Why Some Oceanfront Lots Are Priced So Low
Every now and then, a listing pops up that makes people stop mid scroll. An oceanfront lot priced lower than you’d ever expect. It sounds almost unbelievable. How can land that touches the Atlantic cost less than a new vehicle
The truth is, there’s usually a reason. And if you don’t know what to look for, it can be confusing.
When you see an oceanfront lot priced that low, it’s often because it’s not buildable under current regulations. On the coast, there are layers of rules that protect both people and the shoreline. Local zoning, environmental setbacks, and state coastal management laws all decide where you can build, and sometimes, that means a property you can stand on and see the water from isn’t one you can actually build on.
Over time, the shoreline moves. As the vegetation line shifts with erosion or rebuilding, it can push those setback lines further inland. Lots that once had small beach cottages decades ago may now be too close to the water to meet the current rules. It doesn’t make the land worthless, but it does mean the value is tied to potential rather than immediate use.
For buyers who aren’t familiar with our coast, this can be a real head scratcher. You see the words “oceanfront,” a small price tag, and start imagining sunsets and sand between your toes. What’s missing from most online listings is context. Those little details about CAMA rules, setback lines, flood zones, or CBRA designations can determine whether you’re buying a buildable lot or a postcard view that can’t be touched.
I always tell people that sometimes it’s not about what you can build, but about what you can preserve. When we first moved here, we had an unobstructed ocean view even though we were three blocks back from the beach. It was perfect, that wide stretch of blue you could see straight from the porch. Then a tall new home went up on the lot in front of us, and just like that, our view changed overnight. If we had owned that oceanfront lot, even if it wasn’t buildable, we could have preserved that open view forever. It’s one of those things you don’t always think about until it happens.
Even with all that, some people still find value in these properties. A non buildable lot can sometimes offer private beach access for a nearby home. In rare cases, if the shoreline rebuilds over time and the vegetation line moves seaward, a property might regain its buildable status. It’s not guaranteed, and it’s not something to bank on, but it’s part of what makes coastal real estate both fascinating and unpredictable.
If there’s one thing I’ve learned living here, it’s that no two properties are the same. The coastline shifts, the sand moves, and the rules change. I’ve had long conversations with buyers who saw these low priced oceanfront listings and wanted to jump in, and I’ve always believed the best thing I can do is help them see the full picture.
A local REALTOR® who lives and works here knows how to read beyond the listing. We know which streets are seeing erosion, which areas fall under CBRA, and which neighborhoods are quietly thriving again. We also have the local connections from CAMA specialists to surveyors to environmental engineers who can help make sense of what’s possible.
Before you scroll past that oceanfront lot or rush to make an offer, reach out. Let’s talk through what you’re looking for and how to make sure it fits your goals and budget. Coastal real estate can be full of surprises, but with someone local guiding you, it doesn’t have to be confusing.
The ocean teaches you patience, and so does owning here. Once you understand how it all works, what’s realistic, what’s changing, and who to call, it becomes second nature.
Disclaimer: This article is for educational purposes only. Always consult licensed professionals, including local real estate agents, surveyors, engineers, and attorneys, before purchasing or developing coastal property.
