Sitka Waterfront Homebuyer Glossary

Shopping the shoreline around Sitka and seeing words like tidelands, mean high water, or private moorage? You are not alone. Waterfront listings here often mix legal terms, local habits, and tide-talk that can be hard to decode. You want clarity before you write an offer or plan a dock.

This plain-English glossary explains the most common Sitka waterfront terms, what they mean for your rights and responsibilities, and what to verify before you buy. You will also get a practical checklist and trusted places to confirm details. Let’s dive in.

How to use this guide

• Start with the boundary terms. They shape what you own, where you can build, and what needs permits.
• Skim the shoreline and dock sections if you care about access, moorage, or floatplane use.
• Use the checklist to gather documents and ask targeted questions.
• Verify key items with state and federal agencies before closing.

Key waterfront boundaries

Uplands

The uplands are the portion of a parcel landward of the legal high-tide line, often the mean high-water line. This is typically the area you clearly own and where homes, driveways, and septic systems are placed. Most private improvements happen here, and rules differ from tidelands.

Tidelands

Tidelands are the area seaward of mean high water. In Alaska, tidelands are generally state-owned unless previously conveyed or leased. If a listing claims tidelands are included, you should see a state conveyance or lease that proves the right to use or control that area.

Mean High Water (MHW)

Mean High Water is the average of all high tides over a 19-year period. The MHW line usually marks the legal boundary between uplands and tidelands. Its exact location can affect property lines, setbacks, and permits, so rely on recorded surveys or a local surveyor rather than photos.

Littoral vs riparian rights

Littoral rights apply to tidal or coastal waters like those around Sitka. They usually include access to and use of the water, but not the right to exclude the public from navigable waters. Riparian rights apply to rivers and streams and are more relevant for freshwater parcels.

Accretion, erosion, avulsion

• Accretion is gradual land gain from sediment deposits.
• Erosion is gradual land loss from wave action, currents, or storms.
• Avulsion is sudden land change from a major event. These processes can shift usable land and affect where the high-water line falls over time.

Filled tidelands

Filled tidelands are former intertidal areas that were filled to create dry ground. Private use usually depends on a state conveyance or lease. If you see “upland created from filled tidelands” in a listing, ask for the paperwork and any restrictions.

Submerged and sovereignty lands

These are lands below mean high water and under navigable waters that are often held by the state for public trust purposes. Building or moorage on these areas commonly requires state leases and federal permits.

Shoreline features in Sitka

Beach types

True sandy beaches are rare in Sitka. Listings may describe a small pocket of cobble or a firm tidal flat as “beachfront.” Ask for survey details and photos at both high and low tide.

Rocky or cobble shore

This is the norm in Southeast Alaska. It can limit easy beach walks but may offer more secure anchorage for small craft, depending on exposure and bottom conditions.

Bluff or steep bank

Steep banks can require special foundations and may come with setback limits. If you see signs of slumping or erosion, factor in stability assessments.

Revetment, riprap, bulkhead

These are shore protection structures. They require permits and routine maintenance. Ask for copies of permits and any repair history.

Marsh, eelgrass, kelp beds

These areas are ecologically sensitive. Docks or shoreline work near them often trigger extra reviews and special conditions.

Docks and moorage terms

Private fixed dock

A pile-supported structure that stays at a constant height. It is durable but often costlier to install and almost always requires state and federal approvals.

Floating dock or float

A float rises and falls with the tide. This is common in Alaska due to tidal range. Floats can be attached to piles or anchored offshore.

Community or shared dock

A jointly owned and maintained dock. You should verify the recorded agreement, access rights, maintenance rules, and fees.

Marina slip or wet slip

A berth at a commercial marina. Some listings highlight proximity or reserved slip rights. Confirm the terms in writing.

Mooring buoy or anchor moorage

A boat ties to a buoy rather than a dock. This can be less expensive but more exposed to weather.

Boat lift or davit

Equipment that lifts a vessel out of the water. It may require extra structural support and permit review.

Floatplane access

A listing may say “floatplane accessible” to describe suitable water conditions. That does not guarantee a floatplane-rated dock or tie-up rights. Ask for specifics.

Access and logistics

Road access vs water access only

Road access plus shoreline is convenient for residential living. Water-access-only parcels may require a skiff or floatplane for building, utilities, and emergency response. Plan for transport costs and weather windows.

Shared beach or access easements

These provide the right to cross another property to reach the shore. Confirm the recorded route, who can use it, and who maintains it.

Permits and approvals

• State tidelands: Check tideland ownership, leases, or conveyances with the ADNR Division of Mining, Land and Water.
• Federal permits: The U.S. Army Corps of Engineers Alaska Regulatory office reviews structures and work in navigable waters and certain wetlands.
• Fish habitat: The Alaska Department of Fish and Game reviews projects that might affect eelgrass or spawning areas.
• Local approvals: City and Borough of Sitka planning and building staff can advise on zoning, setbacks, septic or sewer rules, and local building permits.
• Flood and tsunami risk: Review the FEMA Flood Map Service Center for floodplain designations.

Expect to see documentation for existing docks, seawalls, and other shoreline work. Older structures may exist without full permits, so ask for approvals or proof of grandfathered status.

Reading listing language

“Private moorage”

This could be a deeded dock parcel, an assigned slip at a community dock, or a nonexclusive right under an HOA. Ask for the recorded document that defines your exact rights and costs.

