Before buying a lake view home in Lake Elsinore, check whether the view could be blocked by future building, whether the lot sits in a mapped flood or fire hazard zone, how the lake level and water quality change over time, the condition of the slope and drainage, and the full cost of taxes, assessments and insurance.
Is a lake view legally protected?
Usually not. In California, owning a home with a view does not by itself give you a right to keep that view. Protection generally comes only from recorded documents, such as CC&Rs or an easement, or from local zoning rules that limit building height.
Before you write an offer, look at what sits between the home and the water:
- Vacant lots downslope. Ask the City of Lake Elsinore planning department, or Riverside County for unincorporated areas such as Lakeland Village, what the zoning allows and whether any projects are proposed.
- Trees and neighboring additions. Vegetation grows and second stories get added. Read the CC&Rs, if there are any, for view or height rules.
- The view at different times. Visit in the morning, at sunset and after dark. Glare, haze and lights change what you see.
Does the lake level change?
Yes. Lake Elsinore is a natural lake, and its level rises and falls with rainfall, runoff and evaporation. The shoreline can look noticeably different from one year to the next, so the view in listing photos may not match the view you see today.
Water quality also varies. The lake has a history of algae blooms, and public agencies post advisories when conditions call for them. If you plan to boat, fish or swim, check current conditions with the City of Lake Elsinore and the state’s water quality resources rather than relying on a listing description.
Is the home in a flood zone?
It depends on elevation. Low-lying lots near the shoreline may fall inside a flood hazard area mapped by FEMA, while homes on the hills above the lake are usually outside it. Lenders typically require flood insurance for buildings in a mapped special flood hazard area.
The Natural Hazard Disclosure report you receive in a California sale shows whether the property is in a mapped flood zone. You can also look up the address on FEMA’s flood map website before you make an offer.
What should I look at on a hillside lot?
Look at how water moves across the lot and what holds the slope in place. Many lake view homes in Lake Elsinore sit on graded pads or hillsides. During inspections, pay attention to:
- Drainage swales, gutters and downspouts, and where they discharge
- Retaining walls and any signs of cracking, leaning or movement
- Who is responsible for maintaining the slope: the owner or an association
- Whether patios, decks and additions were built with permits
If anything looks questionable, a geotechnical or structural engineer can evaluate it during your contingency period.
How do fire risk and insurance come into it?
Parts of the hills around the lake are mapped in state fire hazard severity zones, which can affect insurance availability and cost. Ask for insurance quotes early in escrow, before you remove contingencies. The same advice applies to hillside homes in nearby Wildomar and Canyon Lake.
What ongoing costs should I confirm?
Confirm the full property tax bill and any association dues. Some newer communities carry special taxes or assessments on top of the base property tax, and some have a homeowners association. Ask for the current tax bill and the association documents, and read them before your contingency deadline.
Frequently Asked Questions
Do lake view homes in Lake Elsinore come with lake access?
A view does not include access. Most view homes sit on hills away from the shoreline, and lake access is generally through public parks, beaches and launch facilities. Check with the City of Lake Elsinore for current access points, passes and rules.
Is Lake Elsinore a natural lake?
Yes. Lake Elsinore is a natural freshwater lake, which is one reason its level changes with the weather. It is often described as the largest natural freshwater lake in Southern California.
Should I hire an engineer for a hillside home?
It is worth considering when the lot has steep slopes, tall retaining walls or signs of movement. A general home inspector can tell you when a specialist is needed. Schedule any specialist inspections within your contingency period.
Can I find out what might be built in front of a view home?
You can ask. The local planning department can tell you the zoning of nearby parcels and whether any applications are on file. That shows what is allowed today, though zoning and plans can change.
Looking at Lake View Homes?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta and works with buyers, sellers and investors across the Temecula Valley and southwest Riverside County.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.
