Raymond, ME

With gas now at $4 a gallon for regular the last thing you want to be doing, if you're a buyer of Maine lakefront property, is driving all over hill and dale with a fistfull of listing addresses and your eyes glued to a GPS screen.

Your intentions are good - do a bunch of "drive bys", get a feel for the area, and whittle your "potentials" list down to something manageable. Sure, you burn through a $60 tank of gas and the use of a sick day to take a self-guided tour of the Maine lakefront market, but to make this effort worth it you need to accomplish what you set out to do.

More often than not, however, the ugly truth is you end up more scattered and confused than when you started and you come to the grim realization that the road to real estate hell is, indeed, paved with your "good intentions".

The sequence goes something like this: you start online and find ten properties that look pretty nice on the laptop. You're able to get the addresses, so you plug them into your GPS, you call in sick, you buy that $60 tank of gas, and you tool up I-95 to Maine. So far, so good. You're determined to see all ten properties.

You drive from one lake to another, down camp roads and on main roads; you see camps that don't seemed habitable and year round houses that seem gorgeous - all priced the same; you look at the same lake three different times, in three different towns and don't realize it; some addresses the GPS can't find and others are flat out wrong; you wonder how far it must be to buy a loaf of bread or charcoal or dog food after you've driven two miles on a private road that doesn't go anywhere. When you get out to look at the water you see all kinds of things: weeds, leaves, and muck, or sand, rocks and clear water. You see bushes growing along the water, dead trees on the shoreline, and a black hose going out into the lake. It seems that no two places are remotely similar and each property raises a host of questions, yet they're all priced pretty much the same.

Finally, you get to the last property on the list and you really like it. There's a real estate agency "For Sale" sign there with a phone number. You call. They answer. They tell you the seller needs a 24 hour notice to show it. Can you come back tomorrow? Arrgh!

You're already two hours late in getting back home. Your tired, dejected, and can't remember if it was the fourth or fifth place you saw that had that beautiful dock system and two car garage. You wonder what went wrong. How could driving around looking at houses be so exhausting? You thought it would just be a nice drive in the country.

But then you remember that buying a second home is a big decision, one of the biggest financial decisions you'll ever make. This is serious stuff. You're a smart person, but there are so many issues that come to mind, so much to think about. And you really don't know all that much about the area, or what lake is better than another, or how far it is to the nearest hospital or movie theater, or who pays for the upkeep of a private road, or how do I get the septic system checked out, or why can't I build a deck on the front of the house, or what is that black hose doing running out into the lake?

Now you're getting stressed. You can feel the weight of all these questions bearing down on you as you drive in the twilight, back down I-95, back over the bridge to somewhere other than Maine. On the way, you have to stop in Kennebunk to get gas.

Don't let this be you. How? Very simple. Call a real estate exclusive buyer's agent first. Get to know them. Build a relationship. When you're ready to come to Maine, come to the buyer's agent office. Sit down with them and discuss what your needs and desires are in a lakefront property. Have a lakefront real estate expert explain the services he or she provides and let them help you find just the right property using the information about yourself that you provide to them. They know the market, they know the questions to ask, and they work exclusively for you.

A buyer's broker will not only save you time and gas money, but also negotiate the best price for you, help you with financing, facilitate all the paperwork, aid in any inspections, and go with you to closing.

And now, a shameless plug for the buyer's brokers at Mr. Lakefront. The buyer's brokers in our office are lakefront experts. Lakefront property is all we do. Just in the Sebago Lake area alone there are 60 lakes and 20 towns. Today there are over 240 lakefront properties listed in this area, $200,000 and up. Our brokers know these lakes, know these towns, and are familiar with most of these current listings. They can save you a lot of "looking around" on your own if you would just call them first and have a no obligation, introductory meeting. How easy is that?!

So, continue to use our Lakefront Locator to view current lakefront listings. But when you're ready to come and have a look, call us first. We'll help you find just the right property and alleviate a lot of the stress that can come with making such an important decision for you and your family. Oh yes, the number to call is 207-655-8787.

In a blog post on April 14 I questioned the timing of a legal action taken by a jetski owner who was challenging the state's right to prohibit jetskis on a particular lake.

