Picture coffee on a quiet dock, a fishing line in the water, and a quick boat ride before lunch. If you live in or around Murchison, you are close to Cedar Creek Lake and a relaxed waterfront lifestyle. But buying on or near the water works a bit differently than a typical neighborhood home. In this guide, you will learn who controls the shoreline, what permits and septic rules apply, how flood insurance works, what HOAs often require, and what to budget. Let’s dive in.
Cedar Creek Lake at a glance
Cedar Creek Lake is one of the larger East Texas reservoirs with about 32,600 surface acres, a maximum depth around 50 to 53 feet, and a normal pool elevation of 322 feet msl. You can confirm these lake facts on the Texas Parks and Wildlife Cedar Creek page. See lake facts and fishing info on TPWD’s Cedar Creek page.
Murchison sits in northeast Henderson County. Most lake neighborhoods cluster around towns like Mabank, Gun Barrel City, Seven Points, Tool, Kemp, and Malakoff. That means you can enjoy small-town life in Murchison and still reach marinas, ramps, and lakeside amenities within a short drive.
Who controls the shoreline
For Cedar Creek Lake, the shoreline is managed by the Tarrant Regional Water District (TRWD). That matters more than the county line because TRWD sets and enforces the rules for docks, boathouses, seawalls, and dredging.
TRWD permits for docks and seawalls
If you plan to build, modify, or repair a dock, boathouse, retaining wall, waterfront patio, irrigation intake, or similar, you will need a TRWD Residential Improvement Permit. The permit process includes standards for size, materials, and inspections. Two highlights you should know:
- TRWD limits structure footprint and height. Full living quarters are not allowed in a boathouse.
- Toilets and full plumbing inside boathouses are prohibited.
Review the current rules before you fall in love with a plan that will not be approved. Read the TRWD Residential Improvement Permit Guidelines.
Why this matters when you buy
Permits affect value, usability, and insurance. Here is how:
- A permitted dock with proper materials and inspections is typically easier to insure and maintain.
- Non-permitted shoreline work can delay closing or require costly remediation.
- Size, setback, and height limits shape how you can use the water. A party deck may be allowed, but overnight space is not.
Always ask for existing TRWD permit records and inspections during your option period.
Septic, wells, and utilities
Many Cedar Creek properties use on-site sewage systems and, in some cases, private wells. TRWD has additional septic rules inside its regulated zone near reservoirs.
TRWD OSSF rules and lot size minimums
Inside TRWD’s regulated area, septic systems must follow stricter design and maintenance standards than the county baseline. Key points:
- Professional design by a registered sanitarian or professional engineer is required.
- Surface-spray effluent disposal is not allowed.
- New subdivision minimum lot sizes are commonly 1 acre if on public water and 2 acres if on a private well.
- Maintenance contracts and quarterly reporting are required for many systems.
These rules affect cost and lead time, especially on small lots. Review TRWD’s On-Site Sewage Facility Guidelines.
County septic process
Henderson County also permits septic systems and has a local inspector and application process. If you are buying a home with a septic system, pull records early. If you plan to build, talk to the county before you design a system. Start with Henderson County Septic Services.
Power, gas, and internet
Electric service is widely available. Natural gas is less common, and many homes use propane. Internet options vary by subdivision, so verify provider options and speeds if you work from home.
Flood risk and insurance
Waterfront living comes with elevation and insurance questions. Henderson County and FEMA rules guide what you can build and what coverage lenders require.
County freeboard rule for new homes
Henderson County’s Flood Damage Prevention Ordinance requires new residential lowest floors to be elevated two feet above the Base Flood Elevation where BFEs are mapped. This 2-foot freeboard is stricter than the FEMA minimum and can influence foundation design and cost. Read the county’s flood ordinance.
NFIP basics and how to check maps
If a property is inside a FEMA Special Flood Hazard Area and you use a federally backed mortgage, your lender will typically require flood insurance. Even outside mapped zones, coverage can make sense on the lake. Learn how the rule works here: FEMA FloodSmart guidance on mandatory purchase.
Practical steps:
- Order FEMA Flood Insurance Rate Maps for the property and, if needed, an elevation certificate.
- Ask the seller for any prior Letters of Map Amendment or Revision.
- Coordinate early with the Henderson County Development and Floodplain office. Contact the county floodplain office here.
HOAs and neighborhood access
Many lake subdivisions have homeowner associations that manage shared amenities. Rules vary by neighborhood, so read the covenants and minutes before you buy.
Boat ramps and shared amenities
Common HOA responsibilities include a gated boat ramp, common docks, guest parking, and shoreline maintenance rules. Some HOAs also set short-term rental policies. A local example is the Del Mar Owners Association, which manages keyed ramp access and seasonal updates. See an example of HOA ramp and access communications.
What to verify in your contract
Before you close, confirm:
- Whether a dock or slip conveys with the sale and whether a TRWD permit is transferable.
