You own your lot, not the lake bed or the strip of land at the water. NTMWD owns the lake and all land below the 541-foot contour in fee. Lakefront lots are platted to the 541-foot contour (see the plat), so your private land starts there and runs up the hill. The shoreline strip between 534 ft (normal lake level) and 541 ft belongs to NTMWD.

Owners of lots next to that strip can apply to NTMWD for a Shoreline Lease and Use Agreement. It allows things like a dock, a walking path and limited clearing on NTMWD land, but it is a permit, not ownership, and it gives no exclusive rights beyond what the agreement says.

Cite: SMP §2.5–2.6, pp. 2-2 to 2-3 (elevations); §4.2.10, pp. 4-5 to 4-6 (no exclusive rights); §4.3.1.1, p. 4-8; Cypress Point Declaration §2.1.5.

Source: SMP §2.6, pp. 2-2 to 2-3, and Figure 2-1; §2.5, p. 2-2; §5.2.4, p. 5-5.

NTMWD bought a Permanent Flowage and Flood Easement over private land that can flood in big storms. The SMP says these easements are “typically” between the 541-foot and 545-foot contours (about the 500-year flood level). The land is still yours and you keep the right to use it, but you cannot build permanent structures there (buildings, ditches, roads, wells, utility lines), cannot excavate or fill, and cannot put in a septic system. NTMWD can flood it when the lake rises and is not responsible for damage or clean-up.

Source: SMP §2.5, p. 2-2 (“Property owners are advised to check flowage easement deeds”).

Plan on building your home above the easement. That means above about 545 ft, but the exact easement line is in the recorded deeds and on the plat, so your builder and surveyor should confirm it lot by lot. Fannin County floodplain rules apply separately (see the County question below).

Cite: SMP §2.5, p. 2-2.

Only what an NTMWD Shoreline Lease and Use Agreement allows, and only where the shoreline is classified Dock Capable (or Limited Development for some items). Without an agreement you may not clear, cut, build, plant, store things, park or dock there.

Source: SMP Sections 4.3.1.1–4.3.1.4.

Lot sizes at Cypress Point are the platted, owned acres, and every lot is 1+ acre owned. On lakefront lots, the platted area ends at the 541-foot contour. The shoreline strip below it (541 down to 534 ft) is NTMWD land and is not part of your acreage, and the 541–545 easement strip is part of your acreage but cannot hold structures.

Where an NTMWD agreement allows it, you may be able to use the shoreline strip for a dock and path, so lakefront lots can feel larger. That use is a permit, can be limited or denied, is non-exclusive, and is not counted in the acreage we quote. We do not state a number for the extra usable shoreline on any lot, because it varies with the lake level and depends on NTMWD approval.

Cite: SMP §2.5–2.6, pp. 2-2 to 2-3; §4.2.10, pp. 4-5 to 4-6; Cypress Point plat and Declaration §2.1.5.

Cypress Point is a wooded site with changing elevations. The plat and Dock Exhibit show the land with 2-foot contours, so every lot has its own grade and your builder will want a topographic survey early. Cypress Point also protects mature trees: clear-cutting is prohibited and hardwoods 6 inches or more in diameter need ACC approval (Design Guidelines).

Cite: Dock Exhibit (EX-01/EX-02) legend “Existing 2-foot contours”; Design Guidelines tree preservation section.

Cypress Point is on the east side of the FM/SH 897 bridge. The SMP uses the bridge to split dock spacing rules: 100 feet between docks east of the bridge, 200 feet west of it. On the SMP water-surface map (Figure 3-2) the east side is mostly Open Recreation water and the west side is mostly Fish & Wildlife Habitat. Lakefront shoreline must also be classified Dock Capable on NTMWD’s shoreline map, and NTMWD decides lot by lot.

