Lake Marion Lots and Land

Lake Marion is one of South Carolina's great places to build a getaway or a forever home. We work with buyers and sellers of lake lots and land around Manning, Summerton, Santee and the wider Santee Cooper lakes area, including vacant lots on Lake Marion coves.

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Buying Lake Land Is Different

Before you buy land, it helps to know what it will take to build on it. You'll want answers about shoreline rules, utilities, wastewater, flooding and access. Here's a plain-English overview of what to look into.

This is general information to help you ask the right questions. Always confirm details for a specific property with the proper agency, a surveyor, your attorney and other qualified professionals.

The Santee Cooper Marginal Strip

Santee Cooper, the state-owned utility that manages Lakes Marion and Moultrie, owns a strip of land along much of the Lake Marion shoreline. This is often called the marginal strip or marginal land.

Tip: Ask for a survey that shows the property line and the Santee Cooper boundary, and contact Santee Cooper about current lease and permit rules before you buy.

What this means for you:

Your lot line may stop before the water. On many lots, the land right at the shoreline belongs to Santee Cooper, not the lot owner.
Permission is needed to use it. Building a dock or clearing trees and vegetation in the strip generally requires a lease or permit from Santee Cooper.
Every lot is different. Whether a lot borders the strip, and how wide it is, varies. A survey and a check with Santee Cooper help confirm what applies.

Docks

Many buyers want a lot with room for a private dock. Keep in mind:

A dock on or across Santee Cooper land generally needs Santee Cooper approval first.
Water depth, cove shape and seasonal lake levels can affect whether a dock is practical.
If a lot already has a dock, ask whether it's permitted and whether any lease or permit transfers to the new owner.

Well and Septic

Many lake lots have electric service available but no public sewer, and some have no public water. Buyers often plan for:

A private well for drinking water
A septic system for wastewater

Budget for these costs when you compare lots. Ask the seller and local utility providers what services are available at the road.

Perc Tests and Septic Site Evaluations

Before you can install a septic system, the site has to be evaluated. In South Carolina, a septic site evaluation (often called a perc test) is handled through SC DES (the South Carolina Department of Environmental Services).

Why it matters:

An approved evaluation helps show that a lot can support a septic system, which is key to whether you can build a home there.
Soil type, drainage and lot size can all affect the result and the type of system allowed.
Sellers: Having an evaluation on file can make your lot easier to sell.
Buyers: Consider making your purchase contingent on a satisfactory evaluation, or ask whether one has already been done.

Flood Zones

Land near water may be in a flood zone, which can affect building requirements, insurance costs and financing.

Check the FEMA flood maps for any lot you're considering. You can look up a property on FEMA's Flood Map Service Center (msc.fema.gov).
Ask your insurance agent for a flood insurance quote early in your search.
Check with the county about any building elevation requirements.