Menu
Open Search

Beachfront Jurisdictional Area

South Carolina’s beachfront jurisdictional area is made up of three Beachfront critical areas, Beach/Dune System, Beaches, and Coastal Waters, which are defined in South Carolina Code of Laws §48-39-10. SCDES BCM has authority to review activities within all of these critical areas.

Proposed activities within any of the state’s beachfront critical areas should be coordinated with SCDES BCM to determine if authorization is required. Staff are available to assist citizens in understanding the beachfront jurisdiction and the authorization process associated with property-specific activities.

Beachfront Jurisdictional Lines

S.C. Code Ann. § 48-39-280 requires the South Carolina Department of Environmental Services Bureau of Coastal Management (SCDES BCM or Department) to establish and periodically review two beachfront jurisdictional lines, the baseline and the setback line. The baseline is the more seaward (towards the ocean) line, while the setback line is the more landward (towards the land) line. The setback line delineates the landward extent of the state’s direct permitting authority for activities proposed within the Beach/Dune System Critical Area.  

The jurisdictional lines create a state jurisdictional area where activities associated with habitable structures, pools, renourishment, landscaping, fencing, decks, service lines, and other alterations are reviewed to determine if authorization is required to prevent unwise development and to protect resources along the beachfront. Repairs, reconstruction, and new construction of some structures are allowed under certain conditions and with proper notification to the Department as listed under S.C. Code Ann. § 48-39 and S.C. Code Ann. Regs. 30. The jurisdictional lines enable SCDES BCM to implement laws and regulations that support the state's beachfront management goals, and protect vulnerable shorelines, properties, and natural ecosystems. 

Please be aware that there may be critical areas landward of the jurisdictional setback line that may also require authorization and coordination with SCDES BCM. For questions, please reach out to SCDES BCM’s Beachfront Management section at (843) 953-0200, or visit the Project Manager Finder Application to find contact information for SCDES BCM project managers by geographic area.

Jurisdictional Lines Review Process

South Carolina law requires SCDES BCM to establish and review the position of these beachfront jurisdictional lines every 7 to 10 years. The average annual erosion rate for all oceanfront land that is developed or potentially could be developed is also reviewed during this time frame. 

Using historical and present-day shoreline and beach profile information, SCDES BCM designates a baseline and setback line along the coast. The setback line's distance from the baseline is determined by calculating the long-term annual erosion rate in that particular area. The minimum setback distance is 20 feet. 

For additional information about the technical process associated with establishing the lines, please visit our Jurisdictional Lines Review Technical Process page.

Public Education and Engagement

To assist property owners, local governments, and other interested parties in understanding the state’s jurisdictional line review process, beachfront critical areas, and authorization requirements, SCDES BCM has developed a Beachfront Educational Campaign. This effort will utilize a variety of methods to reach a broad and diverse audience including digital products, print materials, social media, as well as in-person and virtual information sharing opportunities.

Appeal Process

Per Act 146, signed on May 15, 2026 (H.4189) 

Section 48-39-280(F) of the S.C. Code is amended to read: 
(F)(1) A landowner claiming ownership of property adversely affected by the establishment of a baseline or setback line, upon submittal of substantiating evidence, must be granted a review of the baseline or setback line. Alternatively, the municipality or county in which the property is situated, acting on behalf of the landowner with his written authorization, or an organization acting on behalf of the landowner with his written authorization, upon submittal of substantiating evidence, must be granted a review of the baseline and setback line. A review is initiated by filing a request with the Division of Coastal Management via certified mail within one year of the establishment of the baseline or setback line and must include a one hundred-dollar-review fee per property. (2) The landowner or the county, municipality, or organization acting on behalf of the landowner may file a request with the Administrative Law Court, in accordance with Chapter 23, Title 1, for a contested case hearing within thirty calendar days after the Division of Coastal Management issues the final agency decision resulting from the review.

Pursuant to Section 48-39-280(F)(1), any landowner claiming ownership of property adversely affected by the establishment of a baseline or setback line may request a review of the line locations from the Bureau of Coastal Management. Alternatively, the municipality or county in which the property is situated, or an organization acting on behalf of the landowner, all with the landowner’s written authorization, upon submittal of substantiating evidence, must be granted a review of the baseline and setback line. Requests must be made within one year of the establishment of the baseline or setback line via certified mail to: 

SC Department of Environmental Services 
Bureau of Coastal Management
1362 McMillan Ave, Ste 400 
North Charleston, SC 29405 

These requests must be accompanied by a $100 fee per property and substantiating evidence to support the claim of the adverse affect of the established baseline and setback line. The substantiating evidence may include data, photographs, or other evidence which could be considered under the guidance of Section 48-39-280(A) and Coastal Division Regulations R.30-14(E) and R.30-21(H) for the establishment of the baseline and setback line. 

