Miami-Dade Marine Market
2,636
Residential coastal candidates
4,128
Residential Class I links
242
Marine facility source rows
Not yet
Complete physical-slip census
Ownership Breakdown
Capacity by Locality
Data Sources Integrated
Property Appraiser234 facility folios + 2,636 residential
DERM Class I911 unique commercial · 4,128 residential links
FWC Clean Marina22 certified
FWC Boat Ramps59 ramps
Sunbiz Corporations15 canonical identities
MOP 2024 baseline246 facilities · 15,288 spaces
Active Market
Active Listings—
Relist Watch2 signals
Catalyst Events2 events
Capacity Divergences4 flagged
Restricted Markets2 identified
Top Tax-Roll Owners by Capacity
| Name | City | Wet | Dry | Owner | Type | Permits |
|---|
Ownership Intelligence
Owner Class
Resolution Status
Sunbiz Entity Resolution
| Tax-Roll Owner | Sunbiz Type | Doc # | Principals | Intelligence |
|---|
Facilities Requiring Review
| Name | Owner | Tax Interest | Status | Review Reason |
|---|
Listings nominate opportunities. WATERLINE validation is shown separately and never upgrades a listing claim into a deeded, exclusive, or rentable right without supporting records.
Market & Capacity Signals
1Select Listing
2Financing Structure
3Revenue Assumptions
Break-Even Analysis
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Net Monthly
—
Net Yield
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Payoff (yrs)
—
Cash-on-Cash
Monthly Revenue
Monthly Carry Costs
All Tracked Slip Listings
| Listing | Ask | Size | Condo | Net Mo. | Yield | Payoff |
|---|
Residential Waterfront
2,636 PA-classified residential coastal candidates. Class I history confirms tidal/coastal work; it does not automatically prove a current dock, a specific berth, or a transferable rental right.
Evidence is kept in layers: parcel → coastal permit → physical dock evidence → unit/slip right → monetization right.
| Address | Area | Evidence | Class I | Latest | Lot (sf) | Year |
|---|
Opportunity Framework
PierShare-verified rates · conditionally viable plays · offshore-reviewed assumptions
Evidence Ladder
| Level | Meaning | Still unresolved |
|---|---|---|
| L0 · Listing claim | Discovery only | Physical dock, assignment, rental right |
| L1 · Facility confirmed | MOP / marina GIS supports docking infrastructure | Specific unit/slip right |
| L2 · Class I backed | Coastal permit history on facility/parcel | Exact berth geometry/current configuration |
| L3 · Configuration confirmed | Plans, permit scope or direct structure evidence | Transferable unit right |
| L4 · Unit right confirmed | Recorded/association documents tie unit to berth | Third-party rental permission |
| L5 · Monetization confirmed | Rules + applicable law support intended use | Future economics |
Verified Residential Dock Comps (PierShare · Active Listings)
| Location | Rate | Access | Details |
|---|---|---|---|
| Coral Gables Canal | $39.00/ft | Canal · fixed bridges | 30A/50A power, 7-10ft draft, restricted clearance |
| Miami Beach Bay | $31.20/ft | Bay · no fixed bridges | Deep-water intracoastal, accommodates 90ft+ vessels |
| North Miami Beach | $50.10/ft | Canal · deep draft | 75ft footprint, Aventura corridor premium |
Source: PierShare peer-to-peer platform, active residential listings as of Aug 2026. These are private homeowner docks on single-family properties, not marina rates.
Play A · Asset-Light Dock Management (Zero Capital)
Model
Manage homeowner docks on 25% revenue share. Handle tenant screening, scheduling, insurance, and maintenance coordination. Homeowner gets passive income without the friction.
Startup ($9K)
Marine GL Insurance$3,500
LLC + Legal$2,300
Platform + Marketing$3,200
| Phase | Docks | Rate | Gross/mo | Net/mo | Net/yr |
|---|---|---|---|---|---|
| Phase 1 (Mo 1-6) | 8 | $25 | $4,800 | $473 | $5,676 |
| Phase 2 (Mo 7-12) | 15 | $32 | $16,384 | $3,224 | $38,690 |
| Phase 3 (Year 2) | 40 | $34 | $33,792 | $7,359 | $88,303 |
| Phase 4 (Year 3+) | 75 | $36 | $65,280 | $14,837 | $178,044 |
Assumptions: 80% occupancy, 25% management fee, $667/mo fixed overhead. Conservative $25/ft Phase 1 rate (below all PierShare comps).
Play B · Slip Ownership P&L (Current Rate Environment)
| Tier | Ask | Size | Rate | Gross/mo | Carry/mo | Net/mo | 5yr Equity |
|---|---|---|---|---|---|---|---|
| T1 · Entry Slip (cash) | $175K | 26ft | $30 | $663 | $796 | −$133 | $203K |
| T2 · Mid Slip (cash) | $296K | 30ft | $35 | $893 | $1,163 | −$271 | $343K |
| T3 · Premium Slip (cash) | $425K | 40ft | $42 | $1,428 | $1,661 | −$233 | $493K |
| T4 · SFR Canal (cash) | $650K | 35ft | $35 | $1,041 | $2,635 | −$1,594 | $754K |
Most ownership scenarios are cash-flow negative at current rates, though select condo-marina slips with low HOA fees can achieve positive NOI on an all-cash basis (e.g. Mystic Pointe: $199K ask, $1,350/mo rent, $493/mo condo fees). Leveraged SFR scenarios are significantly worse. Selective acquisition is viable; blanket ownership is not. Conv. 30yr @ 6.65%, 85% occupancy, FL waterfront insurance $1.8-18K/yr, property tax ~2%.
Play C · Hybrid Ladder (Management Cash to Selective Acquisition)
Start asset-light (Play A). Save 70% of net income. After 3 years of management at scale, accumulated savings reach ~$136K, enough for 20% down on a $680K condo-marina slip (all-cash or conventional). Management income offsets carry cost. Low initial capital, not zero capital.
| Period | Docks | Avg Rate | Net/mo | Saved/mo | Cumulative |
|---|---|---|---