Selling a lake home is different from selling a house in town. Buyers are picturing mornings on the dock, sunset boat rides, and time with family. You want to honor those dreams while covering the details that matter in Becker County. In this guide, you’ll get a clear plan for timing, prep, shoreline rules, photos, and paperwork so you can hit the market with confidence and get strong offers. Let’s dive in.
Know your timing in Detroit Lakes
Detroit Lakes lake buyers start shopping early because they want to enjoy the property in summer. National analyses often point to mid-April as the best week to list, and locally you’ll see serious activity from early April through Memorial Day. That means you should aim to be photo-ready by late March.
Use this quick timing game plan:
- February to March: start repairs, decluttering, and staging prep.
- Late March to early April: finish projects and capture photos, drone, and 3D tours.
- Early to mid-April: go live to meet peak lake-home demand.
Prep the interior to win online
First impressions are digital. Strong photos and a clean, uncluttered look bring more showings. The National Association of REALTORS® reports that staging can reduce time on market and can increase offers by a few percentage points in many cases. See their overview of staging impact in this NAR staging study.
Declutter and deep clean
- Pack away excess decor, seasonal gear, and most personal photos.
- Clear counters, simplify bookshelves, and edit furniture to open sightlines to the lake.
- Hire a professional cleaning crew for windows, floors, and kitchens/baths.
Fix the little things
- Touch up paint, re-caulk tubs and showers, replace burnt-out bulbs, and tighten hardware.
- Repair sticking doors, squeaky hinges, and loose handrails.
- Make sure all utilities and mechanicals function smoothly for inspections and showings.
Stage high-impact rooms first
If time or budget is limited, focus on the living room, kitchen, and primary bedroom. Neutral textiles, layered lighting, and a few natural elements help spaces feel calm and inviting. Keep the window treatments simple and open to showcase lake views.
Photograph like a waterfront
You are not just selling square footage. You are selling light, water, and setting.
Professional photos, plus drone when appropriate
- Schedule photos for a clear, calm day. Capture views from inside to the water and from the dock back to the home.
- Aerials help buyers understand lot shape, shoreline, and proximity to amenities. Many sellers see more online engagement when they add drone and 3D. For inspiration on visual strategies, browse this overview of listing visuals and 3D.
- Only use a licensed drone operator for marketing. Commercial drone work requires a Part 107 remote pilot and compliance with FAA rules. Learn the basics here: FAA Part 107 drone requirements.
3D tours for out-of-area buyers
Many Detroit Lakes buyers live elsewhere. A Matterport-style tour lets them walk through the home from anywhere and can reduce wasted showings. Ask your photographer to prioritize strong water-facing angles and to anchor the 3D tour to the dock and outdoor living spaces.
Shoreline and dock prep with local rules
Waterfront presentation is as much about stewardship as it is about style. Tidy and safe is the goal, and you need to respect Minnesota’s shoreland rules and the local permit process.
Follow Minnesota shoreland guidance
Minnesota’s shoreland standards limit vegetation removal and regulate shore-impact activities. Local governments administer those rules and may be more restrictive. Start with the DNR’s guidance for property owners here: Minnesota DNR shoreland tips for property owners. When in doubt, call the city or county before you cut, grade, or install anything along the shore.
Know who issues permits in 2025
The Pelican River Watershed District reduced near-shore permitting and returned many shoreline alteration requests to Becker County and the City of Detroit Lakes. If you plan any shore work, verify which office handles your permit before you begin. See local coverage of that change: Becker County and Detroit Lakes now handling shoreline alteration requests in PRWD.
Make the shoreline show-ready
- Remove litter and obvious hazards. Keep the area safe and neat.
- Trim lightly to frame a view corridor, but avoid heavy vegetation removal. Permits may be required for more than minimal trimming.
- If you have erosion, consider soft stabilization with native plants first. Hard armoring like riprap often needs permits and may not be the preferred solution.
- Avoid applying herbicides or removing aquatic plants in public waters without proper authorization.
Docks and lifts: clean, safe, and compliant
- Clean decking, secure loose boards, and coil lines neatly. Remove old flotation, broken bumpers, and extra hardware.
- If your dock size or configuration required a permit, make sure your setup matches what was approved. The DNR explains when docks do or do not need authorization: DNR dock guidance.
- If you are on city-managed shoreline, check the City’s dock rules before listing photos: City of Detroit Lakes dock permits.
