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Also learn more about how the Arrowhead Lake Association and AWAC fit into the Arrowhead Woods community
If you’ve spent time searching for a home in Lake Arrowhead, you’ve likely heard the term “Lake Rights” come up again and again. But what exactly does that mean? Who has them, how do you get them, and why does it matter when buying or selling real estate in this unique mountain community?
Let’s break it down in plain language, with all the details you’ll want to know — and if you need guidance tailored to your situation, I’d be to be happy to help you make sense of lake rights before you buy or sell.
Lake Arrowhead is a scenic, alpine lake in Southern California — but what many visitors don’t realize is that it’s also privately owned and regulated. In this unique community, “lake rights” refer to deeded access privileges granted to certain property owners through the historic 1964 Agreement of Settlement and Compromise. These rights are not universal. They apply only to properties located within a specific boundary known as the Arrowhead Woods Tract.
Unlike public lakes, Lake Arrowhead is not open to the general public. Only homeowners whose properties are legally tied to lake rights — confirmed through the property deed — can access the lake and trails for fishing, swimming, and recreation. If an Arrowhead Woods property owner with deeded lake rights wishes to to go boating on Lake Arrowhead, they must have an active ALA membership.
This deed-based access model is rare and adds considerable value to qualifying homes. These rights are permanent and transfer automatically when ownership changes, provided the parcel remains inside Arrowhead Woods. They’re protected by California law and clarified by multiple legal rulings, including a 2022 court injunction that led to policy updates regarding short-term rental access under controlled ALA permit conditions.
For reference, you can read the full 1964 Agreement (PDF).
To help you understand exactly where these deeded lake rights apply, I’ve created a general Lake Arrowhead Map with the Arrowhead Woods property boundary clearly defined. This map outlines the area where lake rights, including lake and trail access for fishing, swimming, boating, and more, are all tied to ownership of property within the Arrowhead Woods.
This map is not a legal document and is intended only to provide a general understanding of the Arrowhead Woods boundary. To determine whether a property has deeded Lake Rights, contact the ALA or a local Lake Arrowhead REALTOR®
Only properties located within the boundaries of Arrowhead Woods are eligible. This area wraps around the lake and includes dozens of neighborhoods. It’s not always obvious by looking at a map — and some homes that feel “close enough” actually fall outside the boundary. So, in order to obtain “Lake Rights” to the private Lake Arrowhead, one must own a property located within the Arrowhead Woods AND have this stipulated clearly on their deed.
An ALA Membership is not required for an Arrowhead Woods property to exercise their rights of access to the trail and lake. However, if one wishes to use improved properties such as beach clubs and courtesy docks, a membership may be required. Contact me or the ALA to learn more.
Two easy methods:
Check ALA’s official district map for the latest Lake Rights boundaries (always confirm current boundaries and tract info)
If your property includes lake rights, here’s what that means:
It’s important to understand that lake rights do not automatically include a dock or beach club membership — those are amenities regulated by the ALA which may require applications, licensing, waitlists, and/or additional fees.
More details can be found on the ALA Boating & Swimming Rules page.
California state fishing license is required — check wildlife.ca.gov for license details. Getting a license is easy, just head over to Arrowhead Sporting Goods
Ready to find your dream home in Lake Arrowhead WITH Lake Rights? View live MLS listings (updated hourly) on my listings page.
Property owners in Arrowhead Woods enjoy exclusive lake rights—but they also consent to abiding by specific Covenants, Conditions, and Restrictions (CC&Rs) enforced by the Arrowhead Woods Architectural Committee (AWAC), a nonprofit established in the 1920s to preserve the community’s alpine character.
AWAC reviews and approves exterior changes such as paint colors, additions, tree removal, and architectural design within Arrowhead Woods tracts. If you’re renovating, remodeling, or otherwise modifying your home’s exterior, AWAC approval is typically required.
Senate Bill 1405 was a piece of California legislation introduced in 2022 that sought to shift oversight of architectural enforcement in Arrowhead Woods the private nonprofit (AWAC) to a public agency (LACSD). It sparked significant community debate.
With the repeal of SB 1405, AWAC remains the sole authority for enforcing the CC&Rs in Arrowhead Woods. LACSD does not have authority over architectural oversight. Any future transition would require another legislative change and collective homeowner voting.
The existing CC&Rs will expire on December 31, 2025, unless renewed by tract members. AWAC expects to circulate renewal ballots well in advance; if ratified by a majority in each tract, the CC&Rs—and AWAC’s governance—will continue indefinitely without any further votes from property owners – visit the Arrowhead Woods Informed website for more information. Also, be sure to read an opinion piece published by the Arrowhead Lake Association to discover what the potential impact may be on Arrowhead Woods properties.
