By Jason Boice, REALTOR®, eXp Realty — October 9, 2026

When someone is shopping for a typical home in East Hampton, the conversation usually starts with the house.

How many bedrooms?

How many bathrooms?

How much square footage?

Is the kitchen updated?

Does it have a garage?

How big is the yard?

Lake buyers can think very differently.

Of course, the house still matters. But for someone specifically looking for waterfront, I find that the conversation often starts with something that can't be changed:

The water.

How much frontage does the property have?

Is the waterfront actually usable?

What's the view like?

Can they have a dock?

Can they easily get from the house to the water?

Does it work for swimming and boating?

And increasingly, I'm seeing another question:

Can I take this waterfront property and make it work for comfortable year-round living?

That's an important distinction if you're selling a lake property in East Hampton.

A buyer may forgive an older kitchen or smaller house to get the right waterfront.

Why?

Because:

You can renovate the house. You can't renovate the lot into waterfront.

TL;DR: What Do East Hampton Lake Buyers Value?

Every buyer is different, but when I'm working with people looking for waterfront property, some of the things I'm paying attention to include:

• True direct waterfront
• Amount of frontage
• Usability of the shoreline
• Water views
• Dock potential
• Swimming and boating access
• Privacy
• Lot configuration
• Square footage
• Year-round usability
• Garage or ability to add one
• Ability to expand the house
• Ceiling height
• Quality of construction
• Structural condition
• Septic and well considerations
• Flood-zone and insurance considerations
• Wetlands and shoreline restrictions
• Existing permits and approvals

A lake buyer may compromise on the house to get the waterfront they want.

But that doesn't mean they'll overlook everything.

Waterfront Trumps Almost Everything Else

If someone tells me:

“I want to live on the water.”

I'm not treating deeded lake access as the same product.

Lake access can absolutely add value.

It can be a great amenity.

But:

True waterfront is different.

For buyers specifically searching for direct waterfront, I find that water frontage tends to trump almost everything else.

That's because there is a finite amount of it.

We can build another house.

We can renovate another kitchen.

We can add central air.

We can finish a basement.

But we can't manufacture another waterfront lot in the middle of an existing neighborhood.

That scarcity changes how buyers evaluate these properties.

Lake Buyers Often Start With the Lot and Work Backward

With a traditional homebuyer, I might hear:

“I need four bedrooms, at least 2,000 square feet, a two-car garage, and an updated kitchen.”

Then we find properties that fit those requirements.

A lake buyer may approach it differently.

They see the waterfront and ask:

“Could I make this work?”

Maybe the house is smaller than they originally wanted.

Maybe it's dated.

Maybe it doesn't have a garage.

Maybe the layout isn't ideal.

But if the waterfront is exceptional, some buyers start thinking about what they can change.

Could I renovate the kitchen?

Could I reconfigure the floor plan?

Could I add on?

Could I add a garage?

Could this become the year-round lake house I actually want?

That is a very different buying mentality.

The Waterfront Itself Has Different Levels of Value

Not all waterfront is equal.

Two East Hampton properties can both technically be waterfront and provide very different experiences.

I look at things like:

How much frontage is there?

Generally, more usable frontage gives the property more possibilities and can increase its appeal.

What does the shoreline look like?

Can you actually use it?

A buyer imagining summer afternoons by the water is thinking differently about a usable waterfront area than one that's difficult to access.

How does the house relate to the water?

Can you see the lake from the main living areas?

Is there outdoor space facing it?

Does the property feel connected to the lake?

What's the access like?

Is it an easy walk from the house to the waterfront?

Is the terrain steep?

What can you do from the property?

Swimming?

Kayaking?

Boating?

Fishing?

Dock access?

Those experiential details matter.

A buyer isn't simply purchasing acreage.

They're purchasing how they're going to use that acreage.

More Buyers Want Waterfront for Year-Round Living

This is one of the more interesting trends I've noticed working with lake buyers.

Historically, it's easy to think about lake properties as:

Summer cottages.

But increasingly, I'm seeing people who want to buy waterfront and make it fit their year-round lifestyle.

That changes what they're looking for.

A charming little seasonal cottage may still have tremendous appeal.

But a buyer thinking about living there 365 days a year starts asking different questions.

Is there enough square footage?

How is it heated?

What's the ceiling height?

Is there adequate storage?

Can we comfortably entertain here?

Where do the cars go in February?

Could we add onto it?

Can we build a garage?

Does the layout work as a primary residence?

Those things can become increasingly important.

A Garage Can Be a Huge Bonus

Garages matter with traditional homes too.

But they can be particularly valuable when we're talking about turning a smaller lake property into a comfortable year-round residence.

A garage gives you:

Vehicle storage.

Additional storage.

Space for lake equipment.