2024-2028 Jurisdictional Lines Review - Going on Now

On January 30, 2024, SCDES BCM released a tentative schedule for establishment of the new beachfront jurisdictional lines on our website. The current tentative schedule for line establishment and adoption is below. This line review will be a phased effort that will occur between 2024 and 2028. There will be many opportunities for public education and engagement. Please refer to this webpage for the latest updates and information.

An info graphic detailing the phases of the 2024-2028 beachfront jurisdictional lines review.

Baseline and setback lines for Daufuskie Island, Hilton Head Island, Bay Point Island, St. Phillips Island, Little Capers Island, Pritchards Island, Fripp Island, Hunting Island, and Harbor Island have been established and will be in effect as of July 24th, 2026. Lines can be viewed on the Beachfront Jurisdictional Lines Viewer.  

Public Hearing - Phase I
Thursday, October 23, 2025 at 6:00pm
Open House Session at 5:00pm
Port Royal Sound Foundation Maritime Center
310 Okatie Highway
Okatie, SC 29909

Public Comment & Information Sharing Period > CLOSED
Friday, October 17th, 2025 - Thursday, January 15th, 2026
Public comments, additional data, and other information residents would like to share in regards to the proposed Phase I state beachfront jurisdictional lines (baseline and setback line) will be accepted for a period of 90 days from when the proposed lines are publicly posted. Please submit comments, data, or other feedback through the below link, at the public hearing, or by postal mail during this period. 

SCDES BCM
ATTN: Marian Page
1362 McMillan Ave., Suite 400
North Charleston, SC 29405

Proposed Phase I Lines were made available on October 17th, 2025.

Virtual Town Hall 
May 22nd 12:00pm-2:00pm 
Link to Register > CLOSED

Town Hall - St. Helena Island
Thursday, May 16th from 4:30-6:30pm  
St. Helena Branch Library  
6355 Jonathan Francis Sr Rd. St Helena Island, SC 

Town Hall - Hilton Head Island
Wednesday, May 8th from 4:30-6:30pm 
Town of Hilton Head Island Hall 
1 Town Center Ct Hilton Head Island, SC

BCM is hosting two open house locations so attendees can choose whichever is most convenient; both events will provide the same material. Informational Open House events are scheduled to provide information on the line review process. There are currently no new lines available for Phase II beaches, and public comments will not be recorded at this time. Public hearings for the Phase II lines will be scheduled once the proposed lines have been made available, along with a public comment period.

Open House - Greater Charleston Area
(Seabrook Island, Kiawah Island, Folly Beach, Morris Island, Sullivan's Island, Isle of Palms, Dewees Island)
Tuesday, July 28th from 5:00pm - 7:00pm
Keith Summey North Charleston Library
3503 Rivers Ave., North Charleston, SC 29405

Open House - Greater Edisto Area
(Edisto Beach, Edingsville Beach, Botany Bay/Pockoy, Seabrook Island, Kiawah Island)
Thursday, August 6th from 5:00pm - 7:00pm
St. Paul's Hollywood Library
5130 SC-165, Hollywood, SC 29449

 

Beachfront Jurisdictional Lines Viewer

To assist property owners in understanding the location of the jurisdictional lines on their property or an area in which they are interested, SCDES BCM developed the Beachfront Jurisdictional Lines Viewer. This viewer illustrates the approximate locations of the jurisdictional baseline and setback line. Please note that to determine the exact position of the baseline and setback line for a specific property, coordinates must be obtained by downloading data from the Beachfront Jurisdictional Lines Viewer and a property-specific survey must be performed. Coordinates can also be obtained by calling SCDES BCM at (843) 953-0200.

Survey packets with coordinates are available through SCDES BCM’s Beachfront Jurisdictional Lines Viewer. There is a single survey packet for each beach, which contains the coordinates for the baseline and setback lines. This survey packet also contains a PDF file of the beachfront survey monuments that are maintained by SCDES BCM. Please be aware that the coordinates provided in the spreadsheets may not be in order north to south; users should download and utilize the full spreadsheet to ensure that no coordinates along the baseline or setback line are missed. 
 
Coordinate system
The baseline and setback lines are in State Plane NAD83 (2011). 
The beachfront survey monuments are in State Plane NAD83 (2011) International feet.

Contact

SCDES BCM staff are available to answer questions about the beachfront jurisdictional lines. Please contact SCDES BCM at (843) 953-0200.

Resources