Buying a Home with a Dock in the Florida Keys: What You Need to Know

For many people, owning a home with a dock is a big part of the dream of living in the Florida Keys. Being able to walk out your back door, get on your boat and head out on the water is pretty hard to beat. But when you're shopping for waterfront property here, having a dock doesn't automatically mean the property will work for you and your boat.

Here are a few things I believe every buyer should consider before purchasing a home with a dock in the Florida Keys.

Know Your Water Depth

One of the first things to consider is the depth of the water at the dock and along the route to open water. This is especially important if you have a larger boat or one with a deeper draft. Water depth can also change with the tides, so what you see during one showing may not tell the whole story.

Check Your Access to Open Water

How long will it actually take you to reach the Bay or Ocean? Some homes offer quick, direct access, while others may require navigating longer canals or going around to reach the water you want to fish or cruise. If you're serious about boating, this can make a big difference in how much you enjoy the property.

Bridges Can Be a Deal Breaker

Always check for fixed bridges between the property and open water. Bridge clearance can limit the size and type of boat you can keep at the property. A waterfront home can be beautiful, but if your boat can't get in or out, it's probably not the right waterfront home for you.

Look at More Than the Length of the Dock

A 50-foot dock doesn't necessarily mean you can comfortably keep a 50-foot boat there. Canal width, neighboring docks and boats, setbacks, water depth and the actual configuration of the waterfront can all come into play.

Don't Assume the Dock is Permitted

Permitting is especially important in the Florida Keys. Buyers should verify the permit history of docks, boat lifts and other waterfront improvements rather than assuming everything they see is approved.

Consider the Condition of the Dock and Seawall

Docks and seawalls live in a tough environment. Saltwater, sun, wind and storms can take their toll over time. During your inspections, pay attention to pilings, decking, electrical service, boat lifts and the condition of the seawall.

Repairs or replacement can be expensive, so it's better to understand what you're buying before closing.

Think About How You Actually Boat

This is one of the most important conversations to have before beginning your search. What kind of boat do you have? How big is it? What's the draft? Do you fish offshore, spend your time on the Bay, or simply enjoy cruising and sandbars?

The answers can completely change which properties make sense for you.

The Right Waterfront Property Is About More Than the View

There's nothing quite like waterfront living in the Florida Keys, and having your boat behind your home can be one of the best parts of it. But the right property needs to work both as a home and for the way you plan to enjoy the water.

Taking a little extra time to understand the dock, water depth, access, permits and surrounding waterways before you buy can help make sure that beautiful waterfront home is just as enjoyable after closing as it was the first day you saw it.