Buying coastal
waterfront property.

There is no single setback that answers every coastal question. Georgia DNR’s Coastal Resources Division reviews marsh and shore jurisdiction; erosion-control buffers, local zoning setbacks and private restrictions are separate checks.

• Marshfront: Ask DNR for a current Coastal Marshlands Protection Act jurisdiction determination, then have the marked line located on a survey. Owner authorization is needed to request the determination.
• Oceanfront and dunes: The Shore Protection Act has a different, site-specific jurisdiction boundary. Have DNR locate it rather than measuring a generic distance from the water.
• Buffers and setbacks: Georgia’s coastal-marshland erosion-control rule generally establishes a 25-foot buffer measured horizontally from the marshland–upland interface, with exceptions and variance procedures. Confirm how it applies, along with current local setbacks and recorded restrictions.

Before clearing, grading, landscaping or drawing a house plan, check each applicable requirement. One approval does not replace the others.

Official guidance: DNR jurisdiction lines · Georgia buffer rule · Glynn County planning and zoning

Waterfront ownership does not automatically include permission for a dock. Start with DNR to confirm eligibility, location and the current application process. Private recreational docks require state authorization and federal review; local building, electrical, zoning or buffer approvals may also apply.

For an existing dock, request its permits or license, approved drawings and records of later modifications. Confirm any ownership-transfer requirements and legal access rights. A dock’s presence is not proof that every part of it is authorized.

Dock standards and procedures can change. Confirm the rules in effect for your application rather than relying on an old size chart or a neighbor’s approval.

Official guidance: DNR dock and coastal permit applications · DNR permitting questions · USACE Georgia Regulatory

Wetland maps are a useful first look, but they do not establish the presence, absence or boundary of regulated wetlands. An area without a mapped wetland is not automatically available for construction or fill.

A field delineation evaluates vegetation, soils and hydrology to identify wetland boundaries. Federal jurisdiction is a separate question: a Corps delineation concurrence addresses boundaries, while an approved jurisdictional determination addresses federal jurisdiction. Georgia’s coastal-marsh jurisdiction is another distinct review.

With the owner’s authorization, arrange the appropriate fieldwork and agency review before relying on a proposed building footprint, driveway or utility route.

Official guidance: USFWS Wetlands Mapper · USACE jurisdiction guidance

Zone AE is a mapped 1-percent-annual-chance flood-hazard area with Base Flood Elevations, or BFEs. That chance applies each year; it does not mean flooding happens only once every 100 years.

Use the effective FEMA map for the parcel and verify the panel date, zone, BFE, vertical datum and any applicable map amendments or revisions. Ask about floodways, the Limit of Moderate Wave Action (LiMWA) and designated Coastal A conditions.

Some coastal AE areas are subject to damaging waves. Coastal A and VE conditions can change the required foundation, construction standards and the part of the building used to measure elevation. Have the floodplain official and design professional confirm what applies.

Official guidance: FEMA Flood Map Service Center · FEMA coastal construction guidance (PDF) · Glynn County flood protection

Meeting a minimum building elevation is only one part of understanding coastal risk. Consider tidal flooding, storm surge, erosion, access during floods and longer-term conditions with your design and insurance professionals.

NOAA’s Sea Level Rise Viewer is a planning and screening tool, not a permit decision or parcel-design tool. Its displayed water levels use local Mean Higher High Water as a reference. Do not add its slider value directly to a FEMA BFE without professional evaluation of the reference systems and design conditions.

Official resource: NOAA Sea Level Rise Viewer

Establish whether the parcel is in unincorporated Glynn County, the City of Brunswick or Jekyll Island State Park. Do not assume county rules apply everywhere with a Brunswick mailing address. Confirm the responsible local authority and any additional state or federal approvals.

Glynn County’s flood guidance requires permits for floodplain development, not just new buildings. Before remodeling or repairing flood damage, ask the approving official whether the work is a substantial improvement or substantial-damage project and what elevation, design, permit and certificate requirements follow.

Official guidance: Glynn County flood protection and permit information