What are the good deals on Richland Chambers?

What are the good deals on Richland Chambers Lake?....

Ah, the magic question.  Every buyer wants to get a good deal. Depending on what you're looking for, buyers at Richland Chambers Lake generally find them.  Waterfront homes, waterfront lots, acreage tracts and off water lots are for sale around our lake.

We are in the throws of an historic drought and the lake has been down for two years now.  (Richland Chambers lake level will come back but that is the subject of another blog installment)
So, do sellers get more motivated when the water is down?

Let me first say that seller's motivations are always on a case to case basis and each person has their own goals they are driven towards which ultimately contribute to the pricing of their home.
Any category of waterfront home listings has its standouts. To be the next one to sell in a tight market you must be the best in your category with regards to location, condition and pricing.  So as time goes by sellers may make adjustments to position themselves to be the next one to sell.

So, as a buyer what are the good deals?  How do you know?
Ask yourself two questions:
First: Do you like it?
Second:How does it compare to similar listings (in regards to location, condition and pricing)?

Here is an example of a good deal on Richland Chambers Lake:
153 Stockton Point  Sweetwater Ranch
Click for details

Location:
It is located on the Chambers arm of the lake out on a point with a south-south-westerly orientation. The home is in Sweetwater Ranch on RC Lake. Sweetwater Ranch is a very quiet neighborhood with several beautiful homes and lots of nature.
Condition: 
Inside and out, his home is move in ready.  All it needs is you to make it your own.
Pricing: 
At $363,000 this is a lot for the money. Compared to what is out there no matter what lake you're considering this is a good deal!

Do prices follow lake level?...Best Deal on the Lake...10-16-14

Best Deal on the Lake Alert!!!   Low lake level at Richland Chambers Lake does have  upside.... 

What can possibly be the upside to the current lake level at Richland Chambers Lake?  Well for frequent boaters you do get to get to know where the hazards are located, but besides that:

 1. When the lake comes back (and it will) there will be lots of new underwater cover for spring spawning and bait fish. So an already great fishing lake will be that much better.. and...

   2. With lots of property for sale and only a few properties selling,  some prices have fallen with the lake level.  If you are looking for a good deal on prime water front property, this is it,  lots 32 And 33 Azure Bay.

Both lots have northerly facing wide open water front with a steel retaining wall in  place and in the neighborhood of 100' of waterfront each.  They are priced at $95,000 each, which in was unheard of in years past for premium water font property.  Azure Bay is a very nice community with only site built homes and lots of wildlife.

Check it out:

Lot 33 Details Lot 32 Details

Richland Chambers Lake Level March 2014

Richland Chambers Lake Spillway

 The gates are closed and have been for a while at the damn on RC. Richland Chambers Lake level is still going the way of most Texas Lakes.  We are 7.12 feet below pool level as of March 22, 2014.  Our historic drought has seen the state's total water reserves as low as 65% in 2013 with Texas lake levels down across the state.  Not wanting to be the harbinger of bad news but we need some rain!  Richland Chambers lake level is not the product of increased demand, in fact the pump station at RC lake was shut down for a period of several weeks this winter due to pipeline construction in the area and maintenance on the pump station.  Tarrant Regional has been taking water out of the lake since day one back in 1989 and still operates one pump station on the lake. We just need rain (did I say it again?)  Julie and I have lived on Chambers Creek for over 20 years.  Our backyard has been about 150 acres of Chambers Creek bottom.  During normal conditions the creek gets out of it's banks 3-4 times a year and fills the bottom for several thousand acres.  The creek takes a few days to get back in its banks as the water makes its way downstream and the lake fills.  The same thing happens in the Richland Creek bottom as well.  When we get a good rain in the right places they open the gates at Navarro Mills Lake west of Corsicana.  Richland Creek floods and flows into Richland Chambers.
The lake will come back when we get some rain.  Check out this link:  Navarro County Rainfall History
Also get the Current Lake Level on our lake level page.  In the mean time pray for rain...

Rent a spot on Richland Chambers Lake

Want to come to the lake this Spring and Summer? Most Texas Lakes are still down but there is plenty of open water at Richland Chambers There are lots of fish and places to explore.  You can explore the lake from one of several homes right on the water without a lot of expense.  We have four vacation rental homes on the shores of Richland Chambers Lake. Whether you are looking for a private get away for you and your significant other or a place for the family to come and gather, we have the place for you.  RC Lake is quiet and uncrowded, just the ticket for some serious unwinding and relaxing.  All of our rentals are centrally located on the lake, easy to find and easily accessible.  They are fully equipped with all the essentials, beautifully decorated and are just nice places .  We can sleep up to 10 guests at 407 Hidden Oaks or for a small party Northshore Harbor Condos may be just the ticket.  Prices start at $169.00 per night so a lake getaway is very affordable.
Check it out at: www.buyrclake.com/richland-chambers-lake-vacation-rentals or call me at 903-641-3359.

Sailing On Richland Chambers Lake

Yes it has been cold, cold and water sports, apart from duck hunting, are not necessarily the first thing that comes to mind. So here is a reminder.  This is picture of some Richland Chambers Lake residents enjoying a sailing cruise on the the 3rd largest lake in the state. While it is not the open ocean, Richland Chambers Lake offers good opportunities for sailors to stretch out and enjoy an inland lake cruise.
The Richland arm of the lake has a pretty good area for sailing. From the center of the 'Y' to the damn is mostly clear of timber, about 6 1/2 to 7 miles long and at its widest a little more than 3 miles. Winds in the summer are pretty consistent at about 8-15 mph and the lake is always relatively uncrowded.
The Northshore Marina has good protected sailboat slips for lease with adequate water depths and is centrally located for easy access by land and from the water.
My best estimate is there are about 20-25 sailboats around the lake.
So get ready, warm weather will be here soon.

House Construction on Richland Chambers, Step one

My original intention was to document the house building process, so here's goes the first installment to recap the last few months of construction.

Step One: Get a soil analysis.

Everybody knows the foundation is the most important part of any home. The soil analysis is accomplished by doing core samples on the building site, then the engineer prepares a report based on the sample. Around  Richland Chambers Lake  Navarro county has "highly expansive" clay soil which shrinks and expands depending on the amount of moisture in the soil. So an adequate foundation is critical. The soil analysis is then taken to an engineer along with your floor plans and he generates a foundation plan. In our area we see a lot of post tension, big beams and piers depending on the engineers recommendations.

The house pad is prepared by establishing the grade, then select fill is brought in, spread and compacted in 'lifts'. This is not a real glamorous stage of construction, however extremely important.

Select fill being installed in 'lifts onsite

View of back of house pad

Launch at Oak Cove Marina on Richland Chambers Lake

Richland Chambers is almost 9.5 ft low as of today and the hot summer continues. Apart from the record low of 11.5 feet in 2006 this is the lowest the lake has ever been. There is still plenty of open water for boating out there and the place to put in is at Oak Cove Marina.

Oak Cove Marina on RC Lake is located right off of US 287 just before the bridge if your heading south east. Jerry and Roylene have taken advantage of the low water conditions to improve the boat ramp. They have done a lot of dredging, put down more rock and the ramp has 5 ft of water all the way out to the end of the cove today.

So yes you can launch your boat on Richland Chambers.

To keep up with the lake level go to: RC Lake Level