Lake Spokane (Long Lake)
Real Estate · Waterfront Homes · Buyer Guide
A 23-mile Spokane River reservoir under Avista's FERC license — high-bank basalt canyon shoreline, the largest annual drawdown in the region, and a co-permit pathway shared with the utility.
Lake Spokane (still known as Long Lake) is a 5,000-acre Spokane River reservoir straddling Spokane and Stevens counties in Washington — 23.5 miles long, with a maximum depth of 175 feet, 55 miles of shoreline, and a summer full pool elevation of 1,536 feet. Docks require BOTH a Spokane or Stevens County SMP permit AND Avista shoreline-encroachment approval under FERC License No. 2545, with the largest managed drawdown in the region at 13–14 feet each winter. Waterfront homes typically trade between $500K and $1.5M, with premium new builds reaching $2M to $3.5M.
The permitting reality is the defining variable. Lake Spokane is a FERC-licensed hydropower project (License No. 2545), and every in-water structure — docks, beach work, dredging — requires both county SMP approval AND Avista shoreline-encroachment approval. The lake also carries the largest managed drawdown in the region: 13–14 feet below summer full pool each winter, typically held in January for 3–6 weeks. Dock designs need to accommodate that swing.
The Suncrest/Nine Mile Falls corridor anchors year-round residency — commuter distance to Spokane, fiber where it’s been built, and a fire-district profile shared with the rest of suburban Spokane. The reservoir’s remote stretches lean seasonal. Median Suncrest waterfront sits around $639K, with premium new builds reaching $3.5M, and roughly 20–30 transactions per year across the full 55 miles of shoreline.
What buyers ask about Lake Spokane (Long Lake).
Permits, rules & permissions
What is the maximum dock length on Lake Spokane / Long Lake, and who issues the permit?
Lake Spokane is a reservoir under Avista's FERC License No. 2545, so docks require BOTH a Spokane or Stevens County SMP permit AND Avista shoreline-encroachment approval. Avista holds the federally-licensed shoreline corridor and effectively co-permits all in-water structures.Can I add sand to make a beach on Lake Spokane?
An HPA from WDFW, a county shoreline permit, and Avista approval are all required. Beach work is substantially restricted given the FERC project boundary and Avista's water-quality plans.Can I dredge or remove weeds at my private shoreline?
An HPA from WDFW plus Avista approval and Ecology's APAM permit. Avista's Lake Spokane Dissolved Oxygen / Water Quality Attainment Plan governs much of the lake's in-water management.What herbicide or algaecide treatments are allowed?
Only approved aquatic products under Washington Ecology's Aquatic Plant and Algae Management (APAM) General Permit.Are gas-powered boats allowed? Is there a horsepower limit?
Yes, gas boats are allowed and there is no horsepower cap. Washington boating safety rules apply.What is the no-wake zone?
Wake speed (≤5 mph) within 100 feet of any shoreline, dock, swimmer, or anchored vessel per applicable county boating ordinance.Does the lake have a seasonal drawdown?
Yes — the largest on this list. Avista lowers Lake Spokane 13–14 feet below summer full pool (~1,536 ft) each winter, typically in January, and holds the drawdown 3–6 weeks before refill. Dock structures and shoreline access need to be designed for that swing.What is the shoreline setback for new construction?
Spokane and Stevens County SMPs apply — 100/150/200 ft from OHWM by environment designation. Avista's licensed corridor overlays add further constraint.Is septic permitted on waterfront, or is sewer required?
Predominantly septic — there is no central sewer along the reservoir. Spokane or Stevens Regional Health permits with applicable setbacks.Are short-term rentals (Airbnb/VRBO) allowed?
Yes. Washington's STR framework is set by RCW 64.37; the applicable county requires registration.
The water itself
How deep is Lake Spokane?
Maximum depth is approximately 175 feet near Long Lake Dam; average depth runs 50–60 feet.How big is the lake?
Approximately 5,000 acres (Stevens County records list ~4,748) with 55 miles of shoreline. The reservoir is 23.5 miles long.What is the elevation?
About 1,536 feet at summer full pool.Is the lake spring-fed, river-fed, or glacial?
Reservoir — an impoundment of the Spokane River created by Long Lake Dam (1915). It's a FERC-licensed Avista hydropower project, not a natural lake.How clear is the water?
Moderate to limited. River-fed turbidity is pronounced in spring, and nutrient loading is an ongoing concern. Secchi readings run 4–10 feet.What is the shoreline character?
Predominantly high-bank basalt cliff and rocky shoreline — Spokane River canyon character — with pockets of walk-out. Avista preserves significant undeveloped corridor on the north shore, which differentiates Lake Spokane from the glacial lakes nearby.Does Lake Spokane freeze?
Partial freeze in coves December through February. The main channel rarely freezes fully due to river flow and dam operations.Where are the public boat launches?
Lake Spokane Campground (Riverside State Park), Suncrest Public Boat Launch, and Long Lake Park (Avista).
Living on the lake
What's the typical waterfront price range?
Single-family waterfront generally trades between $500K and $1.5M, with premium new builds at $2M to $3.5M. Median Suncrest-area waterfront is approximately $639K.How many waterfront homes sell each year?
Approximately 20–30 waterfront transactions per year across the reservoir.What's nearby for groceries, schools, and medical?
Suncrest/Nine Mile Falls is the principal community. The closest hospital is Providence Sacred Heart or Holy Family, about 20 miles south in Spokane. Schools are Riverside School District 416 or Nine Mile Falls School District 325 by parcel.What is the property tax rate?
Washington's Initiative 747 cap applies. Spokane County effective rates typically run 0.9%–1.2%; Stevens County is lower at roughly 0.7%–1.0%.How is fire protection structured around the lake?
Spokane County Fire Protection District 4 (Suncrest, Nine Mile Falls) and Stevens County Fire Protection District 1 (north-shore portions) — mostly combination career/volunteer.Is broadband available lakefront?
Ziply Fiber in much of the Suncrest core. CenturyLink and Comcast are spotty along the reservoir. Starlink is common.Year-round community or seasonal?
Mixed. The Suncrest area is year-round commuter; the reservoir's more remote stretches lean seasonal. Roughly 65/35 year-round to seasonal.
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