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        <title>Waterfront Homes Blog</title>
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    <guid>https://www.waterfronthomes.com/blog/2025-tahoe-economic-summit-recap/</guid>
    <link>https://www.waterfronthomes.com/blog/2025-tahoe-economic-summit-recap/</link>
        <author>chris@waterfronthomes.com (Chris Murphy)</author>
        <title>2025 Tahoe Economic Summit Recap</title>
    <description> <![CDATA[ 
Mike Simonsen Economic Presentation


This past week, Alyssa and I visited South Lake Tahoe and attended the Compass NorCal Tahoe Economic Summit alongside 315 other Compass agents. It was among the coolest and most welcoming conferences we've attended and we sincerely appreciate the connections we made with other Compass agents and the time we spent together sharing our respective wins and learning experiences from the past year. 


One of the highlights of the Summit was Mike Simonsen's overview of the current economic climate and what it could mean for the next 6 to 24 months. Here is a recap of his slide deck and my commentary on the valuable context Mike provided.





Slide 1


In Mike's first slide, he shared that this heatmap of the United States illustrates the tale of two markets: one in which the Northeast, Midwest, and West Coast have inventory that is still transacting with a reasonable pace (70 days on market and fewer. And a second, in which the Sunbelt states are experiencing more inventory and longer listing periods (70 to 107 average days on market). Mike commented that this is substantially influenced by the massive increase and prices and the significant number of homeowners moving to the Sunbelt during the Covid years. 





Slide 2


One of Mike's most valuable suggested talking points is, when someone asks him, &quot;what is going to happen with interest rates?&quot; He responds, &quot;I don't know whether they will go up or down, but I can tell you what will happen if interest rates go down.&quot; Having said this, Mike indicated through this slide that when the US added fewer new jobs than expected, interest rates have historically gone down. 


Slide 3


From my perspective, this slide is one of the most impactful in terms of what prices will do for existing homes. These four charts illustrate that the number of new construction home starts are notable down over the last 3 years. This can take a year or two to materialize, but because new construction takes years in planning and permitting, the most likely outcome from the decline in permits and starts will be fewer new construction homes available for sale, which will increase demand for existing homes. If interest rates align, as illustrated later in the presentation, this could make for another period of rapid home price appreciation. 


Slide 4


This is the first of two slides (second one is slide 12) that illustrate what will most likely happen if interest rates fall below 6. In this slide, Mike demonstrated that this is the third time since mortgage rates climbed post-covid that rates have approached 6. In this two other times when rates have approached 3, we have experienced an uptick in prices because the cost of homeownership is slightly lower from the lower mortgage rates, so more buyers enter the market. 





Slide 5


Initially, only 40 own homeowners have a mortgage on their home. This slide illustrates that ~20 of the 40 of mortgage holders now have rates above 6. Therefore, if rates fall below 6, there will be more motivation for buyers to transact into a new home purchase and lower their mortgage payment (if the purchase price is the same as their prior home).  


Slide 6


This slide demonstrates that tremendous equity US homeowners have in their homes. Again, it's important to note that only 40 of homeowners have a mortgage. So, of that 40 who have less than 100 equity, 86 of borrowers have more than 30 equity in their homes. This is a good indication that homeowners are most likely not going to be in a distressed state and they can choose to sell at their convenience. 


Slide 7


This slide illustrates that homeowners with a sub-3 interest rate are already paying more toward their equity than interest with every monthly payment. Looking forward, this means that more and more homeowners will have a solid amount of equity in their property reducing the number of instances where a homeowner needs to sell for financial reasons. 





Slide 8


In one of the data visualization formats that Mike popularized through Altos research, this stacked line chart demonstrates that nationally inventory has plateaued for the year and well below 2019 and other pre-covid years. This indicates that inventory is still reasonably tight, especially in the markets with high demand despite higher interest rates. 





Slide 9


As Mike indicated in the chart's sub-heading, it appears as though the number of new listings has sharply declined for the year and that sellers are potentially waiting for next year, most likely when they expect interest rates to be lower. My interpretation is that this could result in one of two things happening: (1) because of such high percentage of equity and because sub-3 mortgages have principal payments exceeding the portion of interest they pay, maybe we'll have less new inventory next year, which could lead to increased home prices. Or, (2) Mike is right and the folks who would normally be selling now are waiting until next year, which could mean a surge in new listings is coming in late Q1 and Q2.





