I think your research efforts will show you that Lake Sinclair is one of the most affordable, large lakes in the southeast region of the US.  There are thousands of developed properties on Lake Sinclair and we currently have a very good selection of properties for sale.  If you think you might be interested, you should consider acting now.  Appreciation over the last several years has been significant, but more recent events in the marketplace have led to a decline in property prices over the last couple of years.  I don't think this will continue much longer.  It is likely prices will soon stabilize and eventually increase.  Even if you are not ready to buy a home yet, you should consider buying a lot.  Owning the land will allow you to keep up with appreciation through the years and your future lake home will be much more affordable if you lock into the land prices now.  If you decide not to build on the lot, your lot could be a good long-term investment. 

There are 3 types of land/lot ownership on Lake Sinclair.  These are fully deeded, also called fee simple, lease strip and leased lot.  Fully deeded means you own the entire lot.  Lease strip means you own the entire lot except a strip along the water.  The size of this strip is determined by an elevation mark on the lot.  If full pool on the lake is the 340 contour line, the strip boundary is located at the 350 contour line.  Lots with some slope will have a smaller lease strip than lots that are level.  If you build a home in the lease strip area you have to pay the same rates as a leased lot.  Don't build your home in the strip and you won't have to worry about this.  The smaller lease strips are really a non-issue.  Leased lot means you don't own any of the lot.  The current annual lease on a strip is $100/yr.  The annual lease on a leased lot starts at $700/yr and goes up every few years based on a set schedule.   This schedule currently tops out at $1,100/yr.  New, 15 year renewable leases are signed when you acquire leased lots.   Some buyers are hesitant to invest in leased lots.  Work with a knowledgeable real estate agent if you are considering purchasing a leased lot property.  It may or may not be the right choice for you.  Fee simple and lease strips generally appreciate better than leased lots.  Most properties are fully deeded or lease strip.  Area banks offer long-term financing on all 3 types of ownership.

There are a variety of neighborhoods around the lake.  Some are restricted to site-built homes and some allow manufactured homes.  Historically, this lake has been dominated by weekend residents who live in Georgia.  This mix is slowly starting to change, due in part, to an increase in retired persons moving into the area from out of state.  The west side of the lake is closer to Atlanta and Macon and tends to be more expensive than the east side of the lake.  Both sides of the lake offer great properties.  The lake has entered an upgrading phase.  I am starting to see an increasing number of the older manufactured homes disappear because people are buying them to obtain the lot to build on.  Some existing residents are moving from manufactured homes to site-built homes.

Lot sizes tend to be in the .4 - 1 acre range.  Smaller and larger lots do exist.  There are some larger, undeveloped properties on Lake Sinclair that could support new, large residential developments.  Individual lot prices on boatable water typically start around $90K.  Home prices on boatable water typically start around $150K.  The lower end of the home price spectrum would be manufactured homes.  The general rule of thumb when you browse property listings is there is almost always a reason for the price.  It is a good idea to work with a top notch real estate agent who actually lives on Lake Sinclair.