Buying a lakefront property on Lake Wallenpaupack is not like buying any other home. Lake Wallenpaupack lakefront buyers who are shopping this market are making major lifestyle decisions, and they should do their homework. What separates the Lake Wallenpaupack waterfront market from most is the layer of rules that governs what you can and cannot do with the shoreline. Those shoreline use rules come not from a local HOA but from Brookfield Renewable, the company that owns and manages the lake and its shoreline.
Here is something that surprises a lot of people: the land between most Lake Wallenpaupack lakefront homes and the water’s edge is not the homeowner’s property. It belongs to BIF III Holtwood LLC, managed by Brookfield Renewable, under a Federal Energy Regulatory Commission (FERC) license. Your path to the water, your patio at the shoreline, your fire pit, the dock that’s been in place for twenty years…all of it sits on Brookfield’s land and exists because Brookfield has permitted those uses.
I have been selling waterfront properties on Lake Wallenpaupack since 2007. These are the seven things I walk every Lake Wallenpaupack lakefront buyer through when showing waterfront property.
1. Understand What “Lake Wallenpaupack Lakefront” Actually Means
When we use the term “lakefront” at Lake Wallenpaupack, we mean something specific: a property whose deed directly abuts Brookfield-owned land along the shoreline. Brookfield and its predecessor companies have owned the lake and most of the surrounding shoreline since 1926. The lake was created to power the Wallenpaupack Hydroelectric Station. Brookfield refers to lakefront owners as “front-lot” owners. It is important to understand this distinction.
Being a front-lot or lakefront owner does not mean you own to the water. It means your property borders Brookfield’s property. Brookfield controls everything below what the policy calls the “normal high-water mark” at Elevation 1187. This is (roughly) the lake’s level by June 1 each year. Old-timers sometimes refer to as the “project line” or the “PP&L Project line.” Any path, patio, or other improvement on that shoreline strip exists because Brookfield has issued a permit for it.
One additional nuance worth knowing: not every property that appears to be lakefront actually abuts Brookfield land directly. In a small number of cases around the lake, a property abuts community-owned land that in turn abuts Brookfield land. It may look like they are front-lot owners when in fact they must cross community property to reach the water. If there is any question about where property boundaries fall, verify them carefully before making an offer. If there is any doubt, a survey can resolve the question definitively.
2. Docks Are Owned Property, but Their Use Requires Brookfield’s Permission
This distinction matters, and people often misunderstand it. Homeowners own private docks at Lake Wallenpaupack, while the HOA or community association owns community docks. The dock itself, as a physical structure, belongs to whoever built and maintains it. However, Brookfield controls the right to place and use that dock on their shoreline property.
That right exists under a Standard Shoreline Use Permit issued by Brookfield. The permit grants the eligible front-lot owner permission to install and maintain one floating dock on Brookfield’s property, fronting their lot. The permitted dock size is determined by the property’s frontage at the property line on a fixed scale set by Brookfield policy. The permission to use the shoreline for that dock can be conditioned, modified, or revoked.
What is a Deeded Dock or Boat Slip?
Some people refer to “deeded boat slips” or “deeded dock rights” when selling their Lake Wallenpaupack property. It is important to understand, having a dock on the lake is a privilege granted by Brookfield. Brookfield maintains authority over the shoreline and the continued use of docks! All docks at Lake Wallenpaupack are subject to Brookfield’s permits, outlined in the current Shoreline Use Permitting Policy.
For sellers and their real estate agents, this means being accurate when describing dock access. Lake Wallenpaupack lakefront buyers are acquiring a dock they will own as property, but they must apply for their own Brookfield permit to keep it where it is. Non-waterfront buyers may obtain the right to use a slip in a community dock, but again, it must be understood that dock usage is subject to permitted use by Brookfield. y former broker would not allow us agents to state “Deeded boat slip included” in our listings for this reason.
3. Check For Shoreline for Violations
Brookfield’s policy is detailed. Brookfield conducts shoreline inspections on an ongoing basis according to their own schedule. As part of your due diligence, ask to see the most recent inspection documentation. Check for current violations.
