Buying a lakefront home in Long Beach can feel simple until you hit questions about where your private beach ends, what you can build, and who can walk where. If you want a stress-free purchase and long-term enjoyment, you need a clear grasp of littoral rights before you write an offer. In this guide, you’ll learn how shoreline boundaries work, what typically conveys with a Lake Michigan parcel in Long Beach, and how permits and neighbors’ rights can affect your plans. Let’s dive in.
Littoral rights 101
Littoral rights apply to land that borders a large, static body of water like Lake Michigan. If you were on a river, you would be dealing with riparian rights instead. As a Long Beach buyer, you are a littoral owner when your parcel touches the lake.
A core concept is the public trust doctrine. In the United States, states hold certain navigable waters and submerged lands in trust for public uses such as navigation and fishing. Practically, that means you should assume the state has ownership or authority below a legally defined water line.
You will also hear about the Ordinary High Water Mark, or OHWM. In many Great Lakes states, private ownership of upland extends only to the OHWM. Land lakeward of that mark is commonly managed by the state. The OHWM can shift over time with natural processes, which is why good surveys matter.
Two natural processes affect shoreline boundaries. Accretion is the gradual build-up of land that can expand your upland area. Erosion is the gradual loss of land to the lake. Avulsion is a sudden change, such as storm damage, and is treated differently in law than gradual change. These processes occur on Lake Michigan and can affect both title and use.
What typically conveys in Long Beach
Every parcel is different, and deed language matters. That said, there are common rights that often come with Lake Michigan frontage in Long Beach.
Access and upland beach use
You typically have the right to access the shoreline and the lake for private enjoyment. That can include swimming, boarding a boat, or mooring in certain forms, as long as you respect state law and your neighbors’ rights. Owners generally have exclusive use of the dry beach above the OHWM, subject to any easements, HOA rules, and local ordinances.
Piers and wharfing out
Many owners ask if they can build a pier or seasonal dock. There is often a qualified right to wharf out, but it is not unlimited. Any structure that extends into Lake Michigan can trigger state and federal permits, and placement must respect navigation and lateral boundaries with neighbors.
Protecting your shoreline
Shoreline protection like revetments, seawalls, and bulkheads is a frequent topic. Owners often seek to protect their upland, but these structures are regulated to avoid harm to public resources and neighboring parcels. Approval is not automatic, and some types of hard stabilization may be limited.
Accretion and title
If your beach grows through gradual accretion, that added land may vest to you, subject to public trust limits. If the shoreline retreats through gradual erosion, your upland can shrink. Sudden changes are treated differently. These distinctions affect both value and future plans, so capture them in your due diligence.
Title and practical limits
Even when a deed references littoral rights, recorded easements, plat notes, HOA covenants, and municipal rules can limit how you use the shoreline. A clean title review and a knowledgeable survey are essential.
What you can’t assume
Misunderstandings create disputes and costly delays. Avoid these common pitfalls:
- “I own the lakebed far out into the water.” In Indiana on Lake Michigan, owners generally do not own submerged lands below the OHWM. The state often holds title there.
- “I can exclude the public from all of the beach.” You can usually control use of the dry upland beach above the OHWM, but public trust rights below that line can allow certain public uses. Rules vary by jurisdiction and are not a blanket right to exclude people from the entire foreshore.
- “I can build any seawall or boathouse I want.” Most shoreline structures require permits, and some may be restricted to protect coastal processes and neighboring properties.
- “My title guarantees unrestricted littoral rights.” Deed exceptions, prescriptive rights, recorded easements, and covenants can limit practical use.
- “Eroded land will be restored to me automatically.” Outcomes depend on whether the change was gradual or sudden and on local law.
Who regulates shoreline work
Shoreline use sits at the intersection of state, federal, and local rules. Expect multiple layers of review for any construction or beach work.
State oversight
The Indiana Department of Natural Resources administers programs related to Lake Michigan shoreline management. It oversees permits for certain shoreline structures, dredging, and activities in areas the state manages below the OHWM.
Federal oversight
The U.S. Army Corps of Engineers, Chicago District, regulates structures and work in navigable waters. Section 10 of the Rivers and Harbors Act and Section 404 controls for dredge and fill can apply to piers, docks, shoreline armoring, and beach nourishment.
Local rules
The Town of Long Beach and LaPorte County enforce zoning, building permits, setbacks, and floodplain rules. Stairways, bluff work, and access paths can require local approvals. Some neighborhoods also have private covenants or HOA guidelines.
Flood and coastal risk
FEMA Flood Insurance Rate Maps inform risk and design standards. Lake Michigan’s water levels fluctuate over time, which affects erosion risk and where the OHWM sits. These factors influence insurance costs, building plans, and long-term value.
Permitting reality
If you plan to install a dock, place riprap, construct a seawall, or move sand, expect permits from at least one agency and often more. Working without permits can result in fines, removal orders, or restoration requirements.
