Should I purchase a house by a creek?

Question

My offer has been accepted for a potential house hack house in Stone Mountain, 30083, of Atlanta GA.

However, I just realized that the backyard leads to Indian Creek (a creek).

What are the pros and cons of purchasing property by water or a creek?

As a visual, the house has a circular driveway in front that's lower than street level and backyard descends from the house into a creek.

One con is that I'd likely need to carry a $2.5k+ annual flood insurance. Anything else to consider?

Bruce Woodruff · Answer

I have a STR with a creek running right down the backyard property line...creates privacy and looks and sounds so nice at certain times of the year. I included it in the name of the place and it sounds unique and cool.....

You can avoid the flood insurance by paying cash if that's a viable option. Check with neighbors to see if the creek has ever flooded and what the average levels are. If it floods every year then maybe stay away, but otherwise I see it as a huge plus!!!

And we live in a dry area so mosquitoes are not a problem.....

Sylvia B. · Answer

Well, that depends....

It sounds like the property slopes front front to back, with the road as the high point and the creek as the low point, but you give no details. How big is the parcel? What is the distance from the house to the creek? How steep is the slope? How big is the creek?

A gentle slope 20 feet from the house to a large creek has a different set of concerns than a steep slope 500 feet from the house to a little ankle-deep creek.

Mark Pedroza · Answer

The mosquitoes will have a field day...

Theresa Harris · Answer

How did you not know it backed on to a creek?  Look for signs of erosion and talk to neighbours who have been there for a while (10+ years) to see if there have been any problems with flooding or erosion.  How high does the water get relative to where the land is?  I have a property with a seasonal creek going through it.  Water levels can get knee to mid thigh at times and dry up in the summer.

Rick Baggenstoss · Answer

Flood plain and insurance does effect the value.  I hope you're paying accordingly.

Well, you can't build within 75 or 100ft of a creek.  I'd figure out how far you are based upon FEMA maps.  You can build permeable patios, etc. just not a deck.

Some other good comments above are whether the creek is eroding your yard or pushing towards the opposite bank.  A turn towards your yard, and you'll have to work to keep it from eroding.

Other than that, I wouldn't worry too much here.  We have a lot of creeks.  They're generally not undesirable.

Should I purchase a house by a creek?

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