Shoreline Erosion and Living Shorelines: A Guide for St. Mary's Waterfront Owners

Waterfront Owners · Buyers & Sellers · St. Mary's County

If you own on the water in St. Mary's County, you've probably watched your bank change after a big storm. Shoreline erosion is one of the biggest long-term costs of waterfront living, and Maryland has specific rules about how you can protect it. Here's what owners, buyers, and sellers should know.

What a Living Shoreline Is

A living shoreline protects your bank with natural materials, things like marsh grasses, sand, and sometimes low stone sills, instead of a vertical bulkhead or a wall of rock. The idea is to soften wave energy and hold soil in place while keeping the shoreline natural.

Maryland's Rule: Living Shorelines First

Maryland's Living Shoreline Protection Act of 2008 makes nonstructural, living shoreline methods the default in tidal areas. Structural options like bulkheads and revetments are allowed in three situations:

• In areas MDE has mapped as appropriate for structural protection.
• Where the owner shows a living shoreline isn't feasible, for example because of excessive erosion, heavy tides, or a shoreline too narrow for a soft approach.
• Through a waiver, when the owner proves to MDE that nonstructural methods won't work for their property.

In practice, assume you'll start with a living shoreline design and need a good reason for anything harder.

The Critical Area Still Applies

Your shoreline work also sits inside Maryland's Critical Area, the land within 1,000 feet of tidal water. The first 100 feet is a protected Buffer where clearing and construction are generally off limits, and trees can only come down if they're dead, dying, diseased, or hazardous. Any shoreline project should be planned with both sets of rules in mind.

If You're Buying

• Walk the shoreline and look for undercut banks, fallen trees, and gaps in any existing stone or bulkhead.
• Ask the seller what's been done, when, and whether it was permitted.
• Get a contractor's opinion on condition before your inspection period ends if the shoreline looks tired.
• Read my waterfront and pier buying checklist for everything else to check.

If You're Selling

Buyers will price in any erosion they see. If you've done shoreline work, gather the permits and invoices and put them front and center. A stable, documented shoreline is a selling point. When I value a waterfront home, the shoreline is part of the price, not an afterthought.

Where This Matters Most

Waterfront owners from Piney Point, St. Inigoes and Ridge up through the creeks near Leonardtown deal with this. If you're weighing a waterfront purchase or sale, let's talk it through.

Planning a Shoreline Project

1. Get a site assessment from a qualified marine contractor or designer who knows Maryland's rules.
2. Expect a living shoreline design first, with any structural piece justified for your site.
3. Apply for approvals through the joint Maryland Department of the Environment and Army Corps of Engineers process, plus county and Critical Area review.
4. Plan for planting and follow-up care, since marsh grasses take time to establish.

Questions for a Shoreline Contractor

• Have you built living shorelines on similar sites, and can I see them?
• Who handles the permit applications?
• What's the realistic timeline from design to finished work?
• What maintenance will it need in the first few years?

Keeping It Working

A living shoreline is a living system. Check it after big storms, replant where needed, and keep debris from building up. A well-kept shoreline protects your land and shows buyers the property has been cared for. Buying on the water? Start with waterfront homes in St. Mary's County: what buyers need to know.

Frequently Asked Questions

Sources: Maryland's Living Shoreline Protection Act of 2008 · Maryland DNR Critical Area FAQ. Checked October 2026; rules and rates can change, so confirm anything that affects your decision.