Door County Waterfront Terms Explained

Are waterfront terms making your head spin as you look at homes around Sturgeon Bay? You are not alone. Buying or selling on the shoreline feels different because the rules, rights, and risks are unique. In this guide, you will learn the plain-English meaning of the most important waterfront terms in Door County, how they affect value and use, and what to check before you commit. Let’s dive in.

Littoral vs. riparian rights

When your property touches a lake or bay, you are dealing with littoral rights. On Sturgeon Bay and Lake Michigan, that usually means access to the water, use of the shore, and a potential pier or dock, all subject to state and local rules. Riparian rights apply to flowing water like rivers and streams.

In Sturgeon Bay, you will almost always rely on littoral rights because the waters are part of the Great Lakes system. Your ability to install, maintain, or change a dock depends on permits and location, not just ownership.

Ordinary High-Water Mark (OHWM)

The OHWM is the line on the shore that shows where the presence of water is so regular that it leaves a clear mark, like a change in vegetation or a natural shelf. In Wisconsin, this line separates your private upland from state-managed shore or submerged land.

This line governs setbacks, where you can build, and which agencies regulate the space near the water. For property decisions near the shore, get a current survey that identifies the OHWM. A surveyor or the Wisconsin DNR may assist with an OHWM determination and permitting questions. You can review permitting basics on the DNR’s Waterways page for docks, shore protection, and similar projects.

• Learn more about state waterway permits through the Wisconsin DNR: Waterways permits and guidance

Public trust and ownership

Under Wisconsin’s Public Trust Doctrine, the state holds title to Great Lakes submerged lands for public uses like navigation, fishing, and recreation. That means you typically own to the OHWM, and the land waterward of that line is held in trust for the public.

Practically, you can enjoy access and reasonable use, but you usually do not gain exclusive control of the water or the bottomlands. Activities below the OHWM often need permits and cannot interfere with public rights or navigation.

Navigable waters and regulators

Sturgeon Bay and its connections to Lake Michigan are navigable waters, so several agencies can be involved. Here is who typically handles what:

• Wisconsin DNR: Reviews and permits docks, piers, boathouses, dredging, and shore protection when work is at or below the OHWM or in wetlands.
• Door County Planning & Zoning: Enforces shoreland zoning, setbacks, lot coverage, vegetation protection, and building permits. Municipalities like the City of Sturgeon Bay may add local rules.
• City of Sturgeon Bay Harbor/Marina: Manages slips, leases, harbor rules, and maintenance inside the municipal harbor.
• U.S. Army Corps of Engineers (USACE): Reviews dredging, filling, or major structures in navigable waters and wetlands. See the federal program overview at the USACE Regulatory Program.
• FEMA: Maps flood zones that influence building standards and flood insurance requirements. Check your parcel using FEMA’s Flood Map Service Center.

Shoreland zoning and setbacks

Shoreland zoning sets standards within a defined distance of navigable waters. Local ordinances control setbacks from the OHWM, lot coverage, impervious surfaces, and vegetation management.

In Door County, these rules affect how close you can build, where you can add patios or decks, and what kind of shoreline work is allowed. Before you plan improvements, confirm your parcel’s zoning district, setbacks, and any conditional use requirements with the county or city.

Docks, slips, and shore structures

Here are common structures and how they generally work in Sturgeon Bay:

• Pier/Dock: A structure extending into the water for boat access. Installation or modification may require DNR authorization and local approvals, especially if parts are below the OHWM.
• Boat slip: A space in a marina that is often leased, not owned with your property. Marina rules and leases control use and transfer.
• Boathouse: An enclosed building for boat storage. On Great Lakes shorelines, boathouses face stricter limits and are often restricted, depending on location and regulation.
• Shore protection: Seawalls, revetments, and riprap are engineered solutions to reduce erosion. These projects almost always require DNR review and sometimes federal permits because they affect littoral drift and habitat.

If an existing dock or seawall has been in place for years without paperwork, it may still need permits to be legal. Confirm status early to avoid costly surprises.