Slide 10


This slide illustrates that more sellers are pulling their homes from the market, at an earlier time of year than what normally occurs prior to the holidays. Similar to other assumptions, this could be that Sellers don't think the economic climate is strong enough right now for them to be able to maximize their selling price, therefore they are withdrawing their listings from the market. If rates fall and demand picks up, these sellers may have gambled accurately and they may be able to get their dream selling price next year. Of course, there are a lot of MAYBE's in that sentence and, alternatively, if there is a surge of new listings next year, it could put ever more downward pressure on selling prices. 





Slide 11


This heat map illustrates that states with the highest number of listing withdrawals. Understandably so, the states with the highest percentage of withdrawals are also the states with the longest average days on market and the highest number of competing listings. 





Slide 12


This is the slide to which we referenced earlier in the post. The three arrows that Mike has added to this stacked line chart illustrate that when rates spike, prices fall rather immediately. And, the converse is also true, that when rates fall, prices notably increase. This chart is effectively the answer Mike gives when people ask whether interest rates are going to increase or go down. Mike says, if rates fall below 6, prices will most likely increase. If they approach 7, then prices will most likely decrease.





Slide 13


Although this slide indicates that price per square foot on a national basis have fallen below 2024 levels, if mortgage rates continue to trend closer to 6, we are likely to see the 2025 price per foot inch above the 2024 level. 





Slide 14


In the final slide of the data portion of Mike's presentation, the number of pending sales is still above 2024 levels, but not by much. This leads a lot of economists to believe that we will have approximately the same number of homes sales nationally (~4m) as we did last year, which is more than 30 below the peak selling volume during the pandemic at which time we had over 6.1m homes sold. 





Slide 15


If you've enjoyed the data in these slides, we highly recommend you use the QR code to subscribe to Mike Simonsen's email newsletter in which he shares weekly videos going over the real estate data from the prior week. We've been long-time subscribers to Mike's newsletter and find his analysis to be very valuable. 


Conclusion


After reflecting on the learnings we took from Mike's presentation, Alyssa and I agreed that now is an excellent time to buy real estate and hold it for the long term. Because interest rates are hovering in the mid-to-low 6's, they are still not quite low enough for prices to appreciate. Combine that with the typical slow down of transactions in Q4, sellers with homes on the market this time of year are most likely more motivated to sell than the owner who has withdrawn their listing from the market in hopes of selling it for more next year. Therefore, a purchase in Q4 offers a great opportunity to get a good purchase price, make money on the buy, then when rates fall and the availability of new homes to buy are at all time lows in the next 24 months, property values of existing homes will most likely appreciate. Of course, this is just one man's assumption of what may result if the stars align and is not financial or investment advice.


I hope you've enjoyed this recap and found it valuable context for your own purchasing and/or selling decisions.
 ]]> </description>
    <pubDate>Sat, 04 Oct 2025 12:28:00 -0700</pubDate>
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    <guid>https://www.waterfronthomes.com/blog/framework-for-due-diligence-on-waterfront-vacant-land/</guid>
    <link>https://www.waterfronthomes.com/blog/framework-for-due-diligence-on-waterfront-vacant-land/</link>
        <author>chris@waterfronthomes.com (Chris Murphy)</author>
        <title>Framework for Due Diligence on Waterfront Vacant Land</title>
    <description> <![CDATA[ 
How to Determine if Waterfront Vacant Land Will Work for your Home or Development Project


Undeveloped waterfront land **with development potential** is becoming increasingly more rare. Not only is there a limited amount of waterfront vacant land remaining, but every year environmental regulations on development are becoming more restrictive rendering a considerable portion of waterfront land unbuildable. 


This post is going to be the first in a series detailing various due diligence frameworks I encourage my clients contemplate to help determine if a waterfront property is a good fit for their desired development outcome. 





ZATUM


The high-level framework that encourage my clients to apply during the waterfront vacant land due diligence process is an acronym: ZATUM. 


ZATUM stands for: Zoning, Accessibility, Topography, Utilities, and Marketability. The following paragraphs will briefly elaborate on these subsections to help start the process of evaluating a waterfront property. As with all development projects, we highly recommend meeting with the planning department at the municipality with regulatory authority over the development process before closing the sale, preferably before making an offer, unless it's a highly competitive property in which case you could lock up the land with a feasibility contingency and explore the characteristics more thoroughly. 


