A Practical Checklist for Buyers and Sellers
Waterfront homes on Martha’s Vineyard hold a special kind of appeal—natural beauty, direct access to the water, and a lifestyle that feels uniquely connected to the Island. At the same time, waterfront ownership comes with considerations that don’t apply to inland properties.
Whether you’re buying or selling, understanding waterfront due diligence early helps prevent surprises, supports informed decisions, and protects long-term value.
Below is a practical checklist we use to guide clients through the most important issues surrounding waterfront property on the Vineyard.
Coastal Erosion & Shoreline Conditions
Shoreline behavior on Martha’s Vineyard varies widely by location, exposure, and type of waterfront.
Key points to explore include:
- How the shoreline has changed over time, not just seasonally but over decades
- Whether the property is oceanfront, pond front, harbor front, or along a creek or lagoon
- The difference between bluff erosion and sandy beach movement
- Existing erosion control such as seawalls, revetments, or riprap—and what they may limit in the future
Erosion can affect long-term land value, insurance costs, future improvements, and the ability to protect the shoreline moving forward.
Coastal Regulations & Permitting
Waterfront properties are subject to multiple layers of oversight.
Most exterior work—repairs, stairs, landscaping, or erosion control—requires approval from the local Conservation Commission and must comply with state wetlands regulations. Homes built decades ago may have permits that would not be issued today, and prior approvals can come with conditions that carry forward.
Important questions include:
- What work has been permitted in the past?
- Are there limitations tied to existing approvals?
- If the home were damaged, could it be rebuilt as it stands?
Understanding these regulations early is essential for both buyers and sellers.
Waterfront Access & Easements
“Waterfront” does not always mean unlimited or exclusive access.
Access may be:
- Direct and deeded
- Provided through an easement
- Shared with neighbors
- Limited by historic or prescriptive rights
It’s important to understand exactly how access is defined, who may use it, and whether it can be altered or improved in the future.
Docks, Moorings & Water Access Structures
Docks and moorings are often assumed—but they are among the most regulated aspects of waterfront ownership.
Key items to confirm:
- Whether existing docks are fully permitted and transferable
- Whether repairs or replacements would require new approvals
- Mooring availability and whether a waitlist applies
- Responsibilities for shared docks or moorings
Having a dock or mooring today does not guarantee the same rights in the future, making this an important area of due diligence.
Flood Zones & Insurance
Many waterfront homes fall within designated flood zones.
Flood zone status can affect:
- Insurance requirements and premiums
- Lender requirements
- Renovation or expansion thresholds
- Resale considerations
Clarity around flood insurance early in the process helps avoid last-minute renegotiations or delays.
Long-Term Waterfront Ownership
Beyond today’s inspection, waterfront buyers and sellers should consider:
- Whether the home can be expanded or rebuilt in the future
- Typical maintenance for the type of shoreline
- How storms have historically affected the area
- The potential for evolving coastal regulations
Waterfront ownership on Martha’s Vineyard is as much about stewardship as it is enjoyment.
A Final Thought
Waterfront properties on Martha’s Vineyard are extraordinary, but they reward thoughtful planning and informed decision-making. Proper due diligence doesn’t diminish the experience—it protects it.
If you’re considering buying or selling a waterfront home and would like to walk through these considerations in more detail, we’re always happy to help.
— Leslie Floyd, Principal Broker, Portfolio Properties