Pond Boss Forums POND CONSTRUCTION Selecting a site 4 acre lake $68K

I think you would be better off with 3:1 slope on dam side going into pond and put the rest of the dirt on the backside. $ sounds about right($2-3/yard). I don't think you will gain value on the pond, but it might increase the overall land value per acre being improved. At best probably break even.

$55,000 for a bit over two acres, asked the same question.

There's two valleys that merge. Dam so both fill, 4 acres. Dam one, still lot of dirt but takes $13,000 off the dirt work. Still have piping, mop costs, engineering, etc.

I would fill both valleys and have 4 acres, but that's me. It's not $ per acres, but $ per yard of dirt moved. A 4 acre pond can cost $20K or $100K, depends on the site.

Happen to be on.

That's the plan, push the dirt to the backside which would make it more usable than what it is now.

I'd do break even, just not convinced it will. Property has house, large shop/garage and duplex which I use for storage with the upstairs unit for weekends on 20 acres. While land is going up here (new bridge, 3 lane improvement to I-65, 1 mile off highway and 16 miles to Louisville, it's around $3,000-$3,500 an acre, this would double the cost of the land.

That's the dilemma and the reason for the generous input from those knowledgeable in such matters.

IMO it will put the land at the top end of the value range, but with 20 acres it is maybe a $10-15K return. Same thing if you put in a $60K swimming pool, it might only add $10-15K. Strictly from a investment side, not likely to get your return.

Based on my personal experience with the two appraisers I've used, my six ponds did not impact the assessed value much at all - even though the projects collectively reach six digits. Per Zep, however, any buyer who values fishing/aesthetics would hopefully understand and appreciate the difference between the assessed value and what I'd imagine my list price would be. Banks just won't loan on "vision", in my experience at least. How can one put a price on 14" YP, 28" HSB, 20" SMB, etc.?

For pricing comparisons:

We moved 18,000 cubic feet of dirt off of 2 hills down into a damn in the same situation as you explained. Total pond size 2.75 acres.

Damn length = 300'
Width 200 base /16' top
75 foot emergency spillway

Costing as I remember:

+1500 paid from loggers on clearing 6 acres around pound

30K for stumping, burning, digging, building and finishing the whole area to a nice finish grade

4000 piping

3800 hydroseeding

approximate total = 38,000

We dont want to talk fish

Access was logging roads about a mile back from the main road.

same discussion on Pond Boss several years ago...

http://forums.pondboss.com/ubbthreads.php?ubb=showflat&Number=60970

Yeah Zep, and there was another one more recent, about a year or two ago. Somebody was a realtor(I think) and was putting together info on similar stuff as this. I believe it was for what value a pond may or may not add. I wonder what ever came of all the research they were doing. If a person could find that, perhaps there is contact info with it?

I think I may have found it:
http://forums.pondboss.com/ubbthreads.ph...true#Post390028

At any rate it might help the OP some.

What's that old saying? An item is worth what someone is willing to pay? The trick as I see it is to hopefully locate that "someone", rather than depend upon market value. A lending institution will not place a value based on what that special someone will pay, as it may be awhile, or never, before he or she shows up.

Custom touches, and I'm including ponds in that category, are a hit and miss proposition. Some may love it, while others want no part of it.

Not to confuse things further, but while my 44 acres only appraised at $400k - a developer friend of mine conveyed that four 3 acre lots situated around my main pond [2.5 acres] could easily sell for $250k each considering the view and access to the pond/fishing. Of course, the latter scenario includes full development of the land which is an entirely different can of worms and bears a significant investment building roads, installing utilities, etc...but that sure seems like a significant spread to me. When I questioned him on this, he related he sells 1/4 lots on one of his housing developments surrounding 3-4 acre ponds for $120k each. After that, the math become a little more clear to me - a 3 acre lot is 12x larger for only 2x the cost.

I've been good at that my few times at bat...

Helpful, thank you.

Perhaps the equation to consider is level of satisfaction with one's pond, not necessarily financial. The primary reasoning here is to verify the cost, I love to fish and the idea of a private managed fishing lake is compelling. And I like projects.

you mentioned engineering. does that include a permit from the corp of engineers? that part of the "engineering" could be the pricey part.

i would think at that cost it would include a quick temporary grass, permanent grass, fertilized, and hay blown on it.

i wouldnt skimp on the pond slopes. you sure want to make sure that all areas are easy to mow where you plan to have grass.

i have had 2 built in the last 8 years. neither have completely suited me when complete, especially when it came to the areas above water. the more time spent grading and dressing can really save you money in the long run. trying to grass areas that are too steep and constantly eroding when it rains gets costly and aggravating.

i like an area 15-20 ft wide all the way around the pond that is only about 1 ft above full pool. it sure makes it easier to mow and weed eat.

make sure underwater slopes are steep and deep enough to deter algae growth.

Something perhaps of interest...if a couple properties with ponds are purchased by the "special someones" that really want ponds in your area and have the cash to buy, regardless of current appraisal, then there are now comps your appraiser can use to appraise your property with a pond at a higher value.

Has anyone ever taken a loan out to build a pond? If they have, seems like then the bank must see it as adding value ( not necessarily tho, because you loan against what you have). How about all these new houses I see being built here on this forum and they are building a pond at the same time. Seems like the loan would be for doing all of it at that time. Or do they give a loan for the house and say the pond is a deal you need to swing on your own?

Bill D, You touched on something a lot of people don't realize. Appraisers have to have comps.Where do they get their comps? Many,many times they have to go to real estate companies in the area to get reports of recent sales. We get calls from them every week.

Thanks for the insight.

No, "engineering" is required for erosion control in Indiana if one disturbs more than an acre of land. Cost is $1650. There's an additional line item on the quote for design? an additional $1850, total $3500.

Estimate includes seeding and straw ($3800). mowable sides with 4' deep slope into water to control weed growth.

If I can get the cu yds down somehow (22400), do the seeding myself (we have the equipment and can rent a straw blower), we'll see. I'm trying to rationalize this, love to fish, but affordability factors as well.

Hence the concern.

Property behind me, 2-6 acre lakes with nice house between them, 40 acres, sold for $370K. The adjacent property to the west, owned by a hydro engineer who hit it big, built out 3 lakes, lined them with stone, fountains, copper roofed gazebos, bronze fountains and created a botanical retreat with a religious theme. Beautiful, albeit overdone, had to be millions. Passed away, perhaps his tome, no longer a retreat, now a private residence, sold with 50 acres at the depth of the downturn a few years ago for just under $600K. I expect it will be developed someday, he's had developer inquiries. I own the valley next door.

In my area, ponds, stock tanks, lakes, are valued, FOR TAXES, at 10 times the value of the raw land.

I did my own seeding and straw. My dam took about 150 square bales, and $400 worth of seed to cover. Get good hay and it will help with your seeding and weeds. I spread by hand and also used lawn mower where i could. It is a lot of work, but you could do it in 8-16 hours. Still going to cost you a little over $1k to do it yourself if you have to buy the hay.

I saw a company putting out straw the other day and it looked like they were using a wood chipper. Straw in one end, chopped straw out the chute on the other end.

Wow I wish I had known that!

https://www.youtube.com/watch?v=XPqwvWTBe0g