07-11-2012, 02:38 PM
Location: Austin, TX
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Is anyone a current or former property owner on or near Lake Buchanan? We are very casually looking at buying some (as yet, unidentified) property up there, but wondered if anyone had experience there or the different areas?
Looking at both 'on water' and 'near water' properties, while understanding that the lake level fluctuates similar to Travis (making lake front a possible misnomer, sometimes).
In any case, it looks like there are some good deals on property out there, I am guessing due at least somewhat to the low lake level and people that need to get out now. I am an optimist (and plan to own for a while, at least 12-15 years), so I am thinking that the lake will be back to normal levels at least some of the upcoming years.
With interest rates as low as they are, you can get smaller houses for less (PMI) than the cost of a slip on the constant level lakes. Taxes also look absurdly low out there, but I am fairly sure I must be missing something....
07-11-2012, 04:08 PM
Location: Central Texas
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Neither a current or former owner but a good friend has lived on Buchanan for many years now. The lake level varies, but not as much because the lake is much shallower but relatively more surface area. I like the area because it is just so calm. I expect the lake level will return to more normal levels eventually, just like Lake Travis. But I don't claim to have any special knowledge of lake levels.
If you buy waterfront, just be sure you know what you are in for. If you have a dock, it will need to move with the water level. Be sure you understand the water depth in front of your property.
07-11-2012, 04:25 PM
Location: Austin, TX
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Quote:
I like the area because it is just so calm.
That is one of the main reasons that we are looking out there - calm. We have younger kids, and the more prevalent sloping entries and the less busy shore and lake are very attractive.
Quote:
If you have a dock, it will need to move with the water level.
We are planning to either a) avoid a boat dock entirely (to avoid having to worry about lake levels) or b) get a dock that we can let set down if the water goes down (i.e. no boat left there). I really don't want to be hustling out there during a rain storm to raise the dock
.
Quote:
Be sure you understand the water depth in front of your property.
Yes, this is one of the things that is difficult to assess from 'afar' or via internet, so we will have to make some visits. Google Earth can be quite useful, though, too. You can see what facilities the neighboring properties have built, even if the one in question does not have a dock.
We would, possibly, build a pier so that we could tie up a boat while we were there, but then trailer it out when we were leaving.
07-12-2012, 05:52 AM
Location: Austin, TX
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Of all the Lakes near Austin, Buchanan is the northernmost, and farthest away. Halfway between Llano and Burnet. There are a lot of great deals on real estate, pretty much all the time, mostly because it's farther away.
I've got several friends with homes there, and for them it's a weekend destination trip from Austin. Leave Friday, and come back late sunday night. They like it because it isn't always as busy with boaters. Plus the fishing is good.
I'd recommend taking the plunge and getting something "on the water" with a dock. Especially if you have a boat because sometimes they public boat ramps close.
07-12-2012, 06:22 AM
Location: Austin, TX
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Quote:
and for them it's a weekend destination trip from Austin. Leave Friday, and come back late sunday night. They like it because it isn't always as busy with boaters.
That would be our plan. Most areas on the lake are 1.25 to 1.75 hours away from our house, so although a round trip on a sat. or sun. would be possible, it would not be optimal. We also have two groups of friends that are in very similar situations as us - families with younger kids, some disposable income, and like going to the lake(s) - and we would probably 'time share' a house with them.
Quote:
I'd recommend taking the plunge and getting something "on the water" with a dock. Especially if you have a boat because sometimes they public boat ramps close.
We are leaning toward on the water, but w/o the dock. The hassle of keeping the dock afloat, especially in the price range of properties we are looking at, would be more than we want to have to deal with. The more expensive properties appear to have deeper water access and would still need to adjust docks, but much less frequently. We would be looking at one of the creek coves, and very roughly, the property values are 100k for an acre, although there is a huge range based on water front length, location, and various other factors. Decent homes on the water (3/2 minimum) start at around 200k, so about half that is in the lot :P.
07-12-2012, 08:30 AM
Location: Central Texas
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The hassle factor of your own dock can range from not much to huge. It depends most of all on the slope of the land you have and the depth of water in front of your property.
The good news is that Buchanan doesn't rise or fall as quickly as Travis. If the lake rises a bunch, the general worst case scenario is that you can't reach the dock any more because it is some distance from shore. So you either swim out there or take your canoe or small boat. Then you pull the dock in with the winches you have on the dock. The lake cannot drop quickly. So keeping up with the dock during droughts is not so difficult.
To assess the water depth - I would take a boat with a depth finder and take your own readings. Apologies to any realtors here but I absolutely would not trust what any realtor says about the water on any property you look at. Too often you will hear "they have never run out of water in the cove" or "when the water drops their neighbor lets them move the dock." Google Earth is useful - especially if you use its historical map features which lets you look at satellite images at various points in time.
07-12-2012, 09:08 AM
Location: Austin, TX
15,268 posts, read
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Funny Google Earth picture of Lake Buchanan where two photos from different times overlap:
07-12-2012, 09:15 AM
Location: Austin, TX
15,268 posts, read
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Reputation: 8614
A photo from 2008 and one from 2011:
07-12-2012, 02:17 PM
Location: Jollyville, TX
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Reputation: 10902
Have you spent any time at all on Buchanan? I don't really care for it as a recreational lake. If it's more the lake setting that you're after, you can't beat the views and the quiet, but IMO the recreational aspect of the lake leaves something to be desired.
My feeling is that due to the location, you won't see much increase in the property value if that means anything to you.
Have you ever rented any of the cabins they have around the lake? It seems like there are a bunch of them. I've always thought that would be a good way to experience it firsthand, but haven't gotten around to doing so.
07-12-2012, 03:24 PM
Location: Austin, TX
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I spent quite a bit of time up there 10+ years ago, but have not been up there lately. Our recreation would be pretty limited - we are not avid skiers, although we could try some up there
. Floating around, maybe getting some fishing in, pulling some tubes behind the boat. We are not looking for water parks or nice restaurants, we would likely be cooking in mostly.
The remote location is a plus and a minus, ofc. Less interest in the area means lower prices but lower (if any) appreciation. It appears there was a pretty decent run up in values until recently, and then they have dropped off noticeably - kinda like most places recently, but I think the low lake level and the bad economy have been a double whammy. Anyway, we have not really gotten into looking at the value fluctuations in the area yet, but that is on the list IF we decide we really want to head that way. In any case, it doesn't appear that the market is hot right now, which is what we would be trying to avoid anyway.
Cabin rentals are on the to-do list. There are quite a few places up there, and we will likely make multiple weekend trips out to the area to check out the drive and the lake. With the lake down as much as it is, it will be hard to tell much about the 'typical' water other than water lines and such. We are, ofc, betting on the come - that the water will be back to normal levels at some point in the near future and present for most of the time (as it historically has). But I suspect prices will start to come back with the water
.
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People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)