Z for Zoning


The first category, Zoning, is determined by the municipality with regulatory authority over the property. This could be the City, County, or Parishes. For single family development projects, such as building a waterfront home, a residential use is almost always a possibility unless for some unique reason the property is zoned for commercial or industrial use. If you are investigating a waterfront property for a subdivision, whether that is cutting a single parcel into two lots or a larger project in which you cut a single parcel (or combination of parcels) into an even larger number of waterfront lots, you will want to ensure that the underlying zoning allows for the density you are seeking to develop. An example of this is a property one of my client's owns that is 55 acres made up of 3 tax parcels. The zoning on this property is what the municipality refers to as RR-5, which stands for Rural Residential with 1 dwelling + DADU per 5 acres. There are many creative ways to approach this density of zoning, but fundamentally RR-5 means that, through a Long Plat process (could be named something different in your municipality), one could create 11 home sites out of the 55 acres (55 acres divided by 5 acre minimum lot size = 11 lots). In many cases, municipalities offer GIS maps or equivalent through which you can look up the underlying zoning of a given parcel to quickly determine if the foundation for your development is feasible. 


A for Accessibility


This category sounds exactly like it you might expect: is there access to the property and, if not, can access be created. Access to waterfront properties can oftentimes be more challenging than the traditional pedestrian home sites because many times waterfront lots are accessed via private road or easement agreement, as compared to a County maintained road. If the waterfront property you are evaluating is landlocked and not immediately accessible, we recommend consulting with a land use attorney to help determine if access can be created. Here in Washington State, if no legal access exists, one can sue to establish legal access effectively forcing a neighbor to grant an easement through their property so you can access yours. As previously mentioned, please consult a qualified attorney for this evaluation; I am not an attorney and this is not legal advice. 


T for Topography


The slope of a waterfront property can materially impact the development potential. Fundamentally, it will most certainly impact the construction cost if the slope is great, but the municipality issuing the building permit may also have steep slope regulations that prevent you from establishing a buildable home site. This is one of several categories to discuss with the planning department at the governing municipality, which they are often willing to discuss. Something that often goes hand-in-hand with topography is whether there are additional shorelines or water classifications on the property, which oftentimes have setbacks that restrict all building, vertical or otherwise, within the predetermined distance from the shoreline. This subject is robust enough to warrant a post of its own, so we will detail that in the near future. 


U for Utilities


Depending on the size of the development project you are seeking to pursue, utility requirements will typically scale alongside the number of future home sites you are seeking to establish. In all cases, there are three fundamental utility requirements: Water, Power, and Sewage. For single family residential projects, highly marketable waterfront vacant land listings will oftentimes have all three utility requirements on the property or stubbed out in the utility easement adjacent to the street. If a waterfront vacant land listing doesn't have utilities on site or in the utility easement, you will want to determine the following:




Power: unless you are intending to build an off-grid waterfront retreat, power supply is most often provided by the local public utility district (PUD) or equivalent. If there is no power availability at the street or on the neighboring properties, you will want to determine how far away the power supply is, then meet with the PUD and ask them to provide an estimate of cost to bring power to your property. The PUD may require you to engage a contractor qualified to tackle the power line expansion, which most horizontal infrastructure contractors would be happy to provide considering they will likely get the contract to complete the work. Typically, the power line expansion does not include the cost to connect the property to power, which is often an additional expense the PUD requires, such as installing a meter and/or a connection fee. 


