A living shoreline protects your bank with marsh plants, sand and sometimes low stone sills instead of a bulkhead, and in Maryland it's the default way to stabilize a tidal shoreline under the Living Shoreline Protection Act of 2008. With more than 500 miles of shoreline in St. Mary's County, according to the county fact sheet, that rule touches a lot of waterfront owners, from the Potomac to the creeks off the Patuxent.
This guide covers how living shorelines work, when a bulkhead is still allowed, how long permits take, the 0% state loan (and the 2026 law that made it easier to use), and what buyers and sellers should look at. If you own on the water, you've probably watched your bank change after a big storm. Here's how to plan for it.
What Is a Living Shoreline?
A living shoreline uses natural materials to soften wave energy and hold soil in place. Depending on the site, that can mean planted marsh grasses, sand fill, oyster shell, or low stone sills set offshore that let water flow through while calming waves. The goal is a shoreline that keeps working like a natural edge instead of a vertical wall.
The difference from a bulkhead matters. A bulkhead is a hard wall at the water's edge. A living shoreline is a slope with plants and habitat that adjusts over time, which is why it needs some care in the first few years.
Can I Still Build a Bulkhead in Maryland?
Sometimes, but you'll need a reason. The 2008 law makes nonstructural, living shoreline methods the default in tidal areas. Structural options like bulkheads and revetments are allowed in three situations:
- In areas the Maryland Department of the Environment (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 shows MDE that nonstructural methods won't work for the property.
In practice, assume you'll start with a living shoreline design and need a good reason for anything harder.
How Does a Living Shoreline Compare With a Bulkhead?
A bulkhead is a hard wall, so waves hit it and bounce back. That reflected energy can scour the bottom in front of the wall and the shoreline next door. A living shoreline is a gentler slope with plants and, where needed, low stone, so waves lose energy as they move across it.
A bulkhead stays the same shape until it fails. A living shoreline changes a little with the seasons and needs replanting now and then. Neither is maintenance-free. The difference is that Maryland starts you with the living version and asks you to justify the hard one.
For a buyer, the practical question is what's there now, how old it is, and whether it was permitted. An aging bulkhead isn't a dealbreaker, but replacing it may mean a living shoreline design instead of a new wall in the same spot.
How Do I Check How Fast a Shoreline Is Eroding?
The Maryland Geological Survey publishes shoreline rates of change, and you can see them on the state's Maryland Coastal Atlas under the "Shoreline Rates of Change" layer, according to MGS. It's a quick way to see whether a stretch of shoreline has a history of moving before you buy, or before you hire a designer.
Use it the same way you'd use a flood map. It won't tell you what a specific bank will do next year, but it tells you whether the stretch has been stable or moving over the long run, and it gives you a better question to ask the seller and your contractor.
The map shows long-term trends, not what happened in last month's storm. Walk the shoreline too, and look for undercut banks, fallen trees and gaps in old stone.
Does the Critical Area Still Apply?
Yes. Shoreline work sits inside Maryland's Critical Area, the land within 1,000 feet of tidal water, and the first 100 feet is a protected Buffer where clearing and construction are generally off limits, according to the Maryland DNR Critical Area FAQ. Trees in the Buffer can only come down if they're dead, dying, diseased or hazardous. Plan any shoreline project with both sets of rules in mind. My Critical Area guide goes deeper.
How Long Does a Living Shoreline Permit Take?
Plan on months, not weeks. The Chesapeake Bay Foundation's six-step guide says to allow three to five weeks to prepare the application. After you submit, expect about 90 days for a Living Shoreline General License, or 240 to 325 days for a Living Shoreline Wetlands License. MDE tells you within 45 days if it needs more information. Treat these as estimates: the site, the design and how complete your application is all affect timing.
Six Steps to a Living Shoreline
Chesapeake Bay Foundation guide for Maryland
- Get the lay of the land
Erosion history, exposure, slope - Get help
A designer or marine contractor who knows Maryland rules - Plan funding and budget
Including the state's 0% loan - Apply for the permit
MDE, the Army Corps and county review - Build
Grading, sills, sand and planting - Live with your shoreline
Replant, inspect after storms, clear debris
The same guide notes that MDE charges no application fee for a permit that covers only living shoreline construction. In St. Mary's, the county side of the review runs through Land Use and Growth Management, and MDE and the U.S. Army Corps of Engineers review the state and federal side together, according to MDE.
How Do I Pay for a Living Shoreline?
Maryland's Shoreline Erosion Loan Program offers 0% interest loans for living shoreline projects, with terms of 5 to 20 years depending on the techniques and costs, according to Maryland DNR. Homeowners, groups of homeowners, nonprofits, community groups and counties can apply through the state's Grants Gateway. Loans are paid out as work is completed, and a county shore erosion control tax district or lien may be required. Loans depend on eligibility, available funding and DNR approval.
A 2026 law made the loan easier to use. The Supporting Inclusive Community Adaptation Act, signed April 14, 2026, removes the large upfront cash payment owners used to make, which was 50% to 80% of project costs, and sets up partial loan forgiveness that is planned, not yet in effect, and intended to start in spring 2027, according to a DNR announcement from May 22, 2026.