Be transparent about aquatic invasive species (AIS)
Buyers often ask about zebra mussels or invasive plants. Be factual about the lake’s status and link to official sources in your listing packet. Check the state’s current list of infested waters for AIS. You can also share local guidance and updates from the Pelican River Watershed District: PRWD near-shore resources and AIS info.
Disclosures, septic, wells, and paperwork
Waterfront buyers care about the details. Getting your documentation in order early helps you avoid delays later.
Minnesota seller disclosure
Minnesota law requires most home sellers to disclose known material facts that could affect a buyer’s use and enjoyment of the property. Review the statute and complete your form carefully. If new facts emerge before closing, update the disclosure. See the statute text here: Minnesota seller disclosure law.
Septic and wells
- Septic systems: Many Minnesota counties use a Certificate of Compliance process at point of sale or during permitting. If your system has not been inspected recently, talk with Becker County early since scheduling and any repairs can take time.
- Private wells: Consider a basic water test for coliform bacteria and nitrates. Include results with your disclosures to build buyer confidence.
Title, easements, and riparian rights
Collect documents for easements, shared access agreements, restrictive covenants, or dock-sharing arrangements. If your property is near a public access or city beach, clarify boundaries and rights in your listing notes. Having this ready helps buyers make clean, confident offers.
Your 6-to-8-week prep timeline
Use this checklist as a guide. Adjust for your property’s needs and the weather.
6 to 8 weeks out
- Order septic inspection or confirm your certificate status if needed.
- Gather documents: title work, easements, prior permits, and shoreline approvals.
- Consult city or county about any planned shoreline trimming or stabilization.
- Schedule dock or lift repairs if needed.
3 to 4 weeks out
- Declutter, donate, and pre-pack items you will not need.
- Deep clean the entire home. Wash windows inside and out.
- Stage the living room, kitchen, and primary bedroom. Review the NAR staging study for priorities.
- Book professional photography and a Part 107 drone pilot if you want aerials. Review FAA basics here: FAA drone overview.
1 to 2 weeks out
- Finalize staging. Add fresh bedding and neutral textiles.
- Tidy shoreline and dock. Coil lines, stow lift parts, and remove clutter.
- Capture photos, drone, and a full 3D tour. For visual strategy ideas, see this 3D and visuals overview.
- Write a concise buyer FAQ for AIS, septic, shoreline rules, and dock details. Include links to the DNR AIS list and any local permits.
What to have ready for showings
- A neat, hazard-free path from driveway to house to dock.
- Clear, labeled storage for life jackets and water toys.
- A short info sheet: lake facts, AIS status link, recent improvements, utility costs, and included items.
- Evening lighting ready for twilight showings inside and out.
Common buyer questions you can prepare for
- Is the lake on the AIS list? Share the official DNR infested waters list and note any inspections or local monitoring.
- Can I change the shoreline after I buy? Explain that shoreland work is regulated and permits are often required. Share the DNR shoreland guidance and direct buyers to Becker County or the City of Detroit Lakes.
- Do I need a septic inspection? Explain your system’s status and, if applicable, your certificate or inspection timeline.
- Are the dock and lift included? Clarify inclusions in writing and confirm that the dock configuration complies with local rules. Reference the City dock page if the property is within city jurisdiction.
Ready to list with confidence?
Selling a Detroit Lakes lake home is part lifestyle story and part due diligence. When you line up the timing, present the water and setting beautifully, and handle disclosures and shoreline rules up front, you make it easier for buyers to say yes. If you want a local, hands-on plan that includes premium photos, drone and 3D, and a clean process from prep to closing, connect with Deana Deitchler for a consultation or a free valuation.
FAQs
When is the best time to list a Detroit Lakes lake home?
- Aim for early to mid-April so your listing is live before the main summer-buying push, and start prep in February to stay on track.
Do I need a permit to trim trees or add riprap on my shoreline?
- Often yes. Shoreland activities are regulated locally under state standards, so contact Becker County or the City of Detroit Lakes before doing any shoreline work.
Can I use a friend’s drone for listing photos?
- Only if they are a licensed Part 107 drone pilot and follow FAA rules for commercial operations; otherwise hire a professional.
How should I talk about zebra mussels or invasive plants with buyers?
- Be factual and proactive. Share the DNR’s current infested waters list and note any local inspections or monitoring.
What interior rooms should I stage first for a lake home?
- Focus on the living room, kitchen, and primary bedroom to maximize impact, then highlight sightlines to the water in your photos.