“Includes tidelands”

This implies the seller has a state conveyance or lease for lands seaward of mean high water. Request copies to confirm.

“Waterfront with shared dock”

Likely a jointly owned or managed facility. Verify access rules, insurance, maintenance obligations, and fee schedules.

“Shoreline armoured” or “bulkhead in place”

Shore protection exists. Ask for permits, engineer reports if any, and recent repair history.

“Floatplane access”

Water conditions may be suitable for seaplanes, but infrastructure can lag. Confirm where planes tie up and any operating restrictions.

“Upland only”

The property stops at the mean high-water line. The foreshore is not included and may be state-controlled.

Buyer checklist

Documents to request

• Recorded deed, plat, and detailed legal description.
• All recorded easements, covenants, and HOA documents tied to dock or shoreline use.
• State tideland conveyances, leases, or approvals if tidelands are claimed.
• Permits for docks, piles, bulkheads, riprap, and any shoreline armoring.
• Septic permits if systems are near shore.
• Site surveys showing mean high-water line, elevations, and any fill areas.
• Photos of the shoreline at high and low tides.

Questions to ask

• Where is the mean high-water line and is it shown on a recorded survey?
• Do tidelands convey, or is there a lease, and is it transferable?
• What dock or shoreline easements exist, and who maintains them?
• Who pays for dock upkeep and repairs, and is there a reserve fund?
• Has the shoreline been armoured, and was it permitted?
• Is the property in a mapped flood zone or tsunami evacuation area, and what is the structure’s elevation above MHW?
• Is year-round boat access realistic based on weather and exposure?
• For floatplane access, where does the plane tie up and are there use limits?
• Are there any known erosion or slope stability issues, and has a study been done?
• How will utilities be provided and who bears the cost for long runs or marine transport?

Site inspection tips

• Visit at both high and low tide to see eelgrass, mudflat extent, and usable foreshore.
• Inspect floats, piles, gangways, and hardware for wear or movement.
• Look for erosion under structures, exposed utilities, or undermined foundations.
• Talk to neighbors about seasonal swells, wind patterns, and winter storms.

Insurance, financing, costs

• Expect higher insurance costs for wind, water, flood, or tsunami where applicable.
• Lenders typically require clear title and recorded legal access to build.
• Budget for recurring maintenance on docks, floats, and shoreline protection.

Local hazards to factor in

Tides and range

Sitka’s tidal range affects dock design, floatation, gangway length, and pile height. Review the NOAA Sitka tide station for local tidal datums and behavior.

Eelgrass and fish habitat

Eelgrass and kelp beds are protected habitats. Expect more review for pilings, docks, or armoring near these areas and coordinate early with the Alaska Department of Fish and Game.

Erosion and slope stability

High-energy shorelines and storm events can accelerate erosion. Hardened shorelines usually require permits and maintenance.

Tsunami and seismic risk

Alaska has seismic and tsunami risk. Check local evacuation maps and consider the elevation of homes and critical utilities above MHW.

Quick definitions

• Uplands: Land above the mean high-water line, usually private.
• Tidelands: Land seaward of mean high water, typically state-controlled unless conveyed or leased.
• Mean High Water (MHW): The average high tide line used for legal boundaries.
• Private moorage: Could be deeded, leased, or shared. Get the paperwork.
• Shared dock rights: Usually a recorded agreement with defined cost sharing.
• Floating dock vs fixed dock: Floats move with the tide, fixed docks stay at a constant height.
• Floatplane access: Water suitable for seaplanes. Infrastructure and tie-up rights are not guaranteed.
• Bulkhead or riprap: Shore protection that needs permits and upkeep.

Where to verify details

• State tidelands ownership, leases, and conveyances: ADNR Division of Mining, Land and Water
• Federal permits for docks and shoreline work: U.S. Army Corps of Engineers Alaska Regulatory
• Tidal datums and tide station data: NOAA Sitka tide station
• Fish habitat questions and reviews: Alaska Department of Fish and Game
• Floodplain research: FEMA Flood Map Service Center

If you want a second set of eyes on a listing, or need help assembling permits and surveys, we are here to help. For on-the-ground context and media-rich previews of shoreline, docks, and access, connect with Suzanne Marina Jasso to Request a Virtual Tour or Local Consultation.

FAQs

What does “upland only” mean on a Sitka listing?

• It means the property line stops at the mean high-water line, and the foreshore seaward of that line is not included and is often state-controlled.

How can I confirm if tidelands are included with a Sitka property?

• Ask for the state conveyance or lease documents and verify them with the Alaska Department of Natural Resources before you rely on the claim.

Who permits docks and floats in Sitka’s coastal waters?

• Expect to work with the U.S. Army Corps of Engineers, the Alaska Department of Natural Resources, the Alaska Department of Fish and Game, and the local planning and building office.

What should I check before buying a home with a shared dock?

• Review the recorded agreement for access, fees, maintenance responsibilities, insurance, and any use limitations or transfer rules.

How do tides affect dock design in Sitka, Alaska?

• The local tidal range drives floatation needs, gangway length, and pile height. Review NOAA tide data and confirm design assumptions with local professionals.

What is the safest way to locate the mean high-water line on my lot?

• Use a recorded survey that references tidal datums or hire a local surveyor. Do not rely on photos or rough estimates.