Source: SMP §5.2.2, p. 5-3 (Figures 5-1 and 5-2, p. 5-4); §5.2.3, pp. 5-4 to 5-5; §5.2.4, p. 5-5; App. F §2.2, pp. F-7 to F-8. Water-surface classes: SMP §3.3, pp. 3-5 to 3-6 and Figure 3-2, p. 3-6.

The Cypress Point Dock Exhibit repeats the east-of-bridge 100-foot rule (SMP §5.2.2) and the 1/3-cove rule (§5.2.3).

Private docks are sized by the SMP. The numbers below are the standard limits for an individual dock. NTMWD can approve less in a specific spot (for example if depth, a cove, or spacing limits the site).

Source: SMP Table 5-1, p. 5-7; §5.2.8 (“Dock Size” p. 5-8; “Standards for Gangways” p. 5-8); App. F §2.3, pp. F-8 to F-9.

Quick answers: up to 1,000 sq ft; no more than 60 ft wide and 60 ft long; a gangway up to 60 ft and 6 ft wide; the entire structure within 120 ft of the 534 line.

No. Docks are limited to one level. Rooftop decks of any kind are prohibited, elevated platforms are prohibited, and enclosed docks are not allowed (all sides must stay open).

Cite: SMP §5.2.8, p. 5-8 (“Docks are limited to one level”), p. 5-10 (“elevated platforms are prohibited”); App. F §2.3(2)(h), p. F-9 (“one level only”); §2.6(2)(f), p. F-10 (“Rooftop decks of any kind are prohibited”); §2.6(12)(a), p. F-12 (all sides open).

A roof is optional. If you build one it must be gabled with a single pitch (no flat roofs), pitched at least 3:12, made of metal (minimum 28-gauge steel or 0.032-inch aluminum, no asphalt shingles), in brown, green, gray or earth tones, and overhang no more than 24 inches. Solar panels may be attached to the roof. Swim decks must stay uncovered.

The SMP does not set a separate maximum roof or covered area. The practical limit is the dock’s 1,000 sq ft maximum (overhang beyond 24 in. counts toward it) and the 60-ft width and length caps. Large boating accessories may be stored in the attic space under the roof if the roof pitch and load limits are not exceeded.

Cite: SMP §5.2.8, pp. 5-8 and 5-9 (Roofs); App. F §2.6(2), p. F-10; §2.6(12)(g), p. F-12.

Source: SMP Section 5 and App. F as cited. Every lift must appear on the engineer-stamped plans.

Solar: yes, required. All electricity on the dock must come from on-site solar, including lighting and lift motors. Wiring must meet the National Electrical Code and be certified by a licensed Texas electrician. No power line from the shore is allowed.

Generators: the plan does not mention them. The word “generator” does not appear in the SMP. But the plan says all electrical needs must come from on-site solar, and it bans storing fuel or hazardous materials on docks. Those two rules together mean a fuel-powered generator on the dock should not be expected to be approved. Ask NTMWD before planning one.

Cite: SMP §5.2.7, p. 5-7 (“All electrical needs must be supplied by on-site solar”); §5.2.8 “Electric Service,” p. 5-10; §5.2.9 item 4, p. 5-12 (no fuel or hazardous materials on docks); App. F §2.6(9), p. F-11 (“On-site solar only”); §2.6(12)(f), p. F-12.

Source: SMP Section 5.2.8 and App. F Section 2.

No dock is guaranteed to be usable at all lake levels. The lake is a water-supply reservoir, not a constant-level lake, and NTMWD will not manage lake levels just to keep boats afloat. Docks may be unusable in floods or in drought lasting months or years, and owners accept all the risk. NTMWD checks depth against the normal 534-ft level only: you need at least 3 ft of water where the gangway meets the dock at 534.

Source: SMP Sections 2.6 and 5.2.4.

Dredging around the community dock and boardwalk is planned, subject to approvals. We have not seen a document showing any dredging approval for Cypress Point yet.

