Wetlands 101 for Realtors & Buyers

Wetlands are one of those things that can make or break a property deal — yet they’re often misunderstood. Knowing the basics helps buyers avoid costly surprises and helps realtors set realistic expectations from the start.

1.What Are Wetlands?

Wetlands are areas where the soil and vegetation are influenced by water — either because the ground is saturated or water is near the surface for part of the year. They include marshes, swamps, bogs, and even wooded areas that stay seasonally wet.

They aren’t always obvious! A property can look dry in summer and still contain regulated wetlands soil or watercourses.

2. Why Wetlands Matter

Wetlands play an important environmental role — filtering water, reducing flooding, and providing wildlife habitat. Because of this, state and local laws protect them, and most activities near wetlands (like grading, filling, or building) require a permit from the local Inland Wetlands Commission.

3. How to Know If a Property Has Wetlands

• Check the town’s wetlands map or the GIS system — it will show “regulated areas.”

• Ask the local wetlands agent to confirm if the property contains or borders a wetland.

• Review survey or site plans — sometimes wetlands are already flagged or delineated by a soil scientist.

• If in doubt, get it evaluated. A certified soil scientist can locate and mark the exact boundaries on-site.

4. What Buyers Need to Know Before Purchasing

• Permits may be required even for small projects like sheds, decks, or driveways.

• Buffers and setbacks around wetlands limit how close development can occur.

• Wetlands don’t mean “no build,” but they may reduce the buildable area or require additional review.

• Due diligence is key. If a buyer plans to build, they should verify where wetlands are before closing.

5. How Realtors Can Help

• Mention wetlands early when showing properties — it builds trust and professionalism.

• Direct clients to the right local contact (Wetlands Agent or Planning Department).

• Encourage soil testing or delineation if development is planned.

• Manage expectations about timelines — wetlands permits can take several weeks.

Pro Tip:

Never rely solely on a town map to determine if wetlands exist. Maps are for reference, not regulation — field verification always wins.

Bottom line:
Wetlands don’t have to scare buyers away — they just require awareness and planning. With the right information and professional guidance, even properties with wetlands can be developed responsibly and successfully.