Water: There are effectively two options when it comes to water supply: public/community water systems or a well. Again, depending on the size of the development project you are seeking to pursue, if you are seeking to develop a subdivision with multiple waterfront (or non-waterfront) lots, the municipalities planning department will likely require you to procure a statement of &quot;Water Availability&quot; from the public/private water system within which you are seeking to expand. Alternatively, if you are seeking to develop a single family waterfront home and there is no public/private water system into which you can connect, you will need to drill a well or reach an agreement with a neighbor to compensate them for shared access to their existing well. The latter is somewhat rare as water is becoming an extremely valuable commodity and people with high-producing wells understand the value and typically reserve the water for their own use. If you are required to drill a well, the governing municipality will typically have minimum gallons-per-minute (GPM) requirements for the construction of a single family home. Make sure to ask your municipality what their GPM requirements are during the planning meeting you have within you feasibility contingency. Next, you'll want to ask the municipality if they have an online resource to research the neighboring property well depths and GPM's. In my market, this is available at a state level, but since the public publishing of well digging reports is relatively new (read, the last 40-50 years) the number of well digging reports available online is a small fraction of the total number of wells dug. Some things to look for on the neighboring well reports are: how deep are the neighbor's wells and what GPM did they report at the time they were dug. VERY VERY roughly, a rule of thumb for the cost of a well is $100 per foot. So, if your neighbor's well is 200 feet deep, you can expect to pay $20,000 for the well. Again, this is a very rough rule of thumb and factors like the underlying geology and availability of well digging vendors can significantly impact this cost. Finally, one thing to understand is that even if you pay $20,000 for a well to be dug, it is possible that you don't receive an adequate GPM for the construction of a single family home. We highly recommend you contact a trusted well digging company to request their professional opinion on the underground water availability in the location in which you seek to build a waterfront home.


Sewage: This utility category is also typically bifurcated into two options: public/private sewer systems and private septic systems. If the property on which you are seeking to build is located in an area served by a sewer system, chances are you will be required to connect to the sewer system and, in many cases, pay a late-comers fee to the utility district. Even if your property is a reasonable distance from the end of the sewer system, to get a construction permit, you may be required to expand the sewer line to reach the property on which you seek to build. This is yet another subject you will want to cover during your meeting with the planning department: &quot;is my property located within the defined boundaries of the sewer system?&quot; If sewer service is not available at your property, you will be required to install a septic system or connect to a neighboring LOSS, which stands for Large On-site Septic System. The latter is rare, so chances are you will be required to install your own septic system. Typically for development permits, a municipality will require you to complete a &quot;perk test&quot; for every septic system you seek to install. For example, a single family home + DADU that will be connected to one septic system would require one satisfactory perk test. Alternatively, if you are seeking to develop a waterfront subdivision, you will generally need to complete a perk test for every lot that results from the subdivision of your larger property. The type of earth under the surface of your property will determine if a septic system is possible and, if so, what type of septic system you will be required to install, whether that be a gravity system, engineered/pre-treated system, or a fully custom system. We are starting to see more waterfront properties fail to qualify for a drainfield, so homeowners are installing solely a septic tank and committing to pumping the tank as often as required to qualify for a building permit. 




As you can tell in these utility categories, I am barely scratching the surface on the details you may encounter when determining if utility service is available at your future waterfront development site. 


M for Marketability


While you might say to yourself about your waterfront development project, especially a single family home, &quot;I am building my forever home,&quot; we always recommend considering the future marketability of what you are developing before you close on the purchase of the waterfront property. All too often, we see property owners who have over-improved a waterfront property to the extent that they spent far more in development than the price at which the market values the property. There are certainly circumstances where a property owner doesn't care if they get their money back out of the property through the eventual sale, but in most cases, we recommend evaluating the current market values of similar properties and determining what the construction cost of your desired improvements may be, so that you can make an appropriate investment into the land, planning, and construction and not be significantly over the market value of the improved property. Alternatively, if you are planning a multi-lot development project for resale, you should especially consider how much you land purchase plus development costs will be, then subtract that from the future selling price, less cost of sale, to determine what your profit margin may be for the waterfront development project. 


Conclusion


We hope this high-level framework for the due diligence process of evaluating waterfront vacant land for a development project is helpful. We have used it a countless number times to help clients make an informed decision before investing hundreds of thousands of dollars, and in some cases, millions of dollars, into waterfront vacant land. We will continue to publish our thought process for evaluating properties in future posts, so stay tuned for more As always, please let us know if you have any follow up questions. And, if you are investigating a waterfront property in your market, please let us know and we'll connect you with a waterfront specialist who knows your shoreline regulations better than the average agent. 
 ]]> </description>
    <pubDate>Sat, 20 Sep 2025 15:12:00 -0700</pubDate>
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    <guid>https://www.waterfronthomes.com/blog/how-to-evaluate-shoreline-stability/</guid>
    <link>https://www.waterfronthomes.com/blog/how-to-evaluate-shoreline-stability/</link>
        <author>chris@waterfronthomes.com (Chris Murphy)</author>
        <title>How to Evaluate Shoreline Stability</title>
    <description> <![CDATA[ 



Evaluating Shoreline Stability


In this video, I'm going to show you one of my favorite tools to help a buyer determine if they want to engage with a geotech consultant and figure out the stability of a shoreline. 