- Current HOA fees, ramp key rules, parking policies, and short-term rental rules.
- Any exterior design or building guidelines that affect future changes.
Public ramps, marinas, and lake levels
Not every property will have a private slip. Guests and day-trippers will often use public ramps or private marinas.
Where to launch
Texas Parks and Wildlife lists public ramps and private marinas around the lake. Ramps can get busy on summer weekends, so plan ahead for guests and trailers. Use TPWD’s Cedar Creek page for ramp and access details.
Lake levels and dock usability
TRWD manages lake levels with a normal conservation pool policy and will pass flood flows when levels rise above conservation. Seasonal and multi-year variability can affect how and when a dock is usable. Check recent levels and operations before you commit to a specific water depth or lift configuration. See TRWD’s reservoir monitoring updates.
What it costs around Cedar Creek
Prices vary by town, shoreline depth, and the presence of a permitted boathouse. As a broad snapshot, median list prices across the Cedar Creek Lake area were often in the low-to-mid 300s in mid-2025. See Rocket’s Cedar Creek Lake market report and always request a fresh 30- to 90-day snapshot before you make an offer.
What buyers commonly see by category:
- Near-lake or inland single-family homes: typically in the low-to-mid hundreds of thousands.
- Shallow or small waterfront lots and older cottages: often in the mid-to-high hundreds of thousands, depending on shoreline length and condition.
- Deeper water homes, newer construction, and properties with permitted boathouses: commonly range from about 600,000 into the 1,000,000-plus tier.
These are general ranges, not appraisals. Your exact price will depend on location, lot size, water depth at normal pool, and the condition and permitting status of shoreline improvements.
Buyer checklist for Henderson County waterfront
Use this quick list as you tour homes and lots:
- Identify the regulator. For Cedar Creek, start with TRWD resources and rules. Review TRWD’s dock and shoreline guidelines.
- Confirm permits. Ask for all dock, boathouse, seawall, and dredging permits, plus inspection records.
- Check flood status. Pull FEMA maps and consider an elevation certificate if the home is near or inside a mapped flood zone. Review FEMA’s mandatory purchase basics and contact the county floodplain office.
- Understand elevation rules. New builds must meet the county’s 2-foot freeboard. Read the county ordinance.
- Verify septic and water. Get septic and well documentation. Inside TRWD’s zone, OSSF rules add design and maintenance steps. See TRWD’s OSSF guidelines and Henderson County Septic Services.
- Review HOA covenants. Confirm ramp access, guest parking, short-term rental rules, exterior guidelines, and fees.
- Confirm utilities. Check electricity provider, propane or gas availability, and internet options and speeds.
- Budget for shoreline care. Plan for seawall maintenance, riprap, dock repairs, and lift servicing.
- Watch lake levels. Confirm recent levels and typical seasonal patterns. See TRWD’s level updates.
Living near Murchison lets you enjoy small-town calm with quick access to Cedar Creek’s water, ramps, and marinas. With the right permits, a sound septic plan, and clarity on flood and HOA rules, you can buy with confidence and enjoy your time on the lake.
Ready to find the right waterfront or near-lake property and get straight answers on permits, utilities, and value? Reach out to Debbie Wold to see current inventory and book an appointment.
FAQs
What should Murchison buyers know about Cedar Creek Lake access?
- You can live in Murchison and still enjoy Cedar Creek Lake through nearby public ramps and marinas. TPWD’s Cedar Creek page lists access points, and many HOAs manage private ramps for owners.
Who issues permits for docks and boathouses on Cedar Creek Lake?
- TRWD controls the shoreline and requires permits for docks, boathouses, seawalls, and dredging. Always verify that any existing structure has a TRWD permit and inspections.
Are bathrooms allowed in boathouses on Cedar Creek Lake?
- No. TRWD prohibits toilets and full plumbing in boathouses. Plan for storage and lifts, not living quarters.
What are the septic rules for lake-area homes?
- Many properties use on-site septic. Inside TRWD’s regulated zone, systems need professional design, no surface-spray disposal, and ongoing maintenance. Check county permits and service records too.
Do I need flood insurance for a waterfront home in Henderson County?
- If your home is in a FEMA Special Flood Hazard Area and you use a federally backed loan, lenders typically require flood insurance. Even outside mapped zones, consider coverage near the lake.
How high must I build a new home near Cedar Creek Lake?
- Henderson County requires the lowest floor to be two feet above the FEMA Base Flood Elevation where a BFE is mapped. This can affect foundation type and cost.
Are natural gas and high-speed internet widely available around the lake?
- Electricity is common. Natural gas is less common, and many homes use propane. Internet options vary by subdivision, so confirm providers and speeds before you buy.
How do HOAs affect lake living and access?
- HOAs may control boat ramp keys, guest parking, shoreline rules, and short-term rentals. Review covenants, fees, and minutes to avoid surprises.
