The majority of our waterfront condo inventory in South Florida is located on the beach. The ocean views are lovely, but where do you put your boat? Marinas and dry dockage are a couple options, but they are very expensive and not always the most convenient. The best real estate deal for boaters in South Florida is finding a condo or townhouse with a a boat slip. This isn’t as easy as it sounds, especially if you have a boat over 35 feet, but its worth the effort if you have a waterfront specialist helping you.
There are thousands of condo buildings in South Florida, but only a small percentage of them have dockage available for their owners. The city of Fort Lauderdale (a.k.a. Venice of America) has the most options, with over 100 buildings that maintain on-site marinas. These buildings range in size from 4 condos or townhomes to over 200 units, with prices ranging from $200,000 to over $5 million. Most buildings can accommodate boats up to 35 feet. If you have a larger vessel then you’ll have to be patient and make sure you have an experienced agent on your team.
Condos offering dockage are located throughout our waterfront communities on the Intracoastal Waterway, as well as the hundreds of connected rivers and canals. Some condos provide easy and quick ocean access, while others may take up to an hour to reach the closest inlet. Marina facilities are drastically different from one building to the next, and every association has different rules and fees. For example, some associations allow boat lifts, but most do not. Some associations have assigned or deeded slips, while others offer slips for lease.
How much does dockage cost?
Your cost to dock your boat at your condo will depend on the type of ownership and/or association rules. There are 3 scenarios for docking at a condo or townhouse.
- Deeded dock slip – The dockage is usually is included with the condo or is purchased separately from an owner within the association. These are rare, but desirable if you decide you want to sell your slip. The cost of the slip is negotiable with the owner or included in the price of the condo.
- Assigned dock slip (no deed) – The dockage is included with the condo or townhouse. This is a more common scenario that gives the owner “exclusive right to use” an assigned slip. These slips are usually assigned to a unit and cannot be sold. However, they can be traded between owners sometimes depending on the association rules.
- Leased dock slip – This is the most common scenario where the owner leases a slip from the association. There may be a limited number of slips and sometimes there is a waiting list to get a slip. Slips are usually leased on a monthly basis, based on the boat length or measured LOA. Lease rates are typically very reasonable ranging from $1.50/foot to $10.00/foot, per month. This is an amazing deal considering local marinas and yacht clubs charge anywhere from $20 to $80/foot.
Watch this short video for an explanation from Rich Barnhart on the different types of condo dockage
The bottom line is there are numerous options from boat owners who want to purchase a condo in South Florida. However, locating the right condo for you and your boat is not so easy. Make sure you have a local agent who understands the nuances of condos with marinas. We have assembled a comprehensive database of condos with boat slips, including association rules, allowable boat lengths and fees. Start by browsing our database of condos with boat slips or find a local waterfront expert to assist with your search.
