Do you want to step from your elevator to your dock, cast off, and be on Biscayne Bay in minutes? If you own a boat or plan to, Miami Beach offers a select set of condos that make waterfront living truly turnkey. You know the lifestyle you want, but the details around slips, rules, and costs can feel complex. In this guide, you’ll learn the types of marina access, what to verify, how to compare options, and a simple scoring system you can use to create your own buyer’s shortlist. Let’s dive in.
What “marina access” means
Not all marina setups are the same, and the structure affects convenience, cost, and resale.
On-site condo marina
These are slips controlled by the condominium or a condominium-owned marina. You get the closest access and often a unified set of rules. Some communities treat slips as limited common elements tied to units.
Adjacent private marina
Here, a private marina abuts the property and offers residents preferential access or membership. You may see assigned, leased, or waitlist-based slips. Verify terms and fees before relying on availability.
Off-site partnerships
Some condos arrange reserved slips at nearby marinas. This can be a workable alternative if on-site capacity is limited, but review lease terms and renewal risk.
Deeded vs assigned vs leased
- Deeded slip: Recorded in county records and transfers with your unit. Highest convenience and strong resale appeal.
- Assigned/license slip: Allocated by the association. It may be revocable or non-transferable on sale.
- Leased slip: A rental arrangement with a separate marina. Availability depends on lease terms and renewals.
What to verify first
Before you fall in love with the view, confirm the essentials that determine real-world usability.
Slip specs and utilities
Check the maximum LOA, beam, and draft your slip allows. Note whether docks are floating or fixed and if slips are covered or open. Confirm shore power capacity (30A or 50A), potable water, lighting, security, and whether fuel and pumpout are available.
Legal and HOA rules
Review the condo declaration, bylaws, and rules for boat-use policies, transferability of slips, and size or type limits. Confirm whether slips are deeded, limited common elements, or governed by a license. Look for any language that restricts commercial use or liveaboard activity.
Costs and insurance
Budget for dock fees in addition to regular HOA dues. Ask for recent budgets and reserve studies to see if dock rebuilds, dredging, or other capital work could trigger special assessments. Confirm marine liability insurance requirements and deductibles for waterfront exposure.
Navigation and access
Evaluate your route to Biscayne Bay and the Atlantic. Consider bridge or causeway clearance, channel depth, local idle zones, and seasonal conditions. Transit time matters if you plan frequent outings or larger vessels.
Services and security
Turnkey living often depends on on-site marina management, concierge-level coordination, clear guest protocols, and robust security like gated dock access and cameras. If you plan to store gear or a tender, confirm storage options.
Miami Beach access factors
In Miami Beach, your daily boating experience depends on how quickly you can reach open water and what stands in the way. Bridges and fixed clearances can influence your vessel choice. Channel depth varies with silting and tides, and local speed zones can lengthen transit times. If you are considering a sailboat or a yacht with a tall profile, height clearance is as important as LOA and draft. Ask about dredging history, recent maintenance, and any upcoming projects that could improve or disrupt access.
A buyer’s shortlist template
Use this criteria-led template to compare condos consistently. For each property you consider, capture:
- Building name and address
- Slip access type: deeded, assigned, leased, waitlist, or off-site
- Slip capacity and attributes: max LOA, beam, draft, covered or open
- Utilities and services: shore power (30A/50A), water, fuel, pumpout
- Marina management or concierge: yes/no
- Transferability and title status: deed reference, recorded easement
- Dock fees and typical annual marina charges
- Special assessments or pending dredging: yes/no
- Distance/time to open water: qualitative estimate
- Boat size limits or restrictions in condo documents
- Hurricane and storm policy: owner vs association actions
- Security and access: gated marina, CCTV, key fob
- On-site amenities relevant to turnkey living
- Resale considerations: deeded slip impact, title complexity
- Notes and red flags: expiring leases, shared use, limited utilities
Scoring your options
Weight the items that matter most to you and score each property to rank your top contenders.
- Slip ownership/security: 25%
- Slip dimensions and water access: 20%
- Utilities and marina services: 15%
- Transferability and title clarity: 15%
- Costs and potential assessments: 15%
- Amenities and security: 10%
Add the weighted scores to create a ranked shortlist you can refine after site visits and document review.
Smart due diligence steps
Protect your time and capital with a clear process before you write an offer.
Gather core documents
Request the condo declaration, bylaws, and rules to confirm how slips are created and governed. Obtain any dock deeds, recorded plats, slip licenses, and marina operating agreements. Review HOA budgets, reserve studies, and recent meeting minutes for dock and dredging plans.
Verify in the field
Use current satellite or aerial imagery to confirm dock placement and approach routes. Visit the marina to inspect utilities, pumpout stations, security, and signage. Speak with the marina or association manager to confirm slip ownership type, transfer policy, and current wait times.
Confirm costs and capacity
Ask for recent slip invoices to validate fee ranges and any special charges. If you own a larger vessel, schedule a marine surveyor to measure slip dimensions, depth at mean low water, and piling conditions. Confirm available shore power capacity for your boat’s electrical needs.
Plan for storms
Review hurricane protocols, including owner responsibilities, haul-out options, relocation plans, and any association requirements. Ensure your marine insurance aligns with the association’s standards.
Three buyer scenarios
Use these scenarios to align property choices with your boating style.
Weekend boater, 30–40 ft center console
Prioritize assigned or deeded wet slips with 30A or 50A power, nearby fuel, and fast access to Biscayne Bay. Look for on-site management and a clear storm plan.
Yacht owner, 60–80 ft motor yacht
Focus on marinas with appropriate LOA, beam, and draft capacity, robust shore power, and security. Verify bridge clearances, channel depth, and any condo rules on maximum vessel sizes.
Seasonal owner, smaller boat or tender
Consider communities with flexible assigned slips or off-site partnerships and strong concierge services. Dry storage or lifts may reduce maintenance and cost if available.
Your next steps
- Define your must-haves: slip type, LOA capacity, utilities, and transit time to open water.
- Build a shortlist using the template and weights above.
- Collect documents and conduct site visits with a marina or association manager.
- Verify costs, reserves, and any planned dock or dredging work.
- Engage a marine surveyor for technical checks if your vessel is near size limits.
Work with a trusted advisor
Finding the right Miami Beach condo with reliable marina access takes local knowledge, document fluency, and hands-on verification. If you want a curated, verified shortlist and a smooth path from offer to closing, connect with a seasoned, finance-savvy advisor who navigates these details every day. To discuss your goals and receive a private shortlist tailored to your vessel and lifestyle, reach out to Lydia Eskenazi.
FAQs
How to confirm a deeded slip
- A deeded slip appears in county records or in the condominium plat and unit deed as a limited common element or separate parcel. Confirm with a title search and the condo declaration.
Assigned vs leased slips explained
- Assigned slips are controlled by the association and may be revocable or non-transferable on sale. Leased slips are rentals and can expire or change on renewal. Deeded slips offer the most title security.
Maximum yacht size in condo marinas
- It depends on dock dimensions, depth, and association rules. Always verify maximum LOA and beam in both the documents and at the dock before committing.
Expectation of marina assessments
- Yes, docks and dredging are capital items. Review reserve studies, budgets, and meeting minutes for planned projects and potential special assessments.
Typical ongoing marina costs
- Plan for slip fees, shore power usage, insurance requirements, and periodic maintenance or assessments. If a separate club operates the marina, there may be membership or transfer fees.
Hurricane season protocols
- Associations and marinas have written plans for relocation, haul-out, or leave-in-place strategies. Responsibilities vary, so review the policy and align your insurance coverage accordingly.
