SavannahNOW Home Finder.com - Savannah's Ultimate Home Buying Guide

Waterfront property at one time seemed to be an endless line of land occasionally broken by inlets and marsh. Boaters on the waterways saw nothing but trees and brush, and the quiet was a total constant. The developed properties in the Coastal Empire were concentrated in areas convenient to utilities and services, and only the occasional adventuresome spirit or outreacher with means cared to explore the beauty, tranquillity, and privacy of waterfront property.

Many historical reports of excursions to islands and lands adjacent to marshes dwell heavily on the heat and the insects. These descriptions of the coastal regions of the state include the dangers encountered on ventures into the wetlands. The lack of improved roads and the remoteness from all things civilized made extended stays undesirable except for the most hardy individuals.

Time marches on, and the perception of waterfront property changes drastically with improved utilities, paved roads, and the pursuit of leisure activities. With better control of both insects and the diseases they carry, the development of ways to keep cool, and the ability of more individuals to own boats, waterfront property has become more desired than any other type of property.

Transportation improvements allow those who work in downtown Savannah to live in the outer reaches of the area and easily commute to their jobs every day. Commercial development has brought daily necessities close enough to island and shoreline living to make trips to the store a matter of minutes. "Getting away from it all" becomes the most important factor in seeking places to live or spend personal time.

From a real-estate perspective, marsh-front property has occupied the ranking of number four among those who seek waterfront property. Its values have remained lower than those for deep water, creek, and tidal frontages. With view and restful privacy being important reasons for waterfront living, being able to get to the water at all tidal levels explains why deep water is the number-one preference. Within the last three decades ownership of waterfront property has become similar to the gold rush in the realization of how wonderful living on the water can be.

The Real Estate Viewpoint

Wiley Wasden's experience in real estate has taught him exactly why people like waterfront property and where marsh-front property stands in the types prospective buyers are seeking. "Marsh-front property is moving up the list because prices for the other three have gotten so high. Deep-water has always been in first place, of course, and number two is creek-front. Creeks have water in them all the time, as opposed to tidal property, which, of course may be dry at some time during the cycle. Property with views over the marsh remains somewhat constant and gives those who live there a feeling of the expansiveness and openness that comes with seeing the grasses all the time. The marsh is teeming with life and is in a constant state of life-movement. The activity near the marsh is very appealing to many people. They enjoy the occasional sightings of animals that populate marsh areas, small creatures such as raccoons and opossums, and, of course, the birds. The smell of the marsh is so good, and a boardwalk puts them where they can crab and shrimp and fish. We know that the supply of property adjacent to water is not increasing, so the price of marsh-front property is increasing, as more people seek this type of property. It is called 'marsh-front' when it's not accessible to water, but as soon as a boardwalk and dock are constructed, it becomes 'waterfront.'"

Wiley explained that people who came to this area to live at The Landings soon learned about the appeal of waterfront property. Because they couldn't have docks at The Landings, many began to seek waterfront property in other parts of the area, and that contributed much to its increase in value. "They taught us the financial value of waterfront property, though we had always known the recreational value of it."

Bonnie Gaster has been a resident of Tybee Island most of her life. She has established her real-estate business on the island and concentrates on island properties, having been in the business for 35 years. She has seen many changes in the market in its perception of waterfront or water-view desirabilities. "I understand the marsh and the creeks, and I have seen their availabilities and values change. The most important element of marsh-front living is the privacy. The farther the moving water is across the marsh from your property, the more privacy you have. The attraction of the marsh is really beginning to be appreciated now, and more and more people are seeking that environment, with the views and the excitement of the changing seasons. It becomes a pricing compromise, too, when set against the ready access of a deep-water property, but some people prefer the peace-and-quiet essence that marsh-front property gives them. It really makes a lot of difference when buyers contact an agent who is experienced in the zoning and restrictions that come with any property that touches protected waters and marshes. It can save them a lot of headache and heartache to know up front what they can and can't do, and, most important, to understand why and ultimately to embrace the rules by which they must abide. While the rules are important, special situations are considered, so working with the permitting coordinator is usually a pleasant experience."

Dianne Kessler is a real-estate professional who also lives on the marsh. "I bought a third of an acre in Coffee Bluff, and it is wonderful to be there because it changes every day. My busy schedule does not allow me the luxury of watching the sun rise, but having the marsh on the western side of my property gives me the setting sun in the evening. Watching the sun set over the marsh is the most relaxing thing in the world to do. It is a luxury to behold the beauty of the marsh without the tax burden of owning it. Many people, however, have experienced the heartache of having that view disappear on the other side of a condominium structure. Years of living 'close' to the water with nothing in between doesn't mean anything if someone else owns the property adjacent to it. If you don't own it, you can't control it. I encourage people to be aware of who owns the property between them and the water and to take advantage of opportunities to influence how that property is used. Once ground is broken, it's too late to protest zoning changes. Notices of zoning-change requests are posted everywhere. It is a good idea to read them and see if they might pertain to your own enjoyment of an area."