Paying for a Living Shoreline
Maryland options, 2026
State loan
- 0% interest
- 5 to 20 year terms
- Paid out as work is done
2026 law
- Removes the old 50% to 80% upfront payment
- Partial forgiveness planned for spring 2027
Permit fee
- No MDE application fee for living-shoreline-only work
Some Maryland counties also offer property tax credits for living shorelines, the Chesapeake Bay Foundation notes, including Anne Arundel and Dorchester. Ask St. Mary's County whether anything similar applies here before you count on it.
What Should I Check If I'm Buying on the Water?
- Walk the shoreline at low tide and look for undercut banks, fallen trees and gaps in any stone or bulkhead.
- Check the shoreline rates of change layer on the Maryland Coastal Atlas.
- Ask the seller what's been done, when, and whether it was permitted. Ask for the permits.
- Get a marine contractor's opinion during your inspection period if the shoreline looks tired.
- Read my waterfront and pier buying checklist for everything else to check.
What Should I Do If I'm Selling a Waterfront Home?
Buyers will price in any erosion they see. If you've done shoreline work, gather the permits, design drawings and invoices and put them front and center. If you have a loan through the state program, know the payoff and any tax district or lien tied to it, since it will come up at settlement.
A stable, documented shoreline is a selling point. When I value a waterfront home, the shoreline is part of the price, not an afterthought.
What Should I Ask a Shoreline Contractor?
Questions for a Shoreline Contractor
Ask before you sign
- Have you built living shorelines on similar sites, and can I see them?
- Who prepares and submits the permit applications?
- Which license do you expect: general license or wetlands license?
- What's the realistic timeline from design to finished work?
- Can the project be financed through the state's 0% loan?
- What maintenance will it need in the first few years?
What Does a Shoreline Project Look Like Start to Finish?
Example scenario: This is made up to show the steps, not a real property. An owner on a creek off Breton Bay has a bank losing soil after storms and a few fallen trees at the edge.
They check the shoreline rates of change layer, then bring in a designer who recommends a low stone sill with planted marsh behind it. The designer prepares the application for a general license, which takes about a month to put together. While MDE reviews it, the owner applies for the state's 0% loan through Grants Gateway.
Construction happens after approval, and the first two growing seasons need replanting in a few thin spots. When the owner sells years later, the permit, drawings and loan payoff letter go in the listing file.
What Mistakes Do Waterfront Owners Make?
- Waiting for the next storm. Erosion doesn't reverse itself, and a permit takes months.
- Clearing the Buffer first. Cutting healthy trees near the water can create a separate problem with the county.
- Hiring without permit experience. The application is a big part of the job.
- Skipping the follow-up planting. A living shoreline that isn't cared for in the first years may not hold.
Who Answers Each Shoreline Question?
- MDE and the Army Corps: the tidal wetlands license.
- St. Mary's County Land Use and Growth Management: county permits and Critical Area review.
- Maryland DNR: the Shoreline Erosion Loan Program.
- A marine contractor or designer: what design fits the site and what it will cost.
- Me: how the shoreline affects value when you buy or sell.
How Do I Keep a Living Shoreline Working?
A living shoreline is a living system. Check it after big storms, replant where needed, and keep debris from piling up. Marsh grasses take time to establish, so the first couple of growing seasons matter most. A well-kept shoreline protects your land and shows buyers the property has been cared for.
Where in St. Mary's Does This Come Up Most?
Any tidal shoreline, from Piney Point, St. Inigoes and Ridge up through the creeks near Leonardtown and Hollywood. If you're weighing a waterfront purchase or sale, let's talk it through.
Frequently Asked Questions
It stabilizes your shoreline with natural materials like marsh plants and sand instead of a bulkhead or stone revetment. It's the default approach on the water in Piney Point and the rest of Maryland.
Sometimes. Maryland's Living Shoreline Protection Act of 2008 makes a living shoreline the default. A structural option like a bulkhead is allowed where MDE maps allow it, or when the owner shows a living shoreline won't work, such as on stretches with excessive erosion or heavy tides. More waterfront basics are in my buyer's guide.
It can. Erosion and aging structures are costs a buyer will price in. A free home valuation from me accounts for your shoreline, not just your square footage.
The Chesapeake Bay Foundation estimates about 90 days after submission for a Living Shoreline General License and 240 to 325 days for a Living Shoreline Wetlands License, plus three to five weeks to prepare the application. See my Critical Area guide for the land-side rules.
Yes. Maryland DNR's Shoreline Erosion Loan Program offers 0% interest loans for living shorelines with 5 to 20 year terms. A 2026 law removed the large upfront payment and plans partial forgiveness starting in spring 2027. My waterfront guide covers other ownership costs.
The Chesapeake Bay Foundation says MDE charges no application fee for a permit that covers only living shoreline construction. Projects with structural pieces can be different, so ask your contractor. See septic rules near the water too.
Sources: Maryland's Living Shoreline Protection Act of 2008 · St. Mary's County fact sheet · Maryland Geological Survey: shoreline rates of change · Maryland Coastal Atlas · Maryland DNR Critical Area FAQ · Chesapeake Bay Foundation: six steps to a living shoreline · Maryland DNR: Shoreline Erosion Loan Program · Maryland DNR: new law eases path for living shoreline loans (May 2026) · Maryland DNR Grants Gateway · MDE: guide to building and changing piers. Checked October 2026; rules and rates can change, so confirm anything that affects your decision.
This article is general real estate information, not legal, lending, tax, or insurance advice. Talk with the right licensed professional about your specific property.
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