The tool is Google Earth Pro, desktop version. And the example that I'm going to use is this property right here. 


This is on Whidbey Island, which is a beautiful island in the Olympic Rain Shadow, so it has very limited rainfall. It's looking straight out toward the water. This is a Vancouver Island and Victoria, British Columbia across the body of water here. 


As you can see, this is a high bank property. So, if a buyer was looking at this and they said, hey Chris, what's the bluff stability look like on this shoreline? First, of course, would say, in order to get a really accurate determination, you should engage with a geotech consultant. But before you do, let's take a look at something. I'll pull up Google Earth Pro. I recommend the desktop version. I don't know if this particular functionality is available on the web version, but the desktop version works really well. So this is, would be Island right here. The property that we're discussing is right on this edge looking straight across that Victoria and out the Straight of Juan de Fuca to the Pacific Ocean. 


So you can see it's got a really tall, looks like very sandy bluff here. The cool thing about Google Earth is you can zoom in and, with your, with your roller on your mouse. If you hold control while you use the roller, you can rotate it around to look at the shoreline. Then hold shift and use the roller and you can tip the camera up and down to look at the, look at the bluff. 


So then if you come up to the top here and you click on this clock icon, it pulls up this timeline tool. What I like to do is go all the way back and you're going to get some grainy photos going all the way back to 1985 in this case but then what I'll do is I'll click on the mount on the time forward and so now we're at 2005 and more and more Google has been capturing satellite imagery so you're going to get better stuff. 


What we're starting to see right here is a kind of a big cave forming under this property. What I'll point out is the property next door to what looks pretty solid right now and it's all undercut down here and very sandy but there's no big gouge out of the bluff on this neighboring property. So now we're going to keep going forward in time. A little bit grainy still 2007. You can see there's a big gouge right underneath the subject property. Still no gouges right here. There's still some sluffing down below at the toe of the bluff, which is, of course, a concern. Now, you could see now there's more sluffing down below. It's starting to get undercut. And you can see there was some more this neighboring property has now had a big slide down below. And, this is largely because of the wave action beating against the toe of the bluff. So now we're in 2015 and you could see there's a big hole forming on the neighbor's property next door. This one seems to have kind of stabilized to some extent, but, I think it's still fairly concerning. So now we're 2016. You can see there was another big slide down here that took off a lot of the stabilizing Bluff, that's 2017. And now we're 2018. Let's see, the neighbors property has got a even larger hole. 2020 and even larger hole next door is forming. 2022, they are starting to lose some of their land up top. And this is moving pretty quick now, considering it's only been a couple of years. And then that's the latest one, May of 2024. I'm gonna go back one year. What I would do is I would show a client this and gauge their comfort level with how fast the bluff is is eroding and the fact that the wave action at the toe of the bluff is causing systematic damage to the stability of it. And let them make a decision of if they want to engage a geotech at that point to actually do an evaluation and maybe come up with a mitigation plan. 


This step could save your client thousands of dollars in doing this process. I learned this process from a geotech on a riverfront property that I own. He brought screenshots of all these historical aerial photos and said, this looks like bedrock on the surface. So, I'm not seeing any erosion here, so he should be okay.


Hopefully this is a tool that you can use to add value to your clients and demonstrate your shoreline expertise. And, particularly when it's a high bank property like this, but you can also use it for low bank properties to see effectively what sea level has done it. And, if you can people have bulkheads, and if their bulkheads have been sustained or added new bulkheads, any variety of things, this is a really helpful tool to look at the historical aerial imagery for the last 40 years. 


I hope this is helpful. Please let me know if you have any cool tricks like this yourself. I'd love your feedback if this has been a valuable addition to your arsenal.
 ]]> </description>
    <pubDate>Wed, 06 Aug 2025 12:04:00 -0700</pubDate>
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    <guid>https://www.waterfronthomes.com/blog/how-to-evaluate-flood-risk-of-a-waterfront-property/</guid>
    <link>https://www.waterfronthomes.com/blog/how-to-evaluate-flood-risk-of-a-waterfront-property/</link>
        <author>chris@waterfronthomes.com (Chris Murphy)</author>
        <title>How to Evaluate Flood Risk of a Waterfront Property</title>
    <description> <![CDATA[ 





Evaluating Flood Risk


Chris Murphy here coming to you from my home base, the COMPASS office in Point Ruston, which is a waterfront master planned community along the shoreline of the South Puget Sound here in Tacoma, Washington.


