TVA Shoreline Guidelines in Georgia: What Lake Property Owners Need to Know Before They Buy or Build

Tom Burke
Jan 7
3 min read

Buying or owning lakefront property in North Georgia is not as simple as “you own to the water.” If your home sits on a TVA-controlled lake, what you can and cannot do along the shoreline is governed by a very specific set of rules—and misunderstanding them can cost you time, money, or both.

This is especially relevant around Lake Blue Ridge, where many buyers assume Georgia rules apply uniformly, only to discover that the Tennessee Valley Authority still controls the shoreline.

I deal with this regularly in Blue Ridge and Morganton, and it’s one of the most overlooked issues for out-of-area buyers.

Understanding TVA Shoreline Guidelines in Georgia

TVA shoreline guidelines in Georgia exist because TVA owns and manages the land below the normal full pool elevation of its reservoirs—even when you own the home above it.

That means:

You may own lakefront property
You almost never own the shoreline itself
Any dock, steps, walkway, retaining wall, or shoreline modification requires TVA approval

This applies even though you’re in Georgia, not Tennessee or Alabama.

How TVA Shoreline Guidelines Affect Lake Blue Ridge Owners

On Lake Blue Ridge, TVA shoreline guidelines in Georgia control:

Dock placement and size
Staircases and walkways to the water
Shoreline stabilization (riprap vs walls)
Vegetation removal
Seasonal water level expectations

Many first-time buyers don’t realize that the gently sloped “backyard” they see in summer may be exposed lakebed in winter—and that TVA restrictions limit how they can address it.

This matters enormously for buyers comparing properties in Blue Ridge versus Ellijay or Cherry Log, where creekfront or riverfront rules may be entirely different.

Dock Permits and TVA Shoreline Guidelines in Georgia

One of the biggest friction points is docks.

Under TVA shoreline guidelines in Georgia:

Docks are licensed, not deeded
Permits must be approved before construction
Dock footprints, height, and orientation are regulated
Transfer of dock permits during a sale must be handled correctly

This is where having a local agent matters. I’ve seen transactions delayed—or fall apart—because dock permits were assumed instead of verified.

Please look here for TVA Section 26a permit application

Shoreline Stabilization: What You Can and Can’t Do

Erosion control is another area where TVA shoreline guidelines in Georgia surprise buyers.

TVA typically:

Favors natural stabilization and riprap
Restricts vertical seawalls
Requires permits for any soil movement below contour lines

If you’re buying a property in Morganton or on the quieter arms of Lake Blue Ridge, this can affect both future improvements and maintenance costs.

Vegetation, Clearing, and View Corridors

Many buyers assume they can “clear a better view.” Under TVA shoreline guidelines in Georgia, that’s rarely true without approval.

TVA often:

Limits tree removal
Requires replanting with native species
Prohibits large-scale clearing along the shoreline

This is especially important for luxury buyers who expect unobstructed water views similar to private lakes—not federally managed reservoirs.

How TVA Shoreline Guidelines Impact Property Value

From a valuation standpoint:

Properly permitted docks add value
Unpermitted structures create risk
Shoreline limitations affect future expansion
Buyers pay premiums for properties with compliant improvements

In Blue Ridge and Cherry Log, I routinely explain these nuances to buyers relocating from Florida or metro Atlanta, where waterfront rules are very different.