Creek running through backyard
I have been a real estate investor for 8 years now and I have done dozens of flips and have a handful of rentals. I have always avoided properties with pools, creeks, or any form of water due to liability and maintenance issues. However, I am now consider a property for my personal residence that has a large creek running through the backyard. The creek current is fairly strong, but the yard has been tastefully designed. The creek is about 30 feet from a 5 foot retaining wall, so I believe I have plenty of height and distance for overflows not to reach the home.
My question pertains to value and possible issues with a creek property. I plan on this house being my forever home, so overpaying isn't a big concern but obviously on my mind as an investor. The asking price and my offer are about $15/sqft higher than the highest comp in the neighborhood, but I am willing to absorb the loss to keep my family happy(3 kids and a puppy making life hectic in my current home). Are houses that back up to creeks normally more or less expensive than comparable homes without creeks? Does anyone have any experience or concerns with a property like this? I have attached pictures as a reference.
Most Popular Reply
Hi Mohammed,
That looks like a beautiful home, and if you buy it, and if it goes below freezing there, you will have a great opportunity to learn to ice skate.
Good Luck!
#3 Managing Your Property Contributor
There are a few factors to consider. As you mentioned the flow, but also the height of the home and distance from the creek. How high does the water get at its peak flow and what is upstream? It there isn't a lot upstream, good. If there is, any heavy rains will cause water levels to increase upstream and all of that will funnel into the creek downstream-and it won't just be water from one area.
the house appears to be elevated and set back. Talk to the city and ask about floods over the last 100 years. Also talk to an insurance company about insurance.
One question. Is it in the flood plain?
The answer to that question will drastically affect the value of this property.
Hi Mohammed,
That looks like a beautiful home, and if you buy it, and if it goes below freezing there, you will have a great opportunity to learn to ice skate.
Good Luck!
In our area with your setup this would be a plus. Some nice summer fishing I would think. It is a minus if you have substantial flood risk. Keep in mind flow is more or less depending on where the water is coming from. Find out if you are at high flow or low flow and if there is a dam anywhere.
@Jaron Walling It does not appear to be in a flood zone. The house sits far back and high enough not to have to worry about flooding.
@Mohammed Elzagha
Talk to your neighbors and ask if they notice any snakes come into their backyard, especially after it rains and the water level rises and floods snakeholes.
I hope you looked at an actual flood zone map and ruled that the property doesn’t fall within a 100 year flood zone.
Lastly, flood zone or not, heavy rains in Oklahoma City last year caused enough erosion of creek banks that houses ‘flowed away’.
#2 Contractors Contributor
- Severna Park, MD
A creek never overflows its banks , until it does . Odds are you wont have a problem . But a lot depends on how much development is done upstream . Look up floods in Ellicott City Md . Its a quaint old town that had this nice little creek , they never had a problem until the suburbs expanded and all the roads and parking lots .
Just curious , how much for that house ? In my area of Md thats around 1.2 million
Since it's not in the 100 year flood zone you don't have much to worry about. That view with the woods adds value. Looks expensive. Good luck man.
The house looks awesome. One thing I would point out is that retaining walls are a bit expensive to fix. A few of my clients consider retaining walls deal breakers whenever they are purchasing investments. You stated that this will probably be your forever home so maybe that won't be an issue but it is something to think about.
Hi Mohammed! I'm in landscape architecture so this is right up my alley. Beautiful property, but I want to stress that even if you don't appear to be in the 100 year flood plain you should still advance with caution. With the climate changing and becoming more unpredictable many places are receiving 100 year storms much more frequently. As an extreme example Houston got 3 "500 year" storms in 3 years. In fact there is even some talk about reworking the whole scale because storms are becoming more severe more often. As others said, check upstream as many neighborhoods and parking lots are piped to drain directly into streams, which can lead to flooding and erosion downstream. Definitely get flood insurance if you pursue this property.
I take my dog on a walk in our neighborhood. There are several homes that are 150 feet from the creek. None of these homes were in the flood plain until they were. The foundation of his home was cracked and his house was condemned. Make sure you have rental insurance if you pursue it.