Potential Shoreline Use Policy Violations Can Include:
- Oversized patios
- Fence or barrier that limits public access
- Concrete or paved surfaces
- Structures attached to trees
- Certain types of fill or landscaping
- Playground equipment
- Permanent structures
You must remove prohibited uses or bring them into compliance, unless Brookfield grants special permission to keep them. The current Brookfield Public Lake Use and Shoreline Use Permitting Policy is available online or at the Lake Wallenpaupack Office at 126 Lamberton Lane in Hawley.
4. The Dock Permit Does Not Automatically Transfer to the New Owner
Brookfield’s policy addresses change of ownership directly. When a front-lot property sells, the existing Shoreline Use Permit does not roll over to the new owner automatically.
The new owner must apply for their own dock permit, submit the appropriate application, and obtain written approval for the permitted uses on the property. Sellers should correct anything that is currently out of compliance prior to the sale.
5. Lake Wallenpaupack Lakefront Dock Sizes
Permitted dock size at Lake Wallenpaupack is determined by the property’s frontage at the property line, not by preference or history. The policy sets maximum dock widths based on frontage brackets, ranging from no dock permitted for lots under 35 feet of frontage up to a maximum 24-foot-wide dock for lots with 90 or more feet. Maximum length is 50 feet, with an extension available in documented shallow water conditions.
Floats and mooring buoys require a minimum of 50 feet of frontage and available water space as determined by Brookfield. Properties with less than 50 feet of frontage are not eligible for floats or mooring buoys at all.
Know exactly what the property’s frontage is, what is currently permitted, and how that aligns with what is physically present on the property.
6. The Public Can Walk The Shoreline
This surprises some Lake Wallenpaupack lakefront buyers who are coming from other waterfront home markets. Because Brookfield owns the shoreline strip between front-lot homes and the water, that land is open to the general public. Brookfield’s policy is explicit: front-lot owners may not post signs or attempt to prevent the public from using the property. Brookfield specifically prohibits fences, barriers, or obstructions that limit public access to the shoreline.
In practice, the public rarely walks the shoreline in front of private residential properties. Most people have other places to be. But the legal reality is that it is Brookfield’s land, and they make it available for public use. Any lakefront owner who puts up a fence, rope, or sign attempting to claim that strip as private should know that is a policy violation and they should remove it.
For Lake Wallenpaupack lakefront buyers, this is a material fact about ownership and use at the lake. It is better to understand clearly before you buy than discover this after you close!
7. The Price Is Based on What the Property Actually Is
Details of the dock permit partially impact pricing on Lake Wallenpaupack along with the home details. The permitted dock width, the property’s frontage, views, slope of the land, and the orientation of the lot are all variables that affect value in ways that no automated valuation tool captures.
A property with 90 feet of frontage, a full-width permitted dock in deep water, and a clean shoreline permit with no violations is a very different asset from one with 50 feet of frontage and a smaller dock. Two properties might be described as “lakefront on Lake Wallenpaupack” in casual conversation but may be very different when given a closer look.
A comparative market analysis for a Lake Wallenpaupack front-lot property needs to account for all of this.
A Note on This Post
The shoreline policy information here comes from Brookfield Renewable / BIF III Holtwood LLC’s Public Lake Use and Shoreline Use Permitting Policy, October 2025 edition. Policy details change. Always verify current requirements directly with the Lake Wallenpaupack Office at 126 Lamberton Lane, Hawley, PA 18428 or at www.lakewallenpaupackhydro.com before making any representations in a transaction.
Thinking About Buying Lake Wallenpaupack Lakefront Property?
I have been working with Lake Wallenpaupack lakefront buyers since 2007 and understand the Brookfield requirements, the frontage variables, and what buyers in this market look for.
About the Author
Karen Rice, Realtor — Keller Williams Real Estate
Karen Rice specializes in luxury, lakefront, waterfront, and vacation home sales in the Lake Wallenpaupack, Lake Ariel, and northern Poconos region of northeastern Pennsylvania. She has been active in this market since 2007. Learn more at lakelivingpa.com.