Kayaks, paddleboards, fishing equipment, tools, bicycles, and seasonal items.

And in Connecticut, there's the obvious winter benefit.

If the property already has a garage, that's a significant plus.

If it doesn't, I'm interested in another question:

Is there actually room—and the legal ability—to add one?

Those are not the same thing.

A lot may appear to have plenty of physical space.

That doesn't automatically mean a buyer can build whatever they want there.

Expansion Potential Can Change How Buyers See a Small Lake House

This is another big one.

Imagine a buyer loves the waterfront but thinks:

“The house is just too small.”

That could end the conversation.

But if there's realistic potential to expand, now the buyer may see the property completely differently.

Instead of seeing a 1,300-square-foot house, they may see:

The waterfront lot they want plus a house they can eventually turn into what they need.

That's powerful.

But sellers and buyers need to be careful here.

Never assume:

“There's plenty of room, so you can just add on.”

Setbacks, septic, wetlands, zoning, shoreline restrictions, lot coverage, and other requirements may affect what's possible.

If expansion potential is an important part of the property's value proposition, I want good information—not guesses.

Lake Buyers May Accept Dated. They Don't Necessarily Accept Defective.

This is an important distinction.

A buyer who loves the waterfront may be willing to overlook:

Older cabinets.

Dated countertops.

Older bathrooms.

A smaller house.

Less land.

No existing garage.

An imperfect floor plan.

That's buyer-dependent, of course.

But I've seen waterfront create a willingness to compromise that you don't always see with conventional properties.

However, there are limits.

Poor Construction Can Still Kill the Deal

Waterfront doesn't make buyers blind.

Things I find harder for buyers to overlook include:

Structural Issues

If the house appears to have significant structural problems, that's different from an outdated bathroom.

Poor Construction

Buyers may be willing to renovate.

They don't necessarily want to reconstruct a poorly built house.

Low Ceilings

This is a surprisingly important one with some older or converted lake properties.

A kitchen can be updated.

Low ceilings throughout a house can fundamentally change how the property feels—and may be difficult or impractical to change.

That's why the idea that “waterfront trumps everything” needs some qualification.

The waterfront may get buyers through the door.

The house still needs to be something they believe they can work with.

Waterfront vs. Deeded Lake Access

I wouldn't market these as equivalent.

Deeded lake access can be a terrific feature.

For a buyer who wants to enjoy the lake without paying the full premium associated with direct frontage, it may be exactly what they're looking for.

But for someone who specifically says:

“I want waterfront.”

I've found that direct frontage generally trumps lake access.

They want to wake up and see the water.

They want to walk out of their house and reach their shoreline.

They may want their own dock.

They want the experience of actually living on the lake.

That's a different product.

And the market generally recognizes that distinction.

This Is Why Waterfront Homes Can Be Harder to Compare

Traditional comparable-sale analysis is already imperfect.

Waterfront makes it even more nuanced.

Suppose two houses have:

Similar square footage.

Similar bedroom counts.

Similar age.

Similar condition.

But one has significantly better frontage, a better view, easier water access, more privacy, or better expansion potential.

Those properties may not have the same value to a lake buyer.

That's why I don't like treating waterfront property as though we're simply comparing price per square foot.

The house is only part of what the buyer is purchasing.

The Experience Has Value

Think about what someone pictures when they decide they want a lake house.

Morning coffee overlooking the water.

Walking down to the dock.

Taking the boat out.

Swimming.

Fishing.

Kayaking.

Having friends over on a summer afternoon.

Sitting outside at sunset.

That's what they're buying in addition to bedrooms and bathrooms.

A beautifully renovated kitchen is nice.

But if the reason the buyer is shopping for lake property is that lifestyle, the lake experience can carry more emotional weight than the kitchen.

That matters when positioning a waterfront home for sale.

Sellers Need to Market the Lifestyle, Not Just the House

If I'm marketing a conventional home, I'm obviously showcasing the house.

For a waterfront property, I want to showcase the entire experience.

That means the marketing needs to answer:

What does it feel like to live here?

Photography should show the relationship between the house and the water.

Drone photography can help buyers understand the lot, frontage, and surroundings.

Video should showcase the waterfront experience—not spend 90% of its time showing bedrooms.

Floor plans help buyers understand whether the existing layout works for them.

And if there's something unusual or particularly valuable about the waterfront, that needs to be clearly communicated.

Don't bury the reason someone is paying a waterfront premium.

Outdoor Presentation Matters More Too

This is also why timing and preparation can matter with lake properties.

If the waterfront is a major selling feature, I want it to look good.

Clean up the shoreline where appropriate.

Prepare the outdoor living spaces.

Make the patio or deck inviting.

Make sure buyers can actually access and experience the waterfront.

