Selling in a small, lakefront town comes with a few extra moving parts. If you’re preparing to list in Dune Acres, you’ll want to get ahead of septic questions, shoreline documentation, and Indiana’s disclosure rules so buyers feel confident from day one. A little prep now can prevent price chips, delays, and repeat negotiations later. This guide gives you a clear, step-by-step checklist tailored to Dune Acres sellers so you can launch with confidence. Let’s dive in.
What makes selling in Dune Acres unique
Dune Acres is a small, incorporated community on the Lake Michigan shoreline, with many dune and wooded lots and a historic clubhouse that gives the town its character. You can review a brief town overview to understand the setting and scale of the market on this Dune Acres profile.
Many homes here have municipal water and onsite sewage. Septic history is often material to buyers and lenders, so plan to locate pump and repair records early. If you’re on the local municipal water system, confirming your water provider and account records is simple using this ZIP 46304 utility overview.
Your core pre-list documents
Create a single digital folder so your agent, buyer, lender, title and inspectors can move fast. Include:
- Indiana Seller’s Residential Real Estate Sales Disclosure (State Form 46234). You must provide this before accepting an offer; answer to your current actual knowledge.
- Deed and title info. Include the current legal description, parcel ID, and any recent title work.
- Surveys and plats. If you have a prior survey, add it. Note any known encroachments.
- Property tax bills and assessment history. Porter County’s portal is a helpful source for recent bills and parcel data. Pull records from the Porter County Assessor resources.
- Permits and receipts. Roof, structural changes, decks, additions, septic permits, and any repairs.
- Septic documentation. Installation and repair permits, pumping receipts, system type and capacity, and a location diagram.
- Water and utilities. Provider name, recent bills, and any well testing history (if applicable). See the 46304 utility overview.
- Appliance and system warranties. HVAC, water heater, roof, septic pump, service contracts.
- HOA/club/covenant docs. If any private rules or dues apply (including clubhouse use or beach access), provide the declaration, bylaws, and assessments. Read about the town’s historic clubhouse here.
- Lead-based paint disclosure. Required for homes built before 1978.
Inspections and tests to do early
Proactive checks help you price accurately, market confidently, and minimize renegotiation.
- Pre-list home inspection. A licensed inspector will surface likely buyer concerns so you can decide what to fix, price for, or disclose upfront.
- Septic pump and inspection. County rules vary across Indiana, and recent legislation has changed where local transfer inspections can be required. Even when not mandated, buyers and lenders often ask for proof the system is functioning. For background on the policy landscape, review this state septic oversight overview.
- Water quality. If you’re on a private well, test for coliform, nitrates, and common contaminants. If municipal, provide recent water bills or the Consumer Confidence Report; the 46304 utility overview is a good starting point.
- Termite/WDO inspection. A common buyer contingency in older lake-area homes.
- Roof and HVAC servicing. Receipts or a short certification help reassure buyers and underwriters.
- Radon test. Often requested in Indiana and noted on disclosure forms if known.
Environmental and shoreline considerations
Parts of the Dune Acres shoreline have experienced measurable change in recent years. Technical analyses show significant shoreline shifts along portions of the Indiana coast, including Dune Acres. If you’re on or near the lake, gather records of any stabilization work, photos, permits, and correspondence to reduce buyer uncertainty. Review the coastal research on Lake Michigan shoreline change.
Low-lying parcels can be influenced by storm surge, high lake levels, and local floodplains. Pull your FEMA flood-zone information and disclose any prior flooding or insurance claims. Dune Acres’ proximity to major conserved dunes and parklands adds unique context; you can explore the area’s conserved setting via the Indiana Dunes State Park overview. If any conservation easements or access agreements affect your lot, include them with your disclosures.
An 8-week prep timeline
- 6 to 8 weeks before listing
- Pull parcel and tax records from the Porter County Assessor portal.
- Gather your deed, survey, permits, warranties, HOA/club docs, and maintenance receipts.
- Order a pre-list home inspection and plan any high-priority safety or lender-critical repairs.
- 3 to 4 weeks before listing
- Schedule a septic pump and inspection; complete any well testing or compile municipal water info. For context on inspection variability, see this Indiana septic inspection update.
- Service HVAC; obtain roof receipts or a short roof certification.
- Complete the Indiana Seller Disclosure (State Form 46234) and have it ready before showings ramp up.
- At launch
- Share key documents in your agent packet or MLS where appropriate: pre-list inspection summary, septic report, survey, recent tax bill, and major receipts.
- Under contract
- Respond quickly to any follow-up disclosures. Coordinate with title on easements or encumbrances, and schedule any septic/well follow-ups if new issues surface.
Common buyer and lender asks in Dune Acres
- Septic viability and capacity. Expect questions about pump history, leach field condition, and location. Be prepared for a septic contingency.
- Shoreline stability. For lakefront, buyers may ask for erosion history, historical photos, and any permits or engineer reports.
- Permits for past work. Unpermitted additions can delay closing; gather what you have and disclose gaps.
- Inspection scheduling. Local specialists can book out. Build in lead time for septic, environmental, or structural vendors.
- Insurance and flood info. Elevation data, flood zone, and any claim history help buyers estimate costs.
Partner with Shoreline Advice
You deserve a smooth, predictable sale that reflects the value of your Dune Acres property. Our process packages your documentation, coordinates the right pre-list checks, and positions lake-specific features with clarity buyers trust. If you want an organized launch and fewer surprises, let’s talk. Connect with Rob Gow & Chris Pfauser to plan your listing.
FAQs
What disclosures are required for a Dune Acres home sale in Indiana?
- Most sellers must deliver the Indiana Seller’s Residential Real Estate Sales Disclosure (State Form 46234) before accepting an offer, answering to current actual knowledge of material defects.
Do I need a septic inspection to sell in Dune Acres?
- Requirements vary by county in Indiana, and rules have shifted in recent sessions. Even without a mandate, buyers and lenders often request a septic inspection; plan to provide pump and inspection records. For context, see this state septic policy overview.
How do I document my water service for buyers?
- Confirm your provider (many parcels use a local municipal system) and share recent bills. This 46304 utility snapshot helps you identify the municipal water resource for the area.
I’m lakefront. What should I provide about shoreline change?
- Share any stabilization permits, photos, and engineer or agency correspondence. Technical work has documented shoreline shifts at Dune Acres; linking to this shoreline change study can help buyers understand the context.
Which documents speed up closing in Porter County?
- Have your deed, survey, recent property tax bills, permits, appliance warranties, septic records, and HOA/club documents ready. You can pull parcel and tax data from the Porter County Assessor portal.
When should I schedule inspections to avoid delays?
- Start 6 to 8 weeks out for the home inspection and major repairs, then 3 to 4 weeks out for septic, water testing, and any roof/HVAC servicing. Local specialists can book up, so build in extra time for septic and environmental vendors.
