Living Shorelines vs. Bulkheads: Ecological Impact on Property Values

With increasing coastal property growth and climate change causing sea-level rise and coastal erosions, residential property holders along the coastline are faced with an important question in protecting their properties—traditional Bulkheads or Living Shorelines?

While there have been uses of bulkheads – structures designed to keep land from being impacted by erosion – for shoreline restoration in the past, environmental concerns and long-term usage have diminished their popularity for many practitioners. Living shorelines are now being considered as a sustainable alternative that can retain land and sustain coastal ecosystem resilience.

In this article, we will explore how the two differ, their ecological impacts for real estate purposes, and why more property owners prefer environmentally sustainable options.

Living Shorelines vs. Bulkheads: Let’s Understand the Terms

There are two very distinct options for protecting waterfront and beachfront property, living shorelines and bulkheads. In order to differentiate them, it is helpful to first understand the two:

Bulkheads

A bulkhead (or seawall) is a hard structure (often wood, steel, vinyl, and/or concrete) retaining wall designed to lessen the impacts of waves and shoreline erosion. Bulkheads may be effective for temporary protection but will also serve to accelerate the erosion of the shoreline over time. Bulkheads create a scouring action which acts to remove sediment from underneath the bulkhead, and they reflect wave energy instead of absorbing it, increasing erosion on neighboring shores. As a result, bulkheads revert the erosion to adjacent shores and potentially damage them in the long term.

Living Shorelines

A living shoreline is a natural solution that uses materials such as native plants, sand, rock, marsh grass and aquatic plants to stabilize a part of the coast. Living shorelines disperse wave energy, and flow with wave action, and a living shoreline also allows the shoreline to flex and change with nature over time, so living shorelines are successful in limiting or preventing shore erosion.

Living shorelines are nature-based solutions that are resilient and durable, can improve water quality and habitat potential, for multiple marine and aquatic species. Living shorelines provide general resiliency and protection of the properties to limit risks associated with such over time, such as climate change, sea level rise, and storm surges. This sustainable, nature-based solution brings the beach alive, making it a smarter choice over bulkheads for homeowners.

Comparison of The Ecological Impacts

While both living shorelines and bulkheads protect against coastal erosion, they impact the environment very differently:

Benefits of Living Shorelines

●       Increases Biodiversity: Sustains green habitat for aquatic life, shorebirds, and wildlife

●       Natural Water Purification: Dissolves pollutants and improves water quality through natural yard plants

●       Designed for Climate Resilience: Adapts to sea level rise, absorbs storm energy, and naturally recovers over time

●       Effective Erosion Control: Can minimize shoreline erosion in the region by up to 70%

●       Stores Carbon: Coastal marsh vegetation stores 3 to 5 times more carbon than forests

●       Maintains Natural Dynamics: Allows beaches and wetlands to shift inland, preserving ecosystem function

●       Cost and Maintenance: Upfront installation cost ranges from less than $1000 to $2000 per linear foot, upkeep costs $100 per linear foot annually

Drawbacks of Bulkheads

Habitat Destruction: Destroys aquamarine environments, creating ecological dead zones with as much as 40% fewer fish, crabs, and other aquatic organisms

●       Worsens Erosion: Reflects back wave energy, enhancing erosion and altering sediment transport on nearby shorelines and destabilizing coasts and nearby structures

●       Interferes with Natural Adaptation: Disrupts wetland inland migration, preventing ecosystems from adapting to rising sea levels

●       Degrades Water Quality: Decreases oxygen levels, holds pollutants, and slows down natural water cleansing processes

●       Expensive to Maintain: Prone to structural deterioration, requires repeated, expensive repairs to maintain the structure, and eventually, replacement

●       Breaks Up Coastal Ecosystems: Disrupts the natural linkage of land and sea, lowering resiliency and diversity in the coast

●       Cost and Maintenance: Installation price is $5000 per linear foot, yearly maintenance is $500 per linear foot

How Shoreline Management Decisions Can Enhance or Decrease Property Value

Something many overlook is that, the way you protect your shoreline property works to influence much more than just erosion alone, but can significantly play a role in determining your home's value. Here's how the two impact your property value:

Living Shorelines: A Long-Term Investment

Living shorelines offer nature-based techniques for consistent erosion protection, as well as increasing the property values by providing ecosystem function and aesthetic value.

In addition, as the vegetation establishes and sediment accumulates, the shoreline will stabilize, to the best of its ability, and provide the shoreline with an increased ability to withstand not only storm surges, but also sea level rise. As living shorelines age, they provide increased resilience in terms of stabilization and require less management, which means ultimately saving the property owner money.

Living shorelines stabilize the shoreline in a much more resilient way than a bulkhead, and the benefits don't stop at the property line - they improve water quality, provide habitat for a diversity of wildlife, and maintain aesthetics and natural beauty.

For homeowners who desire a solution that protects their investment and maximizes environmental sustainability, Oceanfront homes with living shorelines offer a smart, sustainable alternative to coastal protection that increases in value over time.

Bulkheads: Potential Threats to Property Value

Although bulkheads may seem like a solid and secure option, they generally have some unknown consequences that detract from the long-term value of your property.

Over time, bulkheads tend to divert the wave energy rather than absorb it, taking with it the erosion of nearby properties and damaging the structural integrity of the property, leaving you with expensive damages and loss of land. Also, unlike a living shoreline, a bulkhead deteriorates with time- becoming brittle through age and therefore requiring repair every time, growing expenses for homeowners along the way.

Ecologically, bulkheads create dead zones on the shore. They block natural sediment transport, reduce water quality, and destroy the coastal habitat. In today's consumer oriented market, where there is a demand for more sustainability and basically curb appeal, such coastal solutions can remove property value from property.

Legal and Regulatory Considerations

The environmental regulating entities (those with statutory authority) in the U.S. and in states around the country, like the Clean Water Act, Rivers and Harbors Act, and Army Corps of Engineers (USACE) are encouraging and proposing living shorelines as the preferred solution to erosion.

Many areas have initiated stricter regulations or costly mitigation for bulkheads. In comparison, living shorelines projects have faster permits and may be eligible for incentives like tax credits or conservation grants, as they are environmentally friendly.

This changing legal scene brings both chances and challenges. Property owners employing green measures are able to secure quicker permissions and financial support. But those who stick to traditional methods might face delays, legal issues, or even fines. As coastal policies continue to change, property owners must be informed and make the best choice for coastal protection

Living shorelines and bulkheads are both options for protecting your property from erosion, but picking one is a long-term commitment to your future. Living shorelines offer a robust, environmentally friendly and sustainable way to protect and enhance the curb appeal and value of your property.

When comparing Living Shorelines vs. Bulkheads, it becomes clear that bulkheads may end up costing you more in future maintenance costs, while causing more damage to the environment. As rules now favour eco-friendly methods, living shorelines are the smarter, long-lasting choice for coastal landowners.