When it comes to waterfront homes at Lake of the Ozarks, the rooms, kitchen, and view are only a piece of the picture. For many, what's sitting outside matters just as much.
The dock is a major part of the Lake lifestyle that also affects property value. And because assumptions can create expensive surprises, guidance from local experts can come in handy.
Simply looking at a dock doesn't necessarily reveal what’s on the permit — or the whole story. Over the years, modifications may have been made, ownership records may not have been transferred, and buyers may have another set of considerations after closing.
That's why LakeExpo Real Estate agents say the dock deserves its own due diligence — for buyers and sellers alike.
A Dock Permit Doesn't Mean Everything Is Good
LakeExpo Real Estate agent Nicole Dorrell recently encountered that issue during the sale of a waterfront home with a dock dating back to the early 1970s.
Nicole Dorrell is a top-tier Realtor at LakeExpo Real Estate. Reach Nicole at 573.375.8876, Nicole@lakeexporealestate.com.
The Ameren permit had transferred between previous owners without issue. But during the latest sale, Ameren identified a discrepancy: the original permit documentation did not indicate a swim platform, while the existing dock had one.
“Since the dock currently had a swim platform, Ameren considered that a modification,” Dorrell said.
Complicating matters, current dock drawings couldn't be located, and a potential encroachment was based on GIS plat information rather than a formal boundary survey. The neighbors did not want to sign a variance, and waiting for a survey could have delayed closing.
In that case, moving the dock became the more practical solution. But there was another wrinkle: the buyers ultimately decided shortly before closing that they wanted to replace the dock altogether.
“Had that intention been clearly communicated earlier, the strategy may have been different, and less frustrating,” Dorrell said.
Her takeaway is that conversations between buyers and sellers need to go beyond whether or not there is a permit.
“Agents should also be asking: Is the buyer keeping the dock? Replacing it? Expanding it? Changing the configuration? Adding a larger slip or swim platform?” Dorrell said. “Those answers matter because they can completely change the best solution during the transaction.”
Check The Details Before Closing Day
Annie Faulstich is an owner/partner and Realtor at LakeExpo Real Estate. Reach her at 573.375.4515 or annie@lakeexporealestate.com.
LakeExpo Real Estate owner/broker Annie Faulstich has seen a similar problem arise even with a one-owner property, where both the home and dock were custom built.
The dock had been permitted when originally installed. But one day before the property was scheduled to close, Faulstich said it was discovered that Ameren would not transfer the permit because the dock ramp was 30 feet longer than the dimensions on the original permit.
That meant the seller had to shorten the ramp by 30 feet, creating a new problem: during low water, the shortened ramp could leave the dock sitting on the ground.
"This left both parties unhappy," Faulstich said.
The experience reinforced a simple lesson for her: don't assume a longstanding permit means the dock, as it exists today, matches what was approved.
The same applies to the term “grandfathered.” A dock being old or having existed in the same location for years does not, by itself, answer questions about whether its current configuration is properly permitted or whether the permit will transfer.
Faulstich recommends sellers get ahead of those questions before putting their property on the market. That means checking permits, site plans, and measurements rather than waiting until a transaction is nearing the closing table.
Think About The Dock You're Buying — And The Boat You'll Own
Permits aren't the only consideration.
LakeExpo Real Estate agent Haley Glover says buyers should think about whether the dock fits how they plan to use the property.
Haley Glover is a top tier Realtor at LakeExpo Real Estate. Contact Haley at 573.367.4948, haley@lakeexporealestate.com.
“Here at the Lake, the dock is one of the most personal parts of any home, an extension of both the property and the lifestyle you are stepping into,” Glover said.
That includes something as basic as slip size.
“When you are shopping for a home that comes with a dock, there is more to weigh than the house itself,” Glover said. “Consider the boat slip size that fits your needs today, and think ahead too. If you ever decide to move up to a larger boat, is there room within the dock envelope to expand?”
That question can be particularly important when a buyer loves the house but ultimately wants a different dock configuration. Understanding those plans early gives buyers and their agent an opportunity to investigate what may be possible before the purchase is complete.
Sellers: Treat The Dock Like Part Of The House
For homeowners considering selling, preparing the dock shouldn't begin when an offer arrives.
Faulstich says sellers should stay on top of permit transfers and modifications over the years. Dock electrical issues can also surface, and basic maintenance can affect how buyers view a lakefront property.
Just as a seller might repair peeling paint or damaged flooring before listing a house, the dock deserves attention too. Rotten boards, deteriorating finishes, bad floats, and non-functioning boat lifts can all make an impression on potential buyers.
“For sellers, I recommend getting Ameren documentation organized before going active,” Dorrell said. “For buyers, I recommend making dock permit review part of the due diligence process, especially if the dock is close to a property line, has been modified, or is a major reason they are purchasing the property.”
Discovering a problem with the dock at the last minute can turn into a headache. Thankfully, there are ways to avoid it.
“A dock issue does not always need to jeopardize a deal,” Dorrell said, “but poor communication, assumptions, and timing can turn a manageable issue into a stressful and expensive one.”
LakeExpo Real Estate sells Lake homes faster and for higher value, well above the market average. The unique fusion of a top-tier Real Estate Company and LakeExpo.com, the #1 Digital Media Company with the largest audience at Lake of the Ozarks, puts LakeExpo Real Estate clients in the best possible position when marketing a Lake Home or Condo for sale. Reach an agent at 573-693-1613.
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