What lake buyers should know
Thinking About Living Near Tims Ford or Normandy Lake?
A home near the water is high on a lot of wish lists, and Manchester sits close to two TVA lakes: Normandy Lake right here in Coffee County, and Tims Ford Lake to the south. Both are beautiful. But a lake home comes with questions a regular home does not. Here is what to know before you fall for a view.
The short answer: Normandy is the smaller, quieter lake in Coffee County, and its water level changes about 11 feet in a normal year. Tims Ford is much larger and sits in Franklin and Moore counties. On both lakes, much of the shoreline is public land managed by TVA, and a dock needs a TVA permit. Ask about shoreline access, permits, septic and flood zone before you make an offer.
This is general information only, not legal advice.
Two TVA lakes, two counties
Normandy Lake is on the Duck River. The Tennessee Wildlife Resources Agency (TWRA) describes it as a 3,048 acre reservoir with a major portion in Coffee County, owned and operated by TVA. TVA says the reservoir is 17 miles long, and Normandy Dam was completed in 1976.
Tims Ford Lake is south of Manchester on the Elk River, in Franklin and Moore counties. That matters, because a home there falls under Franklin or Moore County for property taxes, schools and permits, not Coffee County.
How the lakes compare
- Tims Ford covers 10,700 acres with 255 miles of shoreline, and its dam makes hydroelectric power.
- Normandy covers 3,048 acres with 72 miles of shoreline. TVA says Normandy Dam is not a hydroelectric facility and produces no electricity. It is run for flood damage reduction, water supply and recreation.
Size shapes the feel of each lake. Tims Ford has more open water and more shoreline. Normandy is smaller and closer to Manchester. My guides to Normandy Lake homes and Tims Ford Lake homes go deeper on each one.
Water levels change
At Normandy, TWRA lists full pool at 875 feet above sea level and winter pool at 864 feet. TVA says the water level varies by about 11 feet in a normal year.
That means a cove that looks full in July can look very different in January. A dock that floats in deep water in summer may sit near mud in winter. If you can, see a home in more than one season, or ask the owner for photos from winter. TVA posts daily lake levels on its lake information pages.
A dock needs a TVA permit
Docks, boathouses and shoreline work on TVA lakes generally need a TVA Section 26a permit before any work starts. TVA reviews each request against the rules for that stretch of shoreline, and approval is not automatic.
If a home already has a dock, ask whether it was permitted. If you are counting on building one, ask TVA about that specific lot before you buy. Do not assume.
Water or a TVA strip?
Much of the land at the water's edge on TVA lakes is public land managed by TVA. A lot that looks like it is on the water may actually border a strip of TVA land between the property line and the lake.
That changes what you can do. Ask these questions about any lake home:
- Does the lot touch the water, or does it border TVA land?
- Is there an existing permitted dock, and can the permit transfer to you?
- What does the survey or plat show at the shoreline?
- Are there any easements or shared access paths?
A survey is worth it on almost any lake purchase.
Check septic, flood and county
- Septic: many lake homes use septic systems, not city sewer. Request the state permit record from TDEC and have a septic professional inspect the system. My septic systems guide explains how.
- Flood zone: ask about the flood zone and flood insurance early, before your inspection period ends. My flood zones guide explains how to read the FEMA map.
- County: Tims Ford homes fall under Franklin or Moore County for taxes, schools and permits. Normandy homes may be in Coffee County or a neighboring county, depending on the location.
- Water: some rural homes use a private well. See my well water guide.
Every lake home is different
Roads, shoreline rules and seasonal water levels differ from home to home, even on the same lake. A home on a quiet cove with a permitted dock and a home across the road from TVA land can be listed at similar prices and offer very different lake living.
Thinking about a lake home near Manchester?
I offer a free buyer conversation to help you weigh the homes you like and the questions to ask before you write an offer. Call or text me at (615) 497 1658, no pressure, or request my buyer guide with the form on this page.
Keep reading:
Sources: TVA Normandy page; TWRA Normandy Reservoir page; Tims Ford State Park and TVA brochure; National Register nomination for Normandy Dam; TVA Section 26a rules; TDEC. General information only, not legal advice.
Common questions
How big is Normandy Lake?
TWRA lists Normandy Reservoir at 3,048 acres with a major portion in Coffee County. It has 72 miles of shoreline, and TVA says the reservoir is 17 miles long.
Which is bigger, Tims Ford or Normandy Lake?
Tims Ford. It covers 10,700 acres with 255 miles of shoreline, compared with 3,048 acres and 72 miles of shoreline at Normandy.
How much does the water level change at Normandy Lake?
TWRA lists full pool at 875 feet and winter pool at 864 feet, and TVA says the level varies by about 11 feet in a normal year.
Can I build a dock on a TVA lake?
Docks and shoreline work on TVA lakes generally need a TVA Section 26a permit before work starts, and approval is not automatic. Ask TVA about the specific lot before you buy.
What county is Tims Ford Lake in?
Tims Ford Lake is on the Elk River in Franklin and Moore counties, so homes there fall under Franklin or Moore County for taxes, schools and permits.
Matt Sargent is a Tennessee licensed affiliate broker with Keller Williams who helps buyers and sellers in Manchester and Coffee County. Call (615) 497 1658 or send a message.