Erosion, accretion, and avulsion

Waterfront boundaries can shift over time. Accretion is the gradual build-up of land. Erosion is the gradual loss of land. Avulsion is a sudden change, like a storm-driven cut.

These processes can affect buildable area and setbacks. Title companies and appraisers may look for a history of shoreline change. In recent years, Great Lakes water levels were historically high, contributing to increased erosion in many Wisconsin locations. You can review long-term trends through NOAA’s Great Lakes water level data.

Flood risk and insurance

Many Door County shoreline properties fall within FEMA’s Special Flood Hazard Areas. If a structure is in a mapped flood zone, flood insurance may be required for certain mortgages through the National Flood Insurance Program.

Premiums depend on your base flood elevation, the height of the lowest floor, and construction details. Ask your insurance agent for quotes early in your process and confirm flood zones using FEMA’s Flood Map Service Center.

Buyer due diligence checklist

Use this list to protect your budget and timeline:

• Order a current survey that maps the OHWM and all structures near the shore.
• Ask a title company or attorney to review easements, conservation restrictions, and shoreline rights.
• Verify permits for existing docks, lifts, riprap, and any work below the OHWM; resolve unpermitted items.
• Confirm shoreland zoning setbacks, lot coverage limits, vegetation rules, and any conditional uses.
• Check FEMA flood maps and request flood insurance quotes early.
• Ask about erosion history, high-water impacts, and any prior mitigation.
• Confirm utilities and septic feasibility, especially for older shoreline systems.
• Clarify marina slip status. If a slip is leased, review the lease and transfer process.

Seller prep and disclosure tips

A little organization goes a long way for a smooth sale and stronger buyer confidence:

• Gather surveys, permits, and any DNR or local approvals for docks, lifts, and shore protection.
• Disclose shoreline improvements, erosion history, flood claims, and any maintenance contracts.
• If a slip is included or leased, provide the deed, assignment details, or current lease.
• If work was done near or below the OHWM, provide as-built plans or approvals to help buyers and lenders.

Local contacts and next steps

For parcel-specific answers, start with these resources:

• Wisconsin DNR Waterways staff for OHWM and permitting questions. Review basics at DNR Waterways permits.
• Door County Planning & Zoning or City of Sturgeon Bay for shoreland zoning, setbacks, and building permits.
• City of Sturgeon Bay Harbor or marina office for slip availability, leases, and harbor rules.
• USACE for large shoreline projects or dredging. See the USACE Regulatory Program.
• FEMA’s Flood Map Service Center for official flood zone lookups.
• Local surveyors, shoreline engineers, and insurance agents experienced with Door County waterfronts.

If you want a clear, step-by-step plan for buying or selling on Sturgeon Bay, our team is here to help you coordinate surveys, permits, and valuation. For tailored guidance and a confident move, connect with Becky Buckland.

FAQs

What does the OHWM mean for a Sturgeon Bay property?

• The OHWM separates your private upland from state-managed shore or submerged land and controls setbacks, permits, and where agencies have jurisdiction.

Who regulates docks and shore work in Door County?

• The Wisconsin DNR reviews most work at or below the OHWM, Door County and the City of Sturgeon Bay enforce shoreland zoning, and USACE may review major projects.

Do marina slips transfer with the home in Sturgeon Bay?

• Not always. Slips are often leased or assigned by a marina and may not automatically transfer; check the lease or HOA documents.

Are boathouses allowed on Great Lakes shorelines?

• Boathouses face stricter limits and are often restricted on Great Lakes shores compared with inland lakes; always confirm local and state rules before planning one.

Do I need permits for riprap or a seawall on Sturgeon Bay?

• Almost certainly. Shore protection typically requires DNR authorization, local approvals, and sometimes federal review.

How do Great Lakes water levels affect value and use?

• High water can increase erosion and reduce usable yard area, while water access and views support value; factor in maintenance, insurance, and mitigation history.