Thinking about selling a waterfront home in St. Michaels? The right video can do more than look pretty. It can answer buyer questions about channel access, dock depth, and shoreline stability while showcasing the everyday joy of pulling up by boat for dinner in town. In this guide, you’ll see how to plan an aerial and on-water video that speaks directly to qualified waterfront buyers and helps your home stand out. Let’s dive in.
Why navigation-focused video sells
Waterfront buyers in St. Michaels are practical. They care about safe approach routes, time to the main channel, and what their boat will do at the dock. They also want to see pier capacity, lift details, and the condition of bulkheads or living shorelines. When your video shows these features clearly and honestly, you build trust and draw serious buyers while saving everyone time.
What to highlight in St. Michaels
Channel approach and route
- Show a wide aerial establishing shot so viewers see your property’s relationship to the Miles River and nearby inlets.
- Fly or boat the actual approach path and include visible channel markers, buoys, shoals, and no-wake zones where applicable.
- Add a top-down moment that visually marks the straight-line distance to the nearest marked channel.
- If possible, capture at both high and low tide to help buyers understand seasonal or tidal nuances.
Pier systems and mooring
- Present the full pier layout from the air, then a top-down pass along the decking to reveal cleats, ladder, finger spacing, and condition.
- Include close shots of pilings, fasteners, lifts, utilities, and any fish-cleaning station.
- If safe and permitted, a quick under-pier look can be helpful. Keep it brief and avoid disturbing the habitat.
- Consider a short functional clip of a boat arriving and tying off, with owner consent.
Shoreline improvements and erosion control
- At low tide, show the bulkhead face, tiebacks, riprap placement, or native plantings if it is a living shoreline.
- Provide an elevated side profile so buyers can see how the yard transitions down to the water.
- If you have a living shoreline, a minimal overlay noting installation date and design type can add clarity once verified with the seller.
Proximity to town and amenities
- Fly from the property toward St. Michaels’ downtown core to show real-world proximity.
- Overlay approximate boat and drive times to public docks or marinas.
- Add quick, tasteful clips of the harbor, popular restaurants, public landings, and the museum to complete the lifestyle picture.
Lifestyle moments that feel authentic
- A short sunset moment on the dock or a quick kayak launch sequence goes a long way.
- Keep these scenes secondary to the technical evidence. They reinforce the story without replacing the facts.
A seller-friendly 60–90 second storyboard
- 0–8s: Aerial establishing of property and channel context.
- 8–18s: Approach sequence from air and bow camera with visible buoys and channel markers.
- 18–30s: Pier system detail: top-down pass, hardware closeups, lift overview.
- 30–45s: Shoreline protection: bulkhead or living shoreline at low tide; condition highlights.
- 45–60s: Proximity to town: flight path and short downtown clips; add time overlays.
- 60–75s: Lifestyle b-roll: kayak launch, dockside cheers, or sunset.
- 75–90s: Final pullback with clean labels for tide state and a short note to verify depths and permits.
Plan for tides, seasons, and light
- Tides: Use NOAA predictions to plan both low and high tide captures for a complete picture of dock usability and shoreline condition. Check regional stations through the NOAA Tides and Currents portal to time your shoot well. See the NOAA resource on tidal data at the NOAA Tides and Currents site.
- Light: Use golden hour for lifestyle scenes. Use bright mid-day for crisp technical detail.
- Seasons: Late spring to early fall shows boating life at its best. Fall skies and foliage are gorgeous too. Winter can reveal structural detail but is less useful for lifestyle.
Safety, permits, and privacy you must respect
- Drones: Commercial aerial filming requires FAA Part 107 compliance and typical limits include staying under 400 feet and within visual line of sight. Avoid flying over people or moving vehicles without authorization. Review guidance on the FAA UAS site.
- On-water: Follow U.S. Coast Guard navigation rules, keep safe speed and distance, and honor posted no-wake zones. You can review the basics at the USCG Navigation Rules page.