AWAC meets monthly (check their website for schedule), offers an office in Blue Jay for forms and inquiries, and welcomes public input during meetings. It’s a great opportunity to stay informed, voice your perspective, and participate in local design oversight.
AWAC is a nonprofit organization formed in the early 1920s to enforce the Covenants, Conditions, and Restrictions (CC&Rs) within Arrowhead Woods. It oversees exterior changes like paint colors, additions, tree removal, and architectural designs—helping maintain the community’s alpine character and property values.
Yes. Any exterior alteration—such as building an addition, changing paint, or cutting trees—typically requires prior AWAC approval. They provide an application process and often a preliminary review to avoid costly corrections later.
No. Although Senate Bill 1405 initially authorized the Lake Arrowhead Community Services District (LACSD) to assume AWAC’s duties, strong homeowner opposition led to its repeal in early 2024. AWAC remains the sole authority for CC&R enforcement in Arrowhead Woods
AWAC’s CC&Rs are set to expire on December 31, 2025, unless each tract’s homeowners renew them by majority vote. AWAC plans to distribute tract ballots ahead of time—if renewal passes, oversight continues; if not, CC&Rs and AWAC’s authority lapse. Learn more at the Arrowhead Woods Informed website.
Not directly. The Arrowhead Woods Architectural Committee (AWAC) is empowered by the recorded Covenants, Conditions & Restrictions (CC&Rs) for Arrowhead Woods tracts, and those CC&Rs are legally binding documents that “run with the land.” Property owners DO HAVE the ability to amend or TERMINATE their CC&Rs through a formal vote process defined by California law, typically requiring a supermajority of owners in that tract. If enough owners vote to amend or remove the architectural provisions in their CC&Rs, then AWAC would no longer have legal authority over that tract. This is the only legal method to “vote AWAC out,” and it must be done tract by tract.
AWAC holds monthly meetings in Blue Jay and posts schedules on their website. They maintain an office at 27307 State Hwy 189, Suite 103, Blue Jay, CA. They also provide application forms and renewal ballots—reach them via info@awac.biz or call (909) 336‑2755
The (ALA) is the governing body responsible for managing Lake Arrowhead and its surrounding recreational facilities. Established to preserve the lake’s beauty and ensure fair use among property owners, ALA oversees boating regulations, dock management, trail maintenance, and community amenities. Membership in the Association is tied to property ownership within Arrowhead Woods, and it plays a crucial role in protecting lake rights, enforcing rules, and providing access to shared facilities.
While lake rights are deeded and permanent, the use of the lake and surrounding amenities is governed by the Arrowhead Lake Association (ALA). ALA can suspend access if rules are violated or dues go unpaid — but this does not revoke the underlying lake rights.
An ALA membership may be necessary for Arrowhead Woods property owners to access ALA improved areas such as beach clubs and courtesy docks. Deeded Lake Rights cannot be stripped unless the parcel is removed from Arrowhead Woods, which is extremely rare and legally complex.
You can find the official policies in the , but if you’re ever unsure, feel free to reach out — I walk clients through this process all the time and am happy to help.
The Arrowhead Lake Association (ALA) is the governing body that manages Lake Arrowhead and its surrounding recreational facilities. Established to preserve the lake’s beauty and ensure fair use among property owners, ALA oversees boating regulations, dock management, trail maintenance, and community amenities.
It’s important to understand the difference between lake rights and ALA membership. Lake rights are deeded and permanent — they cannot be taken away as long as a property remains within Arrowhead Woods. However, while deeded lake rights guarantee access to the lake and its trails, an ALA membership is required for boating, use of private beaches, and access to ALA-maintained facilities.
Although ALA can suspend facility access if dues go unpaid or rules are violated, this does not revoke the underlying lake rights. Removal of lake rights is extremely rare and would only occur if a property were legally excluded from Arrowhead Woods.
You can review the official policies in the ALA bylaws (PDF), but if you’re unsure, I regularly guide clients through these details and am happy to help.
While deeded lake rights allow homeowners recreational access to the lake and trail system, ALA membership is required for activities like boating, dock usage, and beach club privileges. In addition, there are tiered membership options that provide different levels of benefits and responsibilities depending on your property type and desired use.
This optional add-on includes everything from General Membership plus:
This is exclusively for owners of deeded docks or slip rights within Arrowhead Woods. This tier includes all General and Beach Club privileges, plus:
Important Notes:
Since Lake Arrowhead is privately owned, ALA enforces its own rules. These include:
Important: Rules may change year to year. You can read the full rulebook on the ALA General Rules page for updates on rules and policies.