Here is what the plan says: private individuals cannot dredge, and dredging is not allowed for individual docks. Dredging may be allowed for community docks or commercial uses such as marinas, but only if (1) NTMWD gives prior written approval, (2) the applicant then obtains state or federal permits, including a U.S. Army Corps of Engineers Section 404 permit, (3) the signed Corps permit is given to NTMWD to finish the agreement, and (4) NTMWD is told the start and end dates and the methods. NTMWD’s standard lease does not authorize dredging unless a written special condition does, and the process “may be a lengthy process.” NTMWD’s own FAQ says dredging is not permissible by private individuals.

Cite: SMP §4.3.1.1 “Dredging,” p. 4-10; §4.3.1.1, p. 4-8 (individual docks); App. C General Condition 28, p. C-19; App. F, p. F-34 (“Dredging for individual docks is not allowed”); App. K FAQ, p. K-10.

Cypress Point plans one community dock with 20 slips (plus one fishing dock), subject to NTMWD approval. The SMP allows a private community dock of up to 20 slips. The agreement is held by the homeowners association, and the dock is for members only. The SMP says community docks may give lake access to members who do not otherwise have shoreline access or whose shoreline is unsuitable for a dock. Under the Cypress Point Declaration, slips are licenses (not deeds) and are meant for owners who do not have a private dock.

Source: SMP §4.3.1.1; Cypress Point Dock Exhibit; Declaration §3.14.

Source: SMP Sections 4, 5, 6.

The Cypress Point ACC also reviews private docks as part of the home and lot plans (see the Building FAQ).

Source: SMP App. D (Fee Schedule), p. D-3. When several shoreline activities are on one agreement, only the higher fee is assessed. Fees are from the December 2023 plan; confirm current amounts with NTMWD.

NTMWD can change its fees, and has discussed adjusting the Bois d’Arc Lake first-year fee, so confirm the current amount with NTMWD before you budget. Fees are separate from the cost of the dock itself.

Cite: Agreements run for a 5-year term (SMP §4.2.8, p. 4-5).

NTMWD’s Bois d’Arc Lake Operations Center is at 4989 FM 897, Dodd City, TX 75438. The plan lists the Lake Operations Center at 469-626-4760 and the Lake Permitting Department at 469-626-4765. You can also email BoisdArcLake@NTMWD.com or visit boisdarclake.org.

Cite: SMP App. J (Points of Contact), p. J-3; NTMWD Bois d’Arc Lake Shoreline Management brochure.

Fannin County has Lake Zoning Regulations that apply within 5,000 feet of the 534-ft shoreline. New structures over 1,000 sq ft need a Lake Area Development (Building) Permit from the Commissioners Court (exemptions include agricultural buildings and accessory buildings on lots of 2 acres or more); the County reviews applications within 30 business days. The County’s use table lists boat docks as a permitted use, with a definition noting that NTMWD approval is required because NTMWD owns the lake land. The County also has a floodplain ordinance: a Floodplain Development Permit (application via MyPermitNow.org, a $30 non-refundable fee, a Base Flood Elevation certificate and topographic information) is required for development in the mapped floodplain.

Cite: Fannin County Bois d’Arc Lake Zoning Regulations (rev. Aug 2023): §1.04 (Areas Subject to Lake Zoning Regulations), §8.04 (Lake Area Development Permit, p. 70), Definitions (“Boat Dock”); Fannin County Floodplain Permit Instructions.

The public has the right to use the waters of the lake, and adjacent landowners may not interfere with that. The SMP also says it is not NTMWD’s intent to allow general public access to the lands and shorelines adjacent to private property, and owners of authorized facilities may take reasonable steps to protect their property from theft, vandalism or trespass. A dock agreement gives you no exclusive use rights and no real estate rights, you may not interfere with NTMWD staff who monitor and enforce the agreement, and parking and vehicles are not allowed on NTMWD land.

Cite: SMP §4.2.10, pp. 4-5 to 4-6; §4.3.1.1, p. 4-8.