The first thing I ask anyone who comes to me wanting to buy a camp on one of Maine’s waterfronts is this: Are you thinking seasonal, or do you want to be there year-round?
It sounds like a simple question, but the answer I receive shapes all aspects of the search. From the budget, the due diligence checklist, the financing, and honestly, whether the property they’ve already half-fallen in love with online is actually right for what they have in mind.
Maine has its own vocabulary when it comes to lake properties, and “camp” is probably the most misunderstood word in it. Here, it doesn’t mean a rustic bunkhouse in the woods. It means a home on or near the water, anything from a modest one-room cabin to a well-appointed lakeside retreat with a wraparound porch and a boathouse. What “camp” does tell you, if the listing says seasonal, is that the systems underneath the property were built for part-time use. That matters more than most buyers realize.
Seasonal vs. Four-Season
A seasonal camp is typically used from May through October. It may draw water directly from the lake rather than a drilled well, and its septic system is sized for weekend and summer visitor traffic, not full-time occupancy. These properties are generally priced lower, and for families who want a summer place and nothing more, they can be a wonderful fit.
A four-season home on the water is entirely a different structure. From a drilled artesian well to a septic system built for year-round flows, and proper insulation and heating systems, it’s the property you can actually relocate to, which is what I’m finding a growing number of my buyers are trying to do.
And that’s where I see the biggest surprises. People fall in love with a camp at a price point that feels manageable, but then learn what it would actually cost to make it livable during a Maine winter. Converting a seasonal camp to year-round use typically involves a new septic system, a drilled well, insulation upgrades, and winterized plumbing throughout the structure. Depending on the camp’s age and condition, upgrades like this can cost $40,000 to $100,000 or more. That’s a number worth considering before you make an offer.
What may not show up in listings
Waterfront properties in Maine require a layer of due diligence that goes beyond what a standard home inspection covers, and I always make sure our clients enter the buying process with their eyes and ears open.
Septic history matters! An antique septic can be failing and actively polluting a lake, with no visible indication on the property’s surface. Always be sure to ask for documentation on the system’s design, age, and maintenance record. A professional inspection, especially on older camps, and a soil evaluation are worth every penny before you sign on the dotted line.
Water source matters, too. If a camp draws from the lake rather than a drilled well, that’s workable for summer use but is not a substitute for a permanent water supply if full-time living is the goal.
Don’t forget about how you’re going to get to your driveway; road access matters. Many lake properties in the Windham and Raymond area are reached by private roads that the towns do not maintain. Before closing, understand who plows, who patches, and what the cost-sharing agreement looks like among the residents of the road and your neighbors.
If you’re envisioning a garage addition, an expanded footprint, or a new dock, Maine’s Shoreland Zoning Act governs what you can and can’t do within 250 feet of the water. The Act’s rules apply to your plans and may vary by lake and municipality. Also, dock and mooring permits don’t automatically transfer with a sale. Verify that any existing dock is properly installed and permitted, and find out whether a mooring is even available, because on some lakes they’re restricted or have waiting lists.
One thing I always encourage our buyers to do, especially those coming from out of state, is to visit the property in a season other than summer if you can. If you’re planning to be here year-round, you want to know the ins and outs of what you’re choosing, like the road conditions, the quiet, and the differing distance to town in the summer vs the winter.
That’s exactly what we’re here for! Let us help you ask the hard questions up front and be sure you’re getting the property you’re dreaming of. Let Landing Real Estate help guide you home.
As I have said before, please call a local REALTOR® for all your real estate needs, no matter how big or small. We are trained professionals here to make your life easier. It’s best to surround yourself with the right team of professionals that can continuously give you the right advice for all your circumstances.
This article was brought to you by Lisa DiBiase, Broker/Co-Owner of Landing Real Estate. Lisa and her team proudly represent buyers and sellers across the Greater Portland, Lakes Region, and beyond. For all your real estate needs, contact Lisa at Lisa@LandingHomesMaine.com or call (207) 775-SOLD.
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