Episode 26, 10/30/26

What Exactly Is Private Waterfront in Michigan?

Corresponding blog: What is the Difference Between Private and Shared Waterfront in Northern Michigan.

Episode Summary

What does private waterfront actually mean in Michigan? Generally, it means your parcel directly touches the water and carries riparian rights associated with that shoreline, but it does not mean you have unlimited control over the lake or shoreline. Buyers should verify the actual property boundaries, waterfront rights, dock rights, and any state or local restrictions before assuming “private waterfront” means they can do anything they want.

Full Transcript

Introduction

[00:00]

Welcome to Northern Michigan Real Estate Intelligence. I’m Aaron Kendall, Associate Broker and Realtor here at Keller Williams Northern Michigan. Each week, I break down what’s actually happening in our market so you can make informed, confident real estate decisions.

This week, I want to answer a question that sounds simple:

[00:20]

What is private waterfront in Michigan? It’s not as simple as it sounds.

Because buyers hear phrases like private frontage, deeded access, shared waterfront, association access, and lake access all the time.

And sometimes those phrases get treated like they mean the same thing.

They don’t.

So today, I want to focus on just one of them:

Private waterfront.

And more importantly, what private waterfront actually gives you — and what it does NOT.

[00:50]

The Core Topic

[00:52]

Generally, private waterfront means the parcel itself extends to the water.

You own the upland property that directly touches the shoreline.

On a natural inland lake or stream in Michigan, that usually means you have what are commonly called riparian rights.

Those rights generally include access to the water, reasonable use of the water, and the ability to use the shoreline in ways that are associated with waterfront ownership.

That may include swimming, boating, fishing, and in many cases putting out a seasonal dock.

[01;27]

But here is the part buyers sometimes miss:

Private does NOT mean unlimited.

You do not own the entire lake.

You do not automatically have the right to fill wetlands, dredge the shoreline, build whatever seawall you want, dump sand into the water, or install any structure you want without regard to state or local rules. And believe me, EGLE regulates that with an iron fist.

Michigan still regulates certain activities on inland lakes and streams.

For example, permanent docks and permanent boat hoists generally require permits, while qualifying seasonal private docks often do not.

Dredging below the ordinary high water mark generally requires a permit.

Placing fill or sand below the water line can also require a permit.

So when a listing says private waterfront, the important question is not:

“Can I do whatever I want?”

The better question is:

“Exactly what rights come with this parcel, and what rules still apply?”

[02:32]

Market Explanation

[02:34]

This matters a lot in Northern Michigan because waterfront can be one of the biggest components of a property’s value.

If you are buying on Torch Lake, Long Lake, Lake Leelanau, Crystal Lake, Elk Lake, Lake Mitchell, or any of the hundreds of smaller inland lakes around Northern Michigan, the shoreline may be one of the main reasons you are paying a premium for the property.

So I want buyers to verify it.

Do not rely only on the listing description.

Look at the deed.

Look at the legal description.

Look at a survey if one exists.

Look at the title work.

Make sure the parcel actually touches the water where you think it does.

Because there is an important difference between owning waterfront and having the right to use somebody else’s waterfront.

A property with shared or deeded access may still be wonderful.

It may give you swimming, boating, or dock privileges.

But those rights usually come from an easement, association documents, deed restrictions, or some other legal arrangement.

That is different from owning the shoreline directly.

[03:46]

And there is another reason this matters.

The word private can give people the impression that nobody else has rights affecting the property.

That is not always true either.

You may have neighbors with adjoining riparian rights.

You may have an association.

There may be zoning restrictions.

There may be environmental rules.

And if you want to change the shoreline, add a permanent structure, dredge, or substantially alter the waterfront, you may need approval.

[04:22]

Private waterfront gives you strong rights.

It does not make the shoreline a legal free-for-all.

That distinction becomes especially important when buyers are thinking about what they want to do after closing.

Maybe you want a dock.

Maybe you want to bring in sand.

Maybe you want to improve an eroding shoreline.

Maybe you want to keep a large boat there.

Maybe you want to remove vegetation.

Those are all things I would investigate before buying the property if they matter to you.

Because the worst time to learn that you cannot do something is after you bought the property assuming you could.

This is why I separate two questions when I am working with waterfront buyers.

First:

Do you actually own private waterfront?

Second:

Does that private waterfront allow you to use the property the way you want to use it?

Those are not always the same question.

[05:25]

This week’s corresponding blog, ‘What Is the Difference Between Private and Shared Waterfront in Northern Michigan?’, goes deeper into the different types of waterfront ownership and access.

You can find it in the blog section at aaronkendallrealestate.com. Or, if you are following along on the transcript, just click those words.

But if you remember one thing from this video, make it this:

Private waterfront usually means you own the property directly to the water — not that you own the water or have unlimited control over the shoreline.

That small distinction can prevent a very expensive misunderstanding.

[06:10]

Wrap Up

[06:12]

If you are buying waterfront in Northern Michigan, verify the waterfront the same way you would verify the house.

Confirm the boundaries.

Confirm the rights.

Confirm what you can actually do with the shoreline.

And if a particular use matters to you, investigate that before you close.

If you found this episode helpful, follow or subscribe to Northern Michigan Real Estate Intelligence and look for next week’s episode.

[06:39]

Elite NorMI™ Prompt

[06:40]

If you’d like to dive deeper on this, you can ask NorMI™ something like:

Help me determine whether this Northern Michigan property has private waterfront and what rights actually come with it. Ask me for the property address and how I want to use the waterfront.

If you are following along on the transcript, just click those words and I have the question loaded for you in NorMI™.

Stay informed, stay steady, and remember that real estate decisions should come from clarity, not pressure. I’ll talk with you next week.

[07:15]

Paragraph Block

According to Aaron Kendall with Keller Williams Northern Michigan, private waterfront generally means the property itself directly touches the water and carries waterfront rights associated with that parcel. However, private ownership does not mean unlimited control over the shoreline, and buyers should verify property boundaries, dock rights, shoreline restrictions, permits, and intended uses before purchasing.

Voice Assistant Block

Voice Assistant Answer: Private waterfront in Michigan generally means your property directly touches the water and carries riparian rights associated with that shoreline. Those rights can include access, boating, swimming, and dock use, but they remain subject to Michigan law, neighboring waterfront rights, and permitting requirements for certain shoreline activities.