Waterfront Home Can Raise Different Questions

Not every Lake Travis project begins with vacant land.

Many buyers purchase existing homes with plans to modernize, expand, or substantially reconfigure them.

The regulatory and technical considerations will depend on the scope of the project.

A cosmetic interior renovation presents a different set of issues from a project that changes:

• the building footprint,
• grading,
• drainage,
• structural systems,
• septic requirements,
• impervious cover,
• floodplain interaction,
• or shoreline.

If a major renovation is central to the purchase decision, identify the elements of the plan that matter most and investigate those before relying on them.

Understand the Difference Between Conceptual and Buildable

This is particularly important when purchasing vacant waterfront land or a property intended for redevelopment.

Architectural renderings can demonstrate what a site might become.

They do not, by themselves, establish:

• governmental approval,
• engineering feasibility,
• allowable building area,
• final square footage,
• foundation design,
• pool feasibility,
• septic capacity,
• shoreline improvements,
• applicable impervious cover,
• or final construction cost.

A conceptual plan can still be enormously valuable.

The important distinction is between design inspiration and an approved, engineered and permitted project.

Assemble the Right Team Early

Depending on the property and scope of work, waterfront development may involve professionals beyond an architect and builder.

That team might include:

• a surveyor,
• civil or structural engineer,
• geotechnical professional,
• septic specialist,
• dock or marine professional,
• landscape architect,
• land-use or real estate attorney,
• insurance professional,
• and appropriate governmental or association representatives.

Not every project requires every specialist.

But if an issue is fundamental to whether you would purchase the property, obtaining qualified input before relying on a development concept can be extremely valuable.

Questions to Ask Before Buying a Lake Travis Property You Plan to Improve

If future construction or renovation is an important part of your purchase, consider asking:

• What does the current survey show?
• Is any contemplated development area affected by mapped floodplain?
• Which governmental jurisdictions apply?
• Does the Highland Lakes Watershed Ordinance apply to the proposed work?
• Are there deed restrictions or association requirements?
• What easements affect the property?
• How is the property served by water and wastewater?
• Where are the septic components, if applicable?
• What is the topography of the proposed building area?
• Are retaining structures already present?
• Does the proposed project involve shoreline disturbance?
• Are dock changes contemplated?
• Which approvals would the improvements most important to you require?

Not every uncertainty must necessarily be resolved before a buyer considers a property.

The critical issues are the ones upon which the purchase decision depends.

Explore Lake Travis Waterfront Real Estate With Grossman & Jones Group

As Lakeway locals and luxury real estate advisors, Todd Grossman and Michelle Jones understand that a Lake Travis property should be evaluated not only for what exists today, but also for how a buyer hopes to use it in the future.

For buyers considering waterfront homes, acreage, renovation opportunities, or custom homesites, we help clients look beyond architecture and square footage to consider the homesite, shoreline, topography, dock, water access, utilities, property restrictions, and other characteristics that can shape the ownership experience.

If creating or transforming a Lake Travis property is part of your vision, understanding the site before relying on the design is an important place to begin.

Explore Lake Travis waterfront homes, Lakeway luxury real estate, and additional buyer resources at:

www.luxehomesaustin.com

Final Thoughts

Some of the most extraordinary Lake Travis properties begin with a vision.

But waterfront development rewards careful planning.

The land.

The elevation.

The floodplain.

The shoreline.

The septic system.

The dock.

The restrictions.

The applicable regulations.

Each can influence what ultimately becomes possible.

So before asking:

“What would we like to build here?”

Start by asking:

“What can this particular property realistically support?”

Once that is understood, the vision can begin to take shape.

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