- Shoreline structures: Many docks, piers, and living shorelines in Maryland require permits. Do not claim a structure is permitted unless you have documentation. Learn more about nature-based shoreline stabilization at the Maryland DNR Living Shorelines page.
- Privacy: Get written consent from the seller and any neighbors whose docks or homes will appear in identifiable ways.
- Flood context: Buyers may ask about flood zones. Direct them to the FEMA Flood Map Service Center and advise consulting surveys or elevation certificates.
- Critical Area: The shoreline sits in Maryland’s Critical Area, which has specific environmental rules. For background, see the Maryland Critical Area Commission.
Your pre-production checklist
Use this to keep everyone aligned before filming:
- Seller approvals: Shot list with thumbnails, timing, and any on-screen facts to be shown.
- Technical claims: Depth at dock, pier length, lift specs, shoreline type, and installation dates verified by seller or inspector.
- Permits and claims: Confirm permitting status or agree not to reference it.
- Drone compliance: FAA Part 107 pilot for commercial work; check airspace and any local restrictions.
- Boat and crew: Qualified operator, vessel insurance, life jackets, radios, first aid kit.
- Neighbors: Written consent if their property is featured.
- Scheduling: Tide windows, golden hour timing, and a weather backup date.
- Final signoff: Seller approval before publishing.
Gear and capture tips that elevate your video
- Shoot in 4K and keep a consistent color profile across cameras. ND filters help in bright conditions.
- Mix aerial, on-water, and handheld shots to balance emotion with detail.
- Use slow motion sparingly for dock and water movement that might feel jittery in real time.
- Stabilize the bow camera, and plan safe, steady approach speeds.
Post-production choices that build trust
- Keep annotations short and clear: pier length, slip width, typical draft, and tide state when available and verified.
- Add a subtle north arrow or overlay to orient the viewer.
- Use a clean line graphic to show distance from the dock to the nearest marked channel.
- Label tide state when known. If you used NOAA data, a simple note like “High tide per NOAA” is enough once verified.
- Avoid exaggerated perspective. Let the footage do the convincing.
Anticipate buyer questions in St. Michaels
Prepare to answer these clearly in the listing copy or with captions in the video:
- What is the water depth at the dock at mean high and mean low tide? Use verified measurements.
- Is the lift or slip suitable for my boat size? Show lift type, rating, and slip dimensions if available.
- What shoreline protection is in place and when was it installed? Provide a simple, verified note.
- How long is the run to the marked channel and then to open water? Add estimated boat minutes on-screen.
- Is there nearby public access or a marina? Show the closest options and distance.
- Is the property in a FEMA flood zone? Offer a resource link to the FEMA map and suggest consulting a surveyor or insurer.
Why this approach works in St. Michaels
You are selling a waterfront lifestyle, but buyers also want proof. By combining channel approach visuals, pier specifics, shoreline condition, and real proximity to town, you remove uncertainty and invite qualified showings. That clarity shortens time on market and supports stronger offers.
Ready to market your St. Michaels home with confidence? Debbie’s local knowledge and premium video strategy help you tell the full story, from approach lines to sunset at the dock. Let’s plan your shoot and launch a listing that stands out. Connect with Unknown Company to get started.
FAQs
What should a St. Michaels waterfront video include?
- Show the approach route, dock depth and layout, shoreline protection, and proximity to downtown, plus a few authentic lifestyle moments.
How do I handle drone rules when filming my listing?
- Use an FAA Part 107 pilot for commercial work, stay under typical altitude limits, and follow guidance on the FAA UAS site.
How do tides affect what buyers see at the dock?
- Plan low tide for shoreline structure detail and high tide for dock usability; check timing using NOAA Tides and Currents.
Can I claim my bulkhead or living shoreline is permitted?
What on-water safety rules apply during filming?
- Follow U.S. Coast Guard navigation rules, maintain safe speeds and distances, and honor no-wake zones; see the USCG Navigation Rules page.
How do I address flood zone questions from buyers?
- Provide the listing’s basic context and link to the FEMA Flood Map Service Center while encouraging buyers to consult surveys or insurers for specifics.
