Build vs. Buy On Lake Marble Falls Waterfront

Should you build your dream home from the ground up or buy an existing property and start enjoying the lake faster? If you are looking at Lake Marble Falls waterfront in 78657, that decision comes with a few extra layers. You are factoring in shoreline rules, dock permits, floodplain questions, and site costs that can swing your budget.

In this guide, you will see how timelines, approvals, costs, and due diligence differ for building versus buying on Lake Marble Falls. You will also learn what is unique about lots in the Llano area and how to plan a smooth path to the water. Let’s dive in.

Quick answer: build or buy?

If you value full control over layout, systems, and finishes, building can be worth the wait. You will take on a longer timeline and more active project management, and your site can add cost risk. If you want speed and simplicity, buying an existing waterfront home gets you on the lake sooner. You may trade off customization and face repairs or updates, especially with older docks or systems.

On Lake Marble Falls, the choice is also shaped by LCRA shoreline rules, local permitting, utility access, and floodplain requirements. These factors affect both build and buy, but they carry more weight when you plan a custom home and a dock.

Timelines in 78657

Building a custom waterfront home

• Planning and site selection: 1 to 3 months for lot search and initial due diligence.
• Design and approvals: 2 to 6 months for architecture, engineering, HOA or ARC review where required, and any LCRA-related submittals.
• Permits and utilities: 1 to 3 months, often overlapping with design.
• Construction: typically 9 to 18 months, with complex sites or high-end builds extending to 12 to 24 months.
• Expect 12 to 30 months from lot commitment to move-in for a custom waterfront home.

Buying an existing waterfront home

• Offer and contract: usually 1 to 7 days to negotiate.
• Due diligence: 7 to 21 days for inspections, survey, HOA documents, and title review.
• Closing: commonly 30 to 60 days with conventional financing.
• Expect roughly 1 to 3 months from offer to move-in, depending on inventory and repairs.

What adds time

• For building: slope, rock, or soils; permit backlogs; contractor scheduling; supply chain; and weather can add months and cost.
• For buying: limited inventory of desirable waterfront homes can stretch the search. Dock condition, flood elevation, or septic issues can extend negotiations or repairs.

Site selection on Lake Marble Falls

Jurisdiction and permits

Start by confirming where the lot sits. In 78657, properties may be within a city limit like Marble Falls or Horseshoe Bay or in unincorporated Llano County. Each has different building permits, codes, and utility availability. Lake Marble Falls is part of the Lower Colorado River Authority system, so shoreline and dock use follow LCRA policies. Floodplain rules and base flood elevations also apply and can affect first-floor elevation and insurance.

Shoreline and docks

Verify whether the lot includes private lake access and whether you can build or maintain a dock. Where LCRA manages the shoreline, docks typically require LCRA agreements or permits. Check size, height, and type standards for boat lifts and covered slips. Bulkheads and shoreline stabilization methods such as riprap may need approvals and can influence design and long-term maintenance.

Terrain and soils

Topography drives your foundation and cost. Steeper or bluff lots may need deep piers or pier-and-beam structures. The Hill Country’s rock can make excavation and foundations more expensive. A geotechnical investigation supports structural design and can also inform septic suitability.

Utilities and access

Confirm whether the property has municipal sewer or requires on-site sewage facilities. If there is no municipal water, evaluate well options and the rules that apply. Electric and broadband extensions can add cost, especially on more remote segments of shoreline. Verify road access, whether it is public or private, and any shared maintenance agreements.

Environmental overlays

Some neighborhoods regulate tree removal or require mitigation plantings. Check for local environmental overlays and buffer zones along the shoreline. On any waterfront lot, plan for erosion control and stormwater management to protect the lake and neighboring properties.

Design reviews, HOAs, and LCRA rules

HOA and Architectural Review Committees

Many waterfront neighborhoods use ARC guidelines that set roof materials, color palettes, maximum heights, and impervious cover limits. ARC review often adds several weeks to months. Know the submission requirements, including site plans, elevations, and material samples.

LCRA shoreline approvals

Shoreline uses such as docks, piers, and bulkheads are generally reviewed by LCRA and may also need local permits. If the shoreline falls under LCRA oversight, dock slips can be subject to leases and renewal conditions. Plan your dock concept during schematic design so you can coordinate structure, access, and utilities.

Design choices for resilience

Waterfront homes benefit from elevated living areas or floodable lower levels that meet local floodplain rules. Wind loads and water exposure call for durable materials and corrosion-resistant fasteners. Landscape design that uses native, deep-rooted plants helps stabilize slopes and limit runoff into the lake.

Dock design and maintenance

Dock type depends on water level fluctuation, rules, and depth. Floating and fixed docks differ in maintenance profiles and upfront cost. Materials and lift choices influence long-term upkeep and should be part of your budget from the start.

