Pax River Noise Zones and Your St. Mary's Home: What the 2026 AICUZ Study Means

Buyers & Sellers · NAS Patuxent River · St. Mary's County

If you live near NAS Patuxent River, you already know the sound of jets overhead. In August 2026 the Navy released an updated AICUZ study for the base, the first full update since 2009. Here's what it is, what it does and doesn't change, and how I'd use it whether you're buying or selling in St. Mary's County.

What the AICUZ Study Is

AICUZ stands for Air Installations Compatible Use Zones. It's the Navy's study of how flight operations at a base affect the land around it. The 2026 Pax River study uses current data on aircraft, flight activity, and mission needs, and it replaces the 2009 version.

It maps two things:

• Noise contours: lines showing average aircraft noise levels, measured as Day-Night Average Sound Level, at 60, 65, 70, 75, and 80 decibels.
• Accident Potential Zones (APZs): areas where an aircraft accident would be more likely if one happened. The Navy is clear that an APZ does not mean an accident is expected.

What Changed in 2026

The headline change is a new Accident Potential Zone over part of Drum Point in Calvert County, across the Patuxent. It comes from departures on Runway 32 that turn right and cross the southern part of Drum Point. If you're house hunting on both sides of the river, that's worth knowing.

Does It Change Zoning or My Property Rights?

No. The study is advisory. It doesn't rezone anything or restrict how existing homes are used. Zoning stays with local government, and St. Mary's County already uses AICUZ overlays in its land-use planning. Where the maps can matter is future development and additions, so if you're planning to build or subdivide near the base, ask the county how the overlay applies to your parcel.

If You're Buying Near the Base

• Visit at different times of day. Flight activity varies, so drive by on a weekday morning and again in the afternoon.
• Look up the address on the AICUZ maps before you write an offer, especially in Lexington Park, California, and Great Mills, where homes sit closest to the base.
• Weigh noise against commute. A home a few minutes from Gate 1 can be worth some jet noise if it saves you an hour a day. That's a personal call, and I'll give you the honest picture either way.

If You're Selling Near the Base

Buyers moving here on orders understand base noise better than anyone, and many of them want to be close. Don't hide it; lead with the trade-off. Put your drive time to the nearest gate in your listing, and be ready to answer questions about the maps. I'll walk buyers through it so it reads as local knowledge, not a red flag. That's part of how I market St. Mary's listings.

Where to Report Aircraft Noise

If you have a noise concern, call the Pax River noise hotline at 1-866-819-9028 or email paxnoise@us.navy.mil. More local contacts are on my community resources page.

How to Check an Address

1. Open the AICUZ page on the Navy's NAS Patuxent River site and find the 2026 study maps.
2. Find the property on the noise contour and Accident Potential Zone maps.
3. Note which contour or zone it falls in, if any.
4. For anything you plan to build or subdivide, ask St. Mary's County planning how the AICUZ overlay applies.
5. Visit the home on a weekday at different times, and listen.

Questions to Ask Before Buying Near the Base

• How often do aircraft fly over this street, and at what times?
• Is the home in a noise contour or an Accident Potential Zone on the 2026 maps?
• How are the windows and insulation? Newer windows make a real difference indoors.
• Will this affect resale or rentability when I PCS out?

For many buyers, the trade-off is worth it for a short commute. The goal is to decide with your eyes, and ears, open.

A Note for Sellers

If your home sits near the base, expect buyers to ask about the AICUZ maps. Be ready with what you know, and talk with your agent and a real estate attorney about what to disclose. Most Pax River buyers already understand base noise, so straightforward answers build trust. See Maryland disclosures in my seller guide.

Frequently Asked Questions

Sources: Navy: NAS Patuxent River AICUZ · Southern Maryland Chronicle on the 2026 AICUZ study. Checked October 2026; rules and rates can change, so confirm anything that affects your decision.