BreakThru Realty

How to Sell a Waterfront Home in South Florida

Reviewed by Tyson E. Sam, Founder and Broker of Record, BreakThru Realty, Florida License 3565210

The Short Answer

A South Florida waterfront home is priced on the water as much as the house: how deep it is at low tide, whether a fixed bridge stands between the dock and the ocean, the length of the dock and the condition of the seawall. Document those facts before you list, alongside the flood zone and insurance history, because waterfront buyers decide on them and their inspectors will check every one.

Selling at $1 Million or More? Waterfront Positioning Review

The same written strategy, built on the details buyers price differently on the water: dockage, bridge clearance, depth, seawall, orientation, flood zone and insurance.

  • Comparable sales chosen for the water, not just the street: canal, river, Intracoastal or ocean, fixed bridges or open access, dock length and depth
  • A physical due-diligence checklist for the seawall, dock, lift, elevation certificate and insurance that a buyer's inspector and insurer will work through
  • Photography and video positioning that shows the water, the access and the view from each room, because that is what the buyer is paying for

It does not promise: a seawall or dock certification; an insurance quote; an engineering opinion. Request the review on the $1M+ home page.

What Boaters Pay For

Two canal homes of the same size can be far apart in value because one has no fixed bridges to the inlet and the other has a 12-foot clearance that rules out most sport-fishing boats. Buyers want the depth at mean low water, the width of the canal, the distance and time to the inlet or the Intracoastal, the dock length, the lift capacity and the largest boat the dock has held. Put them in the listing; a buyer who has to guess will guess low.

The Seawall and the Dock

The seawall is often the most expensive thing a buyer's inspector looks at, and several South Florida cities now set minimum seawall heights for rebuilding. Have it inspected, keep any repair or cap work documented, and gather the permits for the dock, the lift and the seawall. Unpermitted marine work can surface in a buyer's permit search and slow the sale.

Flood Zone, Elevation and Insurance

Waterfront buyers will ask for the flood zone, an elevation certificate and what flood insurance costs. A National Flood Insurance Program policy can often be assigned to the buyer, which can help when its rate is favorable. Florida now also requires a written flood disclosure in most residential sales, covering what the seller knows about past flood claims and flood damage; confirm the current form with your agent or attorney.

Marketing to the Right Buyers

Aerial photography and video that show the water, the route to the ocean and the view from the dock do more for a waterfront listing than any description. BreakThru lists waterfront homes with the boating facts in the listing itself and markets them to buyers searching by dock, bridges and water access, the way our waterfront, dock and no-fixed-bridge search pages are organised.

Pricing Waterfront

Waterfront comparables have to match on the water first: ocean access, bridges, depth and frontage, then the house. That often means fewer true comparables and a wider range, which is why the pricing conversation should show you the sales behind the number.

Your Waterfront Buyer May Already Be Working With Us

BreakThru Realty works with buyers searching for waterfront homes with ocean access, no fixed bridges, deep water, private docks and Intracoastal frontage. Boaters know the vessel they need to keep behind the house, and they tell us. If you own a waterfront home, a broker can compare its frontage, dock and route to the ocean with those requirements and discuss a potential buyer match before you list.

BreakThru Realty works with hundreds of prequalified buyers searching for properties. Before you list, a broker reviews what you own, the market around it and whether an existing buyer's requirements match. If none does, you see how we would position it to reach other qualified buyers.

Find Out If We Have Your Buyer

A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.

Talk It Through With a Broker

Every sale is its own set of numbers. Request a free valuation built from the closed sales that match your home, or read the market figures for your county on BreakThru Realty Research.

How do I sell a waterfront home: Questions

How do I sell a waterfront property?
A South Florida waterfront home is priced on the water as much as the house: how deep it is at low tide, whether a fixed bridge stands between the dock and the ocean, the length of the dock and the condition of the seawall. Document those facts before you list, alongside the flood zone and insurance history, because waterfront buyers decide on them and their inspectors will check every one.
Does a fixed bridge really change the price?
For boating buyers, often a great deal: a bridge limits the height of the boat that can reach the ocean. Homes with no fixed bridges to the inlet usually command a premium over similar homes behind a low bridge in the same city.
Should I repair the seawall before I sell?
If it is failing, a buyer will price in more than the repair costs, and some lenders and insurers will balk. If it is sound but aging, an inspection report and a contractor's estimate let the buyer price it accurately. We help you decide which applies.
What does the Florida flood disclosure cover?
In general terms, whether the seller has filed flood insurance claims or received federal flood assistance for the property and what the seller knows about flooding. Your agent provides the current form, and your attorney can confirm what it requires.

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