Updated September 2026
Moving to Lake Martin full-time is a different decision than buying a weekend place. Once the lake house becomes your only house, three things change fast: you live through the winter lake, your property taxes may drop if the home qualifies as your primary residence, and your everyday errands, appointments, and drive times become part of the deal. The market is moving too, so here's what I'd want you to know before you make the switch.
The Bottom Line
- The lake goes down every winter. Full pool runs from May 1 to September 1, then the water drops, and every sixth year it drops further.
- A primary residence can qualify for Alabama's homestead exemption. A second home can't. That alone is worth a call to your county revenue office.
- The year-round community around the lake is real, but it's spread across a big, rural county. Plan your routines before you plan your furniture.
- July closings were up year over year. The Lake Martin Area Association of REALTORS® counted 75 (Lake Martin Area Association of REALTORS®, July 2026) residential sales in July 2026, up from 63 in July 2025.
What changes when the lake house becomes your only house
Weekend owners see Lake Martin at its best. Summer water, long evenings on the dock, friends in and out. Full-time owners see all of that plus January, when the coves get quiet and the shoreline looks a lot wider than it did in July.
I love that version of the lake, honestly. But it's a different life, and it helps to walk in with clear eyes. The questions change from "Where's the best sunset?" to "How far is the pharmacy?" and "What does my dock look like in February?"
If you haven't narrowed down where on the lake you want to be, start with my guide to the best Lake Martin communities. The right cove for a summer place isn't always the right cove for every day of the year.
Living with the winter lake
This is the one that surprises people. Lake Martin is a reservoir, and Alabama Power manages the water level on a set schedule.
Per the Lake Martin Resource Association, the lake reaches full pool of 491 feet msl on May 1 and holds it until September 1, when the drawdown begins. It reaches its normal winter level of 484 feet msl in December, and refilling starts in February.
Then there's the deeper drawdown. The same LMRA page describes an every-sixth-year winter pool of 481 feet msl. By our math, that's three feet below the normal winter level.
Here's why that matters when you live there year-round:
- Your dock and boat. Depending on the slope of your shoreline, a winter lake can leave a dock sitting on mud or a boat lift out of reach. Ask about the water depth at the dock in winter before you buy, not just in June.
- Shoreline projects. Low water is when owners fix seawalls and docks. My read: if you're buying a place that needs dock or seawall work, the drawdown calendar belongs in your plan.
- Timing. Alabama Power announces the deep-drawdown schedule. Check it before you book any dock work.
In my experience, winter is also the best time to tour a lake property you're serious about. You see the lot, the slope, and the dock with nothing hiding under the water. (Summer photos are like first dates. Everyone's on their best behavior.)
Your property taxes can change once it's your primary home
This is the money piece most weekend owners have never had a reason to look up.
The Alabama Department of Revenue says an owner may qualify for a homestead exemption if they own a single-family residence and occupy it as their primary residence on the first day of the tax year they're applying for. A homestead is a single-family owner-occupied dwelling and its land, not exceeding 160 acres.
What the exemption is worth, per the same page:
- Eligible owners under 65 who are not disabled (regular H-1 exemption): $4,000 of assessed value off the state portion and $2,000 of assessed value off the county portion. If your circumstances differ, ask your county revenue office which exemption applies.
- Owners 65 and older with net taxable income of $12,000 or less on the combined federal return are exempt from all ad valorem taxes.
The key word is "primary." A lake house you visit on weekends isn't a homestead. The same house becomes one when it's where you actually live. My read: if you're making the move, put the homestead application on your first-week to-do list, right next to forwarding your mail.
Lake Martin touches Tallapoosa, Elmore, and Coosa counties, so the office you'll work with depends on where your home sits. You apply locally, and each county handles its own timing and paperwork.
Local rules change. Confirm current requirements with the Tallapoosa, Elmore, or Coosa County revenue office before relying on anything here. This is not legal advice.
