On Conesus Lake, the number of linear feet of frontage listed for a property is often the first metric buyers and agents use to compare prices. But in this market, that number can be misleading. Over the past year, median sale prices per foot of frontage on the lake were about $13,000, yet individual sales ranged from under $700 to over $44,000 per foot, according to data from 39 closings. The wide gap underscores that frontage length is not the primary driver of value.
Matthew Sharman, team leader of The Sharman Team at Real Broker NY LLC, specializes in Conesus Lake waterfront. He points to a recent listing with over 60 feet of frontage, which is considered generous for the lake. However, the frontage ran along a curve, allowing neighboring docks to encroach on usable water. If the same 60 feet had been along a straight shoreline with clear access, it would have commanded a higher price. "All frontage is not the same," Sharman says.
The issue is that frontage figures don't capture water depth, which affects dock placement and mooring capabilities. Shallow water can limit what can be moored and increase costs for hoists. These factors vary point to point around the lake and are not reflected in listings.
Another critical variable is the legal structure of lake access. Properties across the road may have deeded access, but the number of households sharing that access can significantly affect value. Access shared by two households is more valuable than access shared by six, yet both might be described similarly in listings. Some access arrangements are formalized into LLCs with maintenance funds, while others remain informal handshake agreements. Sharman notes, "There's still a lot of handshake agreements on a lake," each carrying different risk profiles.
The lakefront premium itself is less reliable than it appears. Across-the-road properties often sit on larger lots with better views and expansion potential. A substantial home with generous parking and shared access can compete with a small waterfront cottage on a narrow lot. The premium depends on specific conditions, not just proximity to water.
Other features that significantly impact value include the build history of the home. Many houses around the lake date from the 1920s to 1950s and have been expanded over time, sometimes without permits. Homes rebuilt after the mid-1980s tend to command a premium because they were designed as complete structures. Parking is also undervalued, as limited road parking makes off-street spaces crucial. Kitchen orientation is another factor: older cottages often have road-facing kitchens, which isolate the cook from the water view. Vacation rental standards have made water-facing kitchens an expectation, Sharman explains. Similarly, second-story bedrooms that are too small or steeply pitched are less desirable than those with dormers or raised rooflines that create usable space. Road position matters too, as properties on quieter off-road pockets trade at a premium.
These variables were less critical during the 2020-2021 boom when buyers accepted compromises. In the current market, buyers are more selective, and properties that perform well across multiple dimensions—clear frontage, workable access, intentional build, parking, orientation—are holding their value. In contrast, those strong on only one metric are absorbing price reductions.
For a market with fixed inventory and thin comparables, valuation is shifting away from single-metric shorthand toward a fuller assessment of how a specific parcel functions. This requires knowledge of the shoreline, not just a regional average. As Sharman puts it, "They're going to tell you exactly how the frontage is."