Lyn McCuen is is very knowledgeable about the permitting process for building boardwalks and docks, and, as a real-estate professional, she encourages people to look carefully at available properties before deciding what to buy. "Many people from other places come here thinking that they can get waterfront property at low prices. At first glance, there seems to be an abundance of it, but they soon learn that access to the water is a desirable property feature. After looking around, many decide that marsh-front property gives them exactly what they want � the view and the privacy � and they decide they don't really want a dock after all. They see before them a beautiful expanse of marshland, with a borderline for which they have no maintenance responsibilities, and they decide that the increase in property value of having a dock does not offset the cost and maintenance of it. They realize that a boardwalk long enough to reach some channels would need to be wide enough to accommodate their golf cart."

The Realities Of It

The distance from the mouth of the Savannah River to the mouth of the St. Mary's River is only about a hundred miles. Georgia's coastline has more land touching water than does California's, with a distance of a thousand miles from Oregon to Mexico. Far more people are able to establish restful abodes on Georgia's coastal properties than in many other parts of the country. The climate and the sea-level access provide near-perfect conditions for enjoying waterfront property. Much of the state's shoreline also touches islands, making access to those properties an additional consideration.

Much of the property on Georgia's coastline, however, is separated from the water by marsh. While the scenery is undeniably beautiful and the setting is usually peaceful, it cannot actually be called "water-access property" unless something is created to bridge the distance from terra firma across aqua boggy.

This is when those in charge of protecting the existence of the marsh, the shoreline, and the creatures who dwell therein step up to advise you of your responsibilities should you want the pleasures of living next to Georgia's coastal waters. Even enjoying one's own property as it touches the marsh means careful planning of how altering that area might be detrimental to the delicate balance a few feet away. From the very beginning, erosion and other damage caused by construction activities must be prevented if this vital part of life's force is to be preserved.

Christina Hodge is the Coastal Permitting Coordinator for the Coastal Resources Division of the Department of Natural Resources. She is well aware of how much people want to see or get to the water. It is not her charge to keep area residents and visitors from utilizing one of Georgia's most prized possessions, its shoreline.

"We want everyone to enjoy the waterfront areas of our state. That's why we are charged with protecting the life that is and exists in the marsh. When it suffers, everyone suffers. Every rule we set down is in place for a reason, and the application of the rules and the requirements we have established for property owners and water-area users to follow are as specific as they have to be without causing undue restrictions on anyone.

"The most important thing we ask marsh-front property owners to do before they dig the first shovel-full is to contact us. We can help them figure out how to accomplish what they want while we show them how to conform to protection measures."

Whatever ideas property owners have about accessing nearby channels through the marsh can be clarified by how they can do what they want without damaging or destroying the marsh environment. Often, well-meaning property owners will alter the landscape or the shoreline without realizing the impact of these changes. Even the addition or removal of plant life within their own property boundaries can adversely affect the dynamics of the marsh. Fertilizers, pesticides, herbicides, and other chemicals can easily leach into the water environment, effectively poisoning delicate organisms.

The jurisdiction line is the most important piece of information a marsh-front property owner can have. Determining the jurisdiction line for a property owner is a free service provided by the Coastal Resources Division. This line is essentially the point at which the marsh begins, plus a twenty-five-foot buffer, but it can sometimes be confusing, involving the lay of the land, the directional changes in the channel, and the way the firm ground meets the marsh line.

Property owners who might be considering a structural separation between land and marsh would need to know that bank stabilization actions such as bulkheads and riprap can be constructed only in actively eroding areas and cannot be placed over marsh grasses.

Building Your Property Extension Across The Marsh

Building a boardwalk across the marsh allows marsh-front owners to access the nearest water channel. This access can greatly increase an owner's use and enjoyment of living on the marsh and significantly increases property values. Certain criteria must exist for boardwalks and docks to be considered:

• First, there must be a waterway as the destination. It is not permitted to extend a boardwalk across the marsh and stop at some preferred distance.

• Second, the boardwalk and attached dock cannot extend beyond the first defined channel, such as skipping over a small channel to get to a larger one. Any small stream not considered to be a defined channel but nonetheless navigable in some way must be bridged so that those who wish to use it are not inhibited in their passage.

• Boardwalks across the marsh must follow a parallel line with the property-line extensions. The closest curve in the channel might be to one side or the other, but property owners may not cross their property line extension to access closer water. Doing this would adversely affect how the owners of adjacent property are able to access the water channel.

Dual-family boardwalks and docks are encouraged because it becomes a shared one built on the property line. This minimizes impact by reducing the number of disturbances to the delicate marsh environment. When new developments on the water create a community-access structure, impact to the marsh is lessened, and saleability of the properties increases.

Everyone wins when the marsh is protected. The considerations given to preserving natural habitats, preventing erosion and flooding, minimizing stormwater polution, creating shade and privacy, and saving money will provide returns in the enjoyment of the natural world for present and future generations.

Available Resources

Each person who plans to own property on waterways should get the brochure entitled "Riparian Buffers In Your Backyard." This brochure explains how important it is to create vegetation on your property for protection, beauty, and low maintenance. It is informative and easy to read and provides helpful suggestions for making your property all that you want it to be at the same time that it contributes to the well-being of the lifeforms that reside in the marsh.

To discuss your marsh-front plans with Christina Hodge, call her at (912) 258-4198o. Request a copy of the brochure to help you plan your backyard buffer. Applications and other information can be obtained from the CRD DNR office in Richmond Hill or from the website at http://crd.dnr.state.ga.us.

Ginger Miles can be reached at (912) 652-0209 or by e-mail at ginger.miles@savannahnow.com.