Over the years, lake rights have sparked heated debates and even legal battles:
In 2022, a legal challenge was brought against the Arrowhead Lake Association (ALA) over a bylaw change that had restricted short-term rental (STR) guests from accessing the lake and reserve strips. A San Bernardino County judge issued an injunction, citing a 1964 Settlement Agreement that grants homeowners and their guests or renters access rights.
By 2024, the case settled privately, and the ALA updated its policies to reflect the agreement — allowing STR guests access to the lake and trails, though restrictions on certain amenities remain. You can find more detail in the official ALA update.
Disclaimer: Legal interpretations and policies may change. Always consult ALA or your legal advisor before relying on historical rulings for current access rights. ask or refer to current ALA documentation.
For many buyers, lake rights are a dealbreaker or dealmaker. Explore Lake Arrowhead homes for sale with verified lake rights. Properties with verified lake rights typically:
But sellers beware: claiming lake rights when your home doesn’t qualify could land you in legal trouble. Always confirm eligibility in writing.
Lake rights mean that a property owner has the legal right to access Lake Arrowhead for recreation, including boating, fishing, and swimming. These rights also often provide access to private trails, beach clubs, and docks — though use of those amenities may require ALA membership and fee compliance.
Lake Arrowhead is a private lake. It’s not owned by the state or managed by any public entity. The lake is owned and maintained by the Arrowhead Lake Association (ALA), and only property owners with deeded lake rights in Arrowhead Woods may use it.
No. Only homes located within the designated Arrowhead Woods boundary are eligible, and only if the owner maintains active membership with the Arrowhead Lake Association (ALA). Always verify with your agent or the ALA.
No — only those with verified deeded lake rights can legally access and use Lake Arrowhead. This includes eligible property owners and, as clarified by a 2024 legal settlement, their short-term renters. The general public is not permitted to use the lake for recreation.
As of a 2024 settlement, short-term renters staying at eligible properties are allowed access to the lake and trails, but may be restricted from using some amenities like docks or beach clubs. Rules are subject to change, so check directly with the ALA for the most recent updates.
Yes — if you own a dock in Lake Arrowhead and rent out your home as a short-term rental, your guests can use your private dock. However, you’ll need to follow all of the Lake Arrowhead Association (ALA) short-term rental rules. That includes registering your guests in advance, providing them with ALA-issued wristbands, and making sure they carry your RFID membership card while using the dock.
Guests are not allowed to access ALA beach clubs, parks, or Village docks unless you’re physically present with them. Read the latest ALA STR Update (2025) for a detailed breakdown of STR related rules.
If you’re planning to buy a home with lake rights and dock ownership in mind, I’d love to help you understand what’s allowed so you can stay compliant and protect your investment.
No. Lake Arrowhead Village is open to the public, but visitors do not have lake rights and may not swim, fish, or use the docks. These areas are regulated by ALA and restricted to members and authorized guests.
Check the property’s title report for Arrowhead Woods inclusion and compare the parcel number to ALA’s official tract map. You can also contact ALA for a confirmation — or reach out to me directly for help confirming a specific property.
Membership grants access to the lake for boating, fishing, swimming, dock leasing (if applicable), and community activities. However, members must follow all safety and conduct rules, and certain privileges may require additional registration.
Reminder: These FAQs are provided for general guidance and are not intended to be legal advice. Always confirm legal entitlements and access rights with the Arrowhead Lake Association or a qualified Lake Arrowhead real estate expert.
Lake rights in Lake Arrowhead aren’t just a real estate buzzword — they’re a legally binding, high-value privilege that dramatically shapes the lifestyle and property values in this beautiful mountain community. Whether you’re buying, selling, or renting, it’s essential to verify a property’s legal status and understand what lake rights include.
If you’re curious about how lake rights affect your home search or property value, visit my Lake Arrowhead FAQ or just reach out — I’d be honored to help. I live and work in this community, and I know how special lake rights truly are.
Lake Arrowhead may be private, but for qualifying owners — it’s all yours to enjoy.
Note: While I strive to keep this guide accurate, it’s not a legal document. My team and I have researched Lake Arrowhead extensively and do our best to stay informed (it helps that we’re all full time residents), but please confirm details with official sources or your real estate advisor before making any big decisions.
Let me be your guide to Mountain Living!
Navigating the real estate market in mountain communities requires specialized knowledge and experience. As a dedicated Running Springs REALTOR®, I’m here to guide you every step of the way — whether you’re buying, selling, or just exploring your options. Contact Destiney Roxburgh to schedule a consultation or to learn more about available properties.
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