Remove unnecessary clutter.

If there's a dock, showcase it appropriately.

If the property has spectacular views, don't hide them.

The backyard isn't just a backyard anymore.

It's one of the primary reasons someone may buy the property.

Due Diligence Matters More With Lake Property

The emotional side of buying waterfront is powerful.

But there's a practical side too.

Lake buyers should be asking more questions—not fewer.

Depending on the property, some of the things worth investigating can include:

• Flood zones
• Flood-insurance requirements
• Septic system
• Well
• Wetlands
• Shoreline restrictions
• Dock status and permits
• Retaining walls
• Erosion
• Water access
• Water depth
• Seasonal versus year-round status
• Building permits
• Expansion possibilities
• Garage possibilities
• Zoning and setbacks

Not every item applies to every East Hampton property.

But the point is:

Don't assume.

If a buyer's plan depends on adding a garage, verify whether that appears feasible before treating it as a certainty.

If the buyer wants to expand the house, investigate the restrictions.

If a dock is important, understand what exists and what approvals may apply.

If they're planning year-round living in a property historically used seasonally, investigate that too.

Waterfront can be incredibly desirable.

It can also introduce additional layers of due diligence.

Sellers Should Do Some of This Homework Before Listing

I don't think all of this should fall on the buyer.

If I'm representing a waterfront seller, I want to gather as much useful information as reasonably possible before we hit the market.

Depending on the property, that may include:

Permits.

Septic information.

Well information.

Known dock information.

Property records.

Relevant improvement history.

Information regarding seasonal/year-round use.

Anything available regarding additions or structures.

I'm not trying to guarantee what a buyer can do in the future.

I'm trying to eliminate unnecessary uncertainty.

Good information helps buyers make better decisions.

If You're Selling Waterfront, Don't Automatically Renovate the House First

This goes back to understanding the buyer.

A seller may think:

“We need to spend $50,000 updating this place before anyone will want it.”

Maybe.

But maybe not.

If you have a rare waterfront property with desirable frontage, buyers may value the location more than the seller realizes.

Before undertaking a major renovation, I'd want to understand:

What is the property worth today?

Who is the likely buyer?

What will they value most?

Will the renovation meaningfully increase the sale price?

Or would buyers rather renovate it themselves?

The waterfront itself may be doing more of the heavy lifting than the seller thinks.

Don't Hide the Potential Either

On the other hand, if the property has characteristics that could make it particularly attractive for year-round use, those deserve attention.

Maybe it already has:

Good square footage.

A garage.

Strong ceiling height.

A functional year-round layout.

Updated heating and cooling.

Excellent usable frontage.

Or perhaps there's reason to investigate whether expansion could be possible.

Those things can separate one lake property from another.

As more buyers look for waterfront they can use as a primary residence, the ability to combine lake lifestyle with everyday functionality becomes increasingly important.

What Makes an Exceptional East Hampton Waterfront Property?

For the right buyer, the strongest combination may look something like:

True waterfront

plus

Good usable frontage

plus

Great views

plus

Enough square footage for year-round living

plus

Garage or realistic garage potential

plus

Expansion possibilities

plus

Solid construction

plus

Comfortable ceiling heights and layout

plus

Outdoor space that connects naturally to the water

When those characteristics come together, the property can appeal to buyers who aren't simply looking for a weekend cottage.

They're looking for a home on the lake.

And that can be a very different buyer.

How Should You Price a Lake Property?

Carefully.

I wouldn't simply take:

Square footage × neighborhood price per square foot = value.

There's too much missing from that equation.

I want to look at the closest waterfront sales available and then think about the differences.

How does the frontage compare?

How usable is it?

What about lot size?

View?

Privacy?

House condition?

Square footage?

Garage?

Year-round functionality?

Expansion potential?

Outdoor living?

Those adjustments can be subjective, which is why lake-property pricing requires more judgment than simply pulling three nearby sales and averaging them.

If You're Buying Lake Property, Decide What Can't Be Changed

This is one of the most useful ways to think about it.

Separate the property into two categories.

Things You Can Potentially Change

Kitchen

Bathrooms

Flooring

Paint

Heating and cooling

Layout, within reason

House size, if approvals allow

Garage, if approvals allow

Landscaping

Things You Generally Can't Change

Whether you're actually waterfront

The basic location

Amount and configuration of the lot

Overall relationship to the water

Certain topographical characteristics

The fundamental lake experience

That's why buyers sometimes pay a premium for a less impressive house on the better waterfront lot.

They're buying the thing they can't recreate later.

If You're Selling Lake Property, Understand Who You're Selling To

Don't assume the buyer evaluates your home the same way you do.

Maybe you've spent 25 years thinking:

“This kitchen is really dated.”