Cost picture and financing

Building cost categories

• Lot price: waterfront commands a premium based on size, frontage, and access.
• Site work: grading, clearing, retaining walls, driveway, erosion control. Complex or rocky sites increase cost.
• Foundation: deep piers, drilled shafts, or elevated systems for flood compliance add over a standard slab.
• Utilities: bringing electric, water, sewer or well, septic, and broadband to the site.
• Dock and shoreline: docks, lifts, seawalls, riprap, and required permits.
• Construction hard costs: structure and finishes, with waterfront custom builds often using higher-end materials.
• Soft costs: architecture, engineering, ARC and permit fees, survey, geotechnical studies, and construction management, often 10 to 20 percent of hard costs.
• Carrying costs: interim interest, taxes, insurance, and progress payments.

Buying cost categories

• Purchase price: often reflects scarcity of turnkey waterfront homes.
• Inspections and remediation: dock repair, shoreline stabilization, drainage, or foundation fixes, plus mechanical upgrades.
• Immediate renovations: kitchens, baths, HVAC, or roof updates on older homes.
• Insurance: flood premiums vary with elevation and flood zone.

Typical ranges and a key caveat

Custom construction costs vary widely with finishes and site complexity. A moderate custom home uses mid to upper tier materials, while a high-end luxury build with engineered docks and complex site work sits substantially higher per square foot. Dock and bulkhead costs also vary with size, type, and shoreline conditions. For accurate numbers, obtain local quotes from licensed waterfront builders and marine contractors.

Financing differences

• Building: often financed with a construction loan that is interest-only during the build, then converts to a permanent mortgage. Lenders usually require builder qualifications, plans, and budgets.
• Buying: typically financed with conventional, VA, or FHA loans, or cash. Renovation loans can fund improvements on existing homes. Flood insurance may be required by the lender based on risk.

Due diligence checklist

Use this checklist to reduce risk before you commit:

• Confirm jurisdiction and permitting authorities, including any city office, Llano County, and LCRA.
• Order a recent boundary survey and verify shoreline description and any easements.
• Review FEMA flood maps and local floodplain rules; obtain elevation certificates if available.
• Confirm dock and shoreline rules with LCRA and any HOA; request copies of shoreline leases or agreements.
• Request maintenance records for docks and bulkheads, and inspect for erosion or structural issues.
• Order a geotechnical report for building lots to guide foundation design and septic suitability.
• Verify utility availability and capacity for sewer or septic, water source, and power.
• Review HOA or ARC covenants and submission timelines.
• For purchases, order a full home inspection that includes a dock and shoreline assessment by an experienced marine contractor.
• Obtain early quotes for homeowner’s and flood insurance to understand ongoing costs.
• Consult local experts such as a lake-savvy real estate agent, licensed waterfront builder, marine contractor, surveyor, geotechnical engineer, and LCRA staff.

Which path fits your goals?

Choose to build if you want a tailored layout, are comfortable with a 12 to 30 month timeline, and have flexibility for site-driven costs. Building lets you optimize orientation, resilience, and dock integration from day one.

Choose to buy if you want to be on the water in weeks or months and are open to limited customization. You may invest in updates or dock work, but you start enjoying the lake sooner.

If you are undecided, start with site and shoreline due diligence. A clear view of flood elevation, dock rights, soils, and utilities will often tilt the decision.

How we help on Lake Marble Falls

You deserve a straight, well-managed path to the lake. With boutique, place-first representation across the Highland Lakes, we help you pressure test a lot or a listing against the details that matter here. That includes shoreline rules, ARC guidelines, utility realities, and local contractor capacity.

We curate on and off-market options, coordinate the right experts, and negotiate with precision, whether you are building legacy value or buying a ready-to-enjoy retreat. When you are ready to explore the best opportunities on Lake Marble Falls, connect with Kody Hall for discreet guidance and Private Access.

FAQs

How long does it take to build a Lake Marble Falls waterfront home?

• Plan for 12 to 30 months from lot commitment to move-in, including design, approvals, permits, and 9 to 18 months of construction depending on site complexity.

What permits do I need for a dock on Lake Marble Falls?

• Dock and shoreline uses typically require LCRA review and may need local permits, plus adherence to HOA or ARC rules where applicable.

Are flood zones a concern for 78657 waterfront properties?

• Yes, you should review FEMA flood maps and local floodplain rules since base flood elevations and required freeboard affect design and insurance costs.

Do HOAs control home and dock design near the lake?

• Many waterfront neighborhoods have ARC guidelines covering home materials, heights, impervious cover, and dock standards, which can add weeks to months to approvals.

What financing is typical for building versus buying?

• Building often uses a construction loan that converts to a permanent mortgage, while buying usually involves a conventional loan or cash, with renovation loans as an option for updates.