Who doesn’t want a house by the sea? Of course, you might not be actively searching for that, but the idea of owning a coastal property you can enjoy or vacation to at any moment is a nice one. It’s no wonder many people retire to homes just like this, even if they have to live a few miles from the sea itself.

That said, and if you’ll forgive us an extended pun, the coastal property market can feel like trying to sail through choppy waters – even if a buyer’s agent like Acquired HQ can serve as a lighthouse on the shore.

That’s because where there’s demand, there will inevitably be those looking to take advantage of it. Some new buyers find their properties suffer from undisclosed erosion issues without realizing, while others learned too late about seasonal tourist traffic that made their street impassable from June through August. The most heartbreaking cases involve buyers who didn’t understand flood insurance requirements, ending up with properties they could barely afford to maintain. 

But you don’t have to become another warning story. Several practical steps can protect you from those issues, and to avoid people trying to downplay the challenges here. Let’s begin:

Flood Zones & Insurance

Flood zones often seems like a risk, but if you haven’t really had any major floods in the area for a while, it’s easy to put it out of your mind. But remember that this risk does directly impact your insurance costs and property value. 

Requesting flood maps for any property you’re considering, and have an insurance agent review them before making an offer. Many buyers don’t realize that flood (and hurricane) premiums can sometimes match or exceed their mortgage payments, especially in high-risk zones. Always get insurance quotes first, and factor these costs into your budget. Don’t miss out until it’s too late. Or, you’re always running the risk that a broken flood defense could literally wash away everything you’ve worked for, with no recourse.

Erosion & Environmental Assessments

Coastal erosion can, quite literally, eat away at your investment. Some people even hire their own geologists or coastal experts to determine if this will be a problem for their own house anytime soon, but that’s quite a big step. Thankfully, you can often see good public data about coastal and soil erosion, but remember that sea levels rising could impact this more quickly than you assume.

There’s no exact rule that says coastal erosion occurs at the same rate each year. Historical shoreline changes, soil composition, and local erosion patterns can help you deal with a somewhat decent guesstimate. This way, you can avoid buying a property that will fall in the sea in ten years – perhaps a reason why the previous owner is vacating.

Local Regulations & Restrictions

Coastal properties often come with strict building and renovation restrictions for obvious reasons – managing the coastline is necessary for many local housing authorities and as real estate comes at a premium, it’s often the place where most companies and individuals want to apply for planning permission. If they just let anyone build by the sea, the coastline would look terrible But of course, an owner doesn’t have to tell you that. It’s probably beneficial to them if you buy with the idea to extend, because there’s no guarantee they’ll provide you for that in the sale. That’s why understanding local building laws, setback requirements, and construction limitations before purchasing is absolutely necessary. Contact the local planning department to understand what modifications you can make to the property. Don’t take an owner’s word for it.

With this advice, we hope you can avoid falling into a bad deal while buying coastal property.