Today I'm going to give you a quick demonstration of how I illustrate flood risk to clients. I do this both in the office and through screenshots that I send in emails to them.


Before I do, I'm thrilled to share that we're now over 100 waterfront properties listed by Compass Agents on waterfronthomes.com. As I've shared in the past, my goal is to feature every waterfront property listed by a Compass Agent, and so while we still have a long way to go, I'm really grateful for all the collaboration of bringing everybody's waterfront listings together, you all submitting them, and allowing me to feature them to capture traffic and leads away from the portals and get the clients back in the hands of the listing agent.


Thank you all very much and I look forward to continuing to promote more waterfront listings. things.


Speaking of portals, seemingly without fail, clients will go to Zillow and Redfin and other websites like that and see an extreme flood rating with a 10 out of 10 risk of flooding. Sometimes that's very concerning to people, but I think there's always an opportunity to illustrate that there's more to the story than just some automation can determine.


The irony of this is that on this listing right here, this is my listing, it says FEMA determines a minimal risk of flooding in this area. However, it says there's a 10 out of 10 chance, and in the next five years, there's a 98 chance of flooding. So, one of the things I think is important to point out to people initially is that this is a projected chance of one inch of flooding. So, what does that mean? Uh, we're going to look into that in a second, but also this is a very inaccurate illustration because down here it says that in this dark area, there's a depth of flooding could be three feet, which makes no sense, especially as you can see in this satellite, there's a big rock bulkhead here.


This is a hundred and seventy-five feet of waterfront and this this photo was taken at almost high tide. The high tide line is right here about thirteen feet above sea level, and here in Washington State, our tides, can go anywhere from approximately eighteen feet of tidal movement. So, a really high tide would be like a plus fourteen in some areas and then really low tide would be a minus four. So, when the tide's completely out here, there's a big, beautiful beach and this bulkhead is sixteen feet tall. So that's an important distinction that Zillow and other portals have no idea of the characteristics of the property.


So what I do for my clients when I illustrate this is I pull up a couple of websites and one of which is the FEMA flood map. This is the property. You can see the bulkheads right out here. And what this says, according to FEMA, is that it's in a zone AE, which is the hundred-year floodplain. So this line is the hundred-year floodplain, meaning it has a one percent chance of flooding in a given year. And this says that the base flood elevation is 14. So first, as I mentioned, I know this property, I know this bulkhead is 16 feet tall. So as I mentioned, the, this is probably a 13 foot, base elevation. So one more foot above that, it's still going to be well under the top of the bulkhead.


The next thing that I show people, I pull up a county GIS map. And what I do is I turn on the satellite imagery in the contours, the topography lines. and so what this illustrates you can see the bulkhead right here this darker line right here you can see is the 20-foot elevation line and so then each one of these lines is two feet so this line right here is the 18-foot line so that's the house the house is 18 feet above sea level so even though the base flood elevation is 14 once the water reaches a 14 FEMA is going to consider that a flood stage but it still has four feet of vertical elevation to go before it actually would cause flood damage to a home.


Going back to Zillow's extreme flood factor here, if it is pulling from FEMA, so if it's one inch over 14 feet, then it's going to consider it a flood stage, which, yes, that makes sense. 10 out of 10, for flood risk, yes, it's going to be one inch over 14 feet of base flood elevation. However, it's going to be nowhere near the top of the bulkhead and nowhere near the house. I do this exact demonstration to clients and I think it's always important to say that this is not something that can be stated with 100 certainty and mother nature is always unpredictable but if you lay out the facts like this I think you can give clients an opportunity to make an informed decision about their comfort level with with a given flood risk.


That's the process that I go through. I hope it's, this is helpful to you and you can use these resources to demonstrate to your clients what a potential flood risk may be for a property that they're considering. And, in the end, illustrate to them that you understand the waterfront market and the things that should be considered when purchasing and investigating a waterfront property. 


Thank you again for submitting your waterfront listings and I look forward to continuing to help promote your waterfront properties. Have a great day.
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    <pubDate>Sun, 27 Jul 2025 09:42:00 -0700</pubDate>
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