The buyer may walk in thinking:

“Look at that view.”

Maybe you're focused on the small garage.

The buyer may be thinking:

“Could I expand it?”

Maybe you think the house is too small.

The buyer may see a rare piece of waterfront and immediately start imagining an addition.

Or the opposite can happen.

A seller may assume:

“It's waterfront, so nothing else matters.”

Then buyers reject it because of low ceilings, poor construction, structural concerns, or limitations that prevent them from turning it into the year-round home they want.

Understanding that buyer mentality is important when deciding how to prepare, price, and market the property.

So, How Do East Hampton Lake Buyers Think Differently?

They often start with the part of the property that can't be replicated.

The waterfront.

Then they determine whether the house can work around it.

Some will compromise on size.

Some will compromise on condition.

Some will accept an older kitchen.

Some will buy without a garage if they believe one can eventually be added.

Every buyer is different.

But the underlying question I increasingly hear isn't:

“Is this house perfect?”

It's:

“Is this the waterfront I want, and can I make the house work for the way I want to live?”

For East Hampton lake sellers, understanding that distinction can change how you prepare, price, and market the property.

Because you're not just selling a house.

You're selling a piece of waterfront and the lifestyle that comes with it.

Thinking About Selling a Lake Property in East Hampton?

Before spending money renovating or deciding what your property is worth, I think it's worth looking at it the way an actual lake buyer will.

I'll evaluate the house, but I'll also look at:

The frontage.

The shoreline.

The view.

Water access.

Lot usability.

Garage and expansion potential.

Year-round functionality.

Condition.

Recent waterfront sales.

Then we can develop a preparation, pricing, and marketing strategy around what makes your particular property valuable.

If you're considering selling an East Hampton lake property, call or text Jason Boice at 860-452-3153 for a no-pressure consultation.

FREQUENTLY ASKED QUESTIONS

What do buyers value most in an East Hampton waterfront home?

Every buyer is different, but direct waterfront is often the starting point. Buyers may also consider the amount and usability of frontage, views, dock potential, swimming and boating access, privacy, house size, garage availability, expansion potential, condition, and whether the property works for year-round living.

Is direct waterfront more valuable than deeded lake access?

Generally, direct waterfront and deeded lake access appeal differently to buyers. For buyers specifically seeking true waterfront, direct frontage typically carries significantly more appeal because they own the property directly on the water rather than simply having rights to access it.

Will lake buyers purchase a dated house?

Yes. Some buyers will accept dated kitchens, bathrooms, finishes, smaller square footage, or an imperfect layout to obtain desirable waterfront. Serious structural concerns, poor construction, and low ceilings can be harder for buyers to overlook.

Are buyers looking for year-round lake homes in East Hampton?

Jason is increasingly seeing buyers who want waterfront property that can accommodate comfortable year-round living rather than solely seasonal use. Square footage, heating and cooling, storage, garage space, ceiling height, layout, and expansion potential can therefore become important.

Does having a garage matter on a lake property?

It can. A garage provides vehicle and equipment storage and can make a lake property more practical for year-round living. Buyers may also investigate whether a garage can legally and practically be added when one doesn't already exist.

Can I add onto an East Hampton waterfront home?

It depends on the specific property and applicable requirements. Lot size alone doesn't establish whether an addition is possible. Zoning, setbacks, septic, wetlands, shoreline restrictions, lot coverage, and other factors may affect what can be built. Buyers and sellers should verify property-specific requirements.

What should I investigate before buying a lake property?

Depending on the property, relevant due diligence may include flood zones and insurance, septic, well, wetlands, docks and permits, shoreline restrictions, retaining walls, erosion, seasonal or year-round status, building permits, setbacks, and expansion possibilities.

Should I renovate my waterfront house before selling?

Not automatically. Because waterfront itself can carry significant value, sellers should evaluate the likely return before undertaking major renovations. Some buyers may prefer purchasing the property in its existing condition and completing improvements themselves.

How should an East Hampton waterfront home be priced?

Waterfront pricing should consider more than square footage. Relevant factors can include comparable waterfront sales, frontage, shoreline usability, views, privacy, lot characteristics, condition, garage availability, year-round functionality, outdoor space, and potential limitations or opportunities associated with the property.

ABOUT THE AUTHOR

Jason Boice is a REALTOR® with eXp Realty serving East Hampton, Hebron, Marlborough, Colchester, Andover, Columbia, and surrounding Connecticut communities.

Jason works with buyers and sellers throughout the Route 2 corridor and helps sellers develop property-specific strategies involving preparation, pricing, professional photography and video, drone photography, floor plans, Zillow Showcase, digital marketing, offer analysis, inspection negotiations, appraisal preparation, and transaction management.

Call or text Jason at 860-452-3153.