Buyer due diligence checklist
Use this list to reduce surprises and strengthen your offer:
- Review the deed and plat. Confirm any stated littoral rights, reservations, and recorded easements or rights-of-way.
- Order an up-to-date boundary and OHWM survey. Hire a licensed surveyor with Great Lakes experience to identify the current water line, bluff edge, and any encroachments.
- Obtain a title commitment and review exceptions. Ask your title company about endorsements related to shoreline rights if available.
- Verify permitting history. Request records from the seller for seawalls, docks, stairways, beach work, and prior renovations. Confirm with the Town of Long Beach building and zoning offices and LaPorte County.
- Check for public easements and HOA rules. Determine whether any accessways are public or private and whether an HOA or municipality enforces beach rules.
- Query state and federal agencies. Ask the Indiana DNR and the U.S. Army Corps of Engineers, Chicago District, about prior permits, violations, or pending applications tied to the parcel.
- Assess erosion and bluff stability. Engage a coastal or geotechnical engineer to evaluate long-term stability, likely protective options, and the permit outlook.
- Review flood risk and insurance. Study FEMA maps, elevation certificates, and the cost and availability of flood and wind coverage for the address.
- Look at lake level and shoreline trends. Consult recent data for Lake Michigan variability and discuss implications with your surveyor or engineer.
- Confirm dock and mooring rights. Ask whether a prior owner held a dock permit and whether any local rules govern mooring type and placement.
- Understand municipal rules and access. Local codes can shape stairs, pathways, vegetation management, parking, and beach maintenance.
- Consider resale and marketability. Work with a Long Beach specialist to compare sales with similar shoreline risks and permit limitations.
Who to consult and when
Assemble a team early to keep your closing on track.
- Real estate attorney with Great Lakes experience. Review deed language, title exceptions, and public trust implications.
- Licensed boundary surveyor. Confirm the current OHWM and prepare a legal survey for closing.
- Title company or abstractor. Clarify endorsements and exceptions related to water rights and encumbrances.
- Coastal or geotechnical engineer. Evaluate bluff stability, erosion risk, and the feasibility of protection.
- Indiana DNR. Discuss state permitting and whether the state asserts ownership of the foreshore at your parcel.
- U.S. Army Corps of Engineers, Chicago District. Confirm federal permit needs for docks, seawalls, and dredge or fill.
- Town of Long Beach and LaPorte County. Check local approvals, codes, and records of prior permits or violations.
- Insurance broker. Model flood, wind, and erosion-related coverage and premiums for your specific address.
Strategy for confident purchasing
Plan your ownership goals first, then test them against the rules. If your dream includes a pier, a protected bluff, or heavy beach work, scope permits early so you can set realistic timelines and contingencies. A seller’s documentation and permitting history can be a value driver, not just a box to check.
Budget for surveys, engineering, and legal review in addition to inspections. These costs are small compared to the risk of later setbacks or forced changes. When you make an offer, consider contingencies for permits or agency feedback, especially if key features are uncertain.
Finally, think long term. Lake levels on Lake Michigan are cyclical. Erosion pressure today can ease in low-water years, and vice versa. A clear plan for maintenance, insurance, and neighbor coordination supports both enjoyment and resale value.
Ready to explore Long Beach with a process-led, research-driven approach? Connect with the local team that treats you like a consultee, not a transaction. Reach out to Shoreline Advice to discuss your goals and next steps.
FAQs
What does the Ordinary High Water Mark mean for a Long Beach buyer?
- The OHWM is a key boundary on Lake Michigan. Upland ownership commonly extends to this line, while land below it is often managed by the state. Its position can shift over time, so an up-to-date survey is essential.
Can I keep people off the beach in front of my Long Beach home?
- You can usually control use of the dry beach above the OHWM, subject to easements and local rules. Public trust rights below the OHWM can allow certain public uses, so you cannot assume you can exclude everyone from the wet foreshore.
Do I need permits to build a pier or seawall on Lake Michigan?
- Most structures in or near Lake Michigan require permits. Expect review by the Indiana DNR and the U.S. Army Corps of Engineers, plus local building and zoning approvals in Long Beach and LaPorte County.
How do erosion and accretion affect my property line in Long Beach?
- Gradual accretion can add upland that may vest to the owner, while gradual erosion can reduce upland. Sudden changes, called avulsion, are treated differently in law. Document conditions with a survey and consult qualified professionals.
Who should I hire to evaluate a Long Beach lakefront purchase?
- A real estate attorney with Great Lakes experience, a licensed surveyor, a coastal or geotechnical engineer, a title company, and local officials at the Town of Long Beach and LaPorte County are key resources, along with an agent who specializes in shoreline property.
What local rules could affect my Long Beach shoreline plans?
- Local zoning, building permits, setbacks, floodplain standards, and any HOA covenants can shape stairs, access paths, vegetation management, parking, and beach maintenance. Verify prior permits and any recorded restrictions before closing.