At that time I said that he was kicking a sleeping dog that might just turn around and bite him. I said this because I sensed a change in people's attitudes ever since last summer's horrific power boat accident on Long Lake. More and more folks want to do something about wild and reckless behavior on our beautiful lakes and ponds.

Well, this week the Supreme Court for the State of Maine ruled that the state had the right to prohibit jetskis from any lake or great pond. SEE FULL STORY.

I don't know whether the owner was working alone or whether he was egged on by special interests, but he made a bad miscalculation - a miscalculation that, in a way, affects us all. The result is less personal liberty for all of us because of the wild and reckless actions of a few.

Up here in Maine the Yankee spirit lives on. Rugged individualism, personal liberty, individual responsibility are not dead concepts from dusty history books. These ideas are still alive and well in Maine. But, less so today than yesterday.

Most folks are tolerant of jetskis. The attitude is "live and let live". The prevailing feeling has been "there's nothing we can do about it anyway". UNTIL NOW.

The fact that here in Maine communities could petition the state to actually outlaw jetskis was not widely known. Now, due to the press coverage this case received, I predict that folks who have begrudgingly "put up" with jetskis in the past might decide to work towards their prohibition on their particular lake or pond. Is this a good thing?

Mr Lakefront's attitude is the same as Rodney King's "Can't we all just get along?"

Snowmobile clubs in Maine have done a great job "going mainstream," becoming good and solid citizens by being responsible and sensitive to others. Jetski owners should take note and follow their example. Otherwise they'll be fewer lakes and ponds that welcome them in the future.

This posting contributed by Tom Ferent / Mr. Lakefront.

As a listing agent I often ask myself "What were the sellers thinking when they built this house?"

Often times bright, sharp and savvy people will build a home to their individual tastes and singular specifications never thinking that someday they might want to sell. Now, those of you who don't care whether your lakefront home is a good long term investment or not can stop reading right here. But, if you care about the long term value of your lakefront home, please read on.

#1 Mistake - Building a suburban style home on the lake - Lakefront property is vacation property. For most lakefront buyers, a lake home is a second home used for vacation getaways. They are looking for a home that has rusticity. They want something that is authentic and "evergreen" rather than "plastic" or trendy. The classic Maine camp with a pine interior is a look that never goes out of style. It's authentic - hardwood floors, bead board, fieldstone fireplaces, screened porches, cathedral ceilings, granite and/or flagstone hardscape, solid pine doors, three-quarter inch Pickwick pine. These are the things that make vacation homes in the lakes region. This is what's forever in demand. If you dislike log homes, how about a post and beam?

Wall-to-wall carpeting, Euro-style kitchen cabinets, hollow core doors, Formica this and that, walls of sheet rock, and fibreglass shower enclosures might be what's great in the suburbs, but not here.

When you decide to build, remember you might want to sell someday. Build what's always in demand, not what's trendy.

#2 Mistake - Planning the home before buying the lot - But more than how it's appointed is how little thought is given to the home's relationship to the lake. Often times, folks from away spend gobs of time working on home plans before they buy their lakefront lot. They then, with great futility, try to fit the home to a lot and miss the mark. What one should do is buy a lot and then design a house to take advantage of the best features of the lot. Don't get it backwards.

#3 Mistake - Not considering functionality - Last Sunday I visited a 10 year old four bedroom house with one three quarter bath and two half baths. Why would anyone build a four bedroom house with one shower, no bathtub and 3 toilets? ( I know, there's a joke in there somewhere). My advice: if your finished living space is spread over three levels, you need two three quarter baths and one full bath, with a bathroom on every floor. And every house needs at least one tub. Where do you wash the toddlers in the family? And bedrooms? You need at least one on the first floor.

#4 Mistake - Leaving the decisions to the "experts" Sometimes wealthy people,who sometimes have more dollars than sense, will leave all the details to a trendy architect they found in Downeast Magazine. Big Mistake. I recently visited a million dollar property on Pleasant Lake. None of the bedrooms had closets. The architect didn't like closets!! A triumph of form over function. The old Yankees who built half the homes on the lakes would never have stood for such foolishness.

#5 Mistake - Giving more thought to the house rather than the the lot it sits on - Everyone wants a house they can be proud of. But here in the lake region you want a lot that has great views, sandy beach swimming and privacy. Please read The 5 Top Attributes of a lakefront property. Over time it's the lot that appreciates in value not the structure. If you're going to overspend on something, overspend on the lot.

This posting contributed by Tom Ferent/Mr. Lakefront

Most folks have only so much money to spend on a lakefront property. After conferring with a reputable mortgage broker, lakefront buyers have a pretty good idea of what they can afford to spend . (Need the name of a good mortgage broker? Let us know.)

Determing how much one can spend is a lot easier than determining what to spend it on. Let's say your budget indicates that you can afford to spend $400,000 on a lakefront home.

Here are your 5 choices:

1)One can purchase a $300,000 house on a $100,000 lot
2)One can purchase a $250,000 house on a $150,000 lot
3)One can purchase a $200,000 house on a $200,000 lot
4)One can purchase a $150,000 house on a $250,000 lot
5)One can purchase a $100,000 house on a $300,000 lot

Once acknowledging these five, choices 9 out of 10 people select a 6th choice. That is, a $300,000 house on a $300,000 lot. Unfortunately, this choice does not work with a $400,000 budget even in this extraordinary buyer's market.

You might ask "What would Mr. Lakefront do if presented with these same choices?" My advice: Buy the best lot possible with a house that meets your minimum requirements. How come?

Two reasons: First, a lakefront home is an investment. What appreciates over time is the lot, not the house. Secondly, you can change the house but not the location.

My advice is not usually welcomed very warmly. "But I want a place I can be proud of ", "I want a place that will impress my sister and her snooty husband", or "I want a place large enough to accommodate the kids and the grand kids." I've heard it all.

So what choice would Mr Lakefront make? With a $400,000 budget I would select #4 - I would buy a $250,000 lot with a $150,000 house.

When making this selection I realize that the lot will be terrific and the house rather plain. But I can fix the plain Jane. Because I know there are interior designers that can turn the proverbial "sow's ear " into a silk purse. A good interior designer can turn an average looking place into a dazzling show place. They have a team of loyal subcontractors who perform good work within a budget.

So the next time you enter a lakefront home with shag carpeting, avocado kitchen appliances, dark brown cheap masonite paneling, and orange formica countertops don't turn away too quickly. If the lot is good to great, maybe with the right help you, too, can turn that "sow's ear into a silk purse."

Need the name of a great interior designer? Let us know. We can help you find one.

We love Maine lakes and want to share them with you.

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For Maine lakefront homes in your price range in the region of your choice check out Lakefront Locator.

Last fall, at season's end, we, at Mr Lakefront, asked over a thousand regular visitors to our website a simple question: "How can we make our website more helpful to you, the lakefront buyer?"

Quite frankly, we were very gratified by the response. Not just by the number of respondents, but by the quality of their input.

After reviewing each request for value and feasibility, we put our web developer on the case. We are now happy to announce the release of Phase 1. Check out the following enhancements on our website at http://www.mrlakefront.net/ .

Search by Lake Size - Let's face it, some folks like small lakes and ponds. They want to kayak and canoe in peace. You don't need to be a member of the Birkenstock crowd to tire of the wake and buzzing of powerboats as you're trying to enjoy an afternoon in the canoe. On the other hand, powerboaters want to be on large bodies of water so that they can explore God's wonders at 50 mph and enjoy those recreational activities that only come with larger bodies of water. With our new Lake Size feature, you can search for properties on our website using lake size as a sorting criteria. Check it out on our Lakefront Locator. You'll find this new feature after you've selected the type of property and region that you want to look in.

Search Results with Lake Info - After finding just the right house, one starts to wonder about the size, clarity and depth of the lake or pond the property sits on. Well, wonder no more. When you execute a search and recieve your results, you'll notice a Lake Info button at the bottom of the lakefront property listing. That will take you to lots of information about that specific lake or pond.

Search Results Listed "Low to High" or "High to Low" by Price Point - now one can choose which way your search results are listed. See Lakefront Locator.

Search Results Display Property Address - We can't take the credit for this one. Until recently we weren't allowed to share property addresses with folks who were not yet our clients. Now we can. With each new listing, addresses will appear. Older listings with no addresses will fall away as they are sold.

Coming Soon! - Phase II, featuring more updates to help you search for that perfect lakefront property. Stay tuned!