What the year-round community around the lake looks like
Tallapoosa County, home to Alexander City, is one of the three counties the lake touches. Data USA, drawing on Census survey data, puts the county's 2024 population at 40,938. It also reports that 76.1% of housing units were owner-occupied in 2024, and the average commute was 25.2 minutes.
Those are county-wide figures. They cover off-water towns and rural land, not only lakefront neighborhoods, so treat them as the backdrop for daily life rather than a picture of any single cove.
What that means in practice, in my experience:
- Errands take planning. Groceries, the hardware store, and doctor's appointments are drives, not walks. Map your usual week from the address you're considering.
- Internet and cell service vary by spot. Ask about service at the specific address, especially if you work from home.
- Winter is quieter. Some lake businesses scale back after summer. Plenty of people love that. Know it going in.
What the Lake Martin market did this summer
The Lake Martin Area Association of REALTORS® reported 75 residential sales in July 2026. In July 2025, the association counted 63. That's a dozen more closings year over year, by our math.
Chart 1. Lake Martin Area Association of REALTORS® residential sales, July 2025 vs. July 2026. Source: Lake Martin Area Association of REALTORS®, July 2025; Lake Martin Area Association of REALTORS®, July 2026.
These are totals across the association's whole market, waterfront and off-water homes together. The association notes that its numbers depend on agents entering their sold information, so I read them as direction, not decimals.
The association reported 12 more July closings in 2026 than in 2025. To assess comparable sales for a specific home, narrow the review to its location and property type. These market-wide totals don't tell you what any one house is worth.
If you already own on the lake and you're thinking about selling the weekend place to buy your full-time one, my post on selling waterfront property on Lake Martin walks through how I approach it.
Figures are closed data for the Lake Martin Area Association of REALTORS® market as of July 2026, from the Lake Martin Area Association of REALTORS®. Market conditions change and past figures are not a prediction.
Selling your current home before the move
A lot of full-time lake moves start with a sale somewhere else. If your current home is in Auburn or Opelika, it helps to know what it's likely worth before you start touring lake houses, so you shop with a real budget. My guide to what your Auburn home is worth is a good place to start.
If you're coming from a bigger metro, my cost of living comparison for Auburn, Atlanta, and Birmingham gives you a feel for how East Alabama compares. Lake life has its own costs (docks, boats, and a lot of sunscreen), but the regional picture still helps.
Questions about moving to Lake Martin full-time
Does the lake really go down every winter?
Yes. Per the Lake Martin Resource Association, full pool of 491 feet msl runs from May 1 to September 1, and the lake reaches 484 feet msl in December. Every sixth year, the winter pool drops to 481 feet msl.
Can I get a homestead exemption on a Lake Martin home?
If it's your primary residence on the first day of the tax year, you may qualify, according to the Alabama Department of Revenue. A second home you only visit doesn't qualify. Apply through the county where the home sits.
Is July a good month to judge the lake market?
It's one busy summer month. Compare it with the same month a year earlier, the way I did above, and look at recent sales near the specific home you're considering.
Let's talk about your move
I'm Amy Cotney, REALTOR®, a licensed real estate salesperson (Alabama license #108235) with Roots Real Estate - Investment Development. I'm originally from Tallahassee, Florida, and I now call Auburn home. Helping someone turn a weekend lake place into their everyday life is one of my favorite kinds of new chapter, and I'm here to guide you every step of the way. You can read more about me and how I work. If you're thinking about buying or selling on Lake Martin, reach out. I'd love to help.
Sources
- Lake Martin Resource Association, "Lake Level": https://www.lmra.info/lake-level
- Alabama Department of Revenue, "Homestead Exemptions": https://www.revenue.alabama.gov/property-tax/homestead-exemptions/
- Data USA, "Tallapoosa County, AL": https://datausa.io/profile/geo/tallapoosa-county-al
- Lake Martin Area Association of REALTORS, July 2026. Current report: https://www.lmaar.org/
- Lake Martin Area Association of REALTORS, July 2025. Current report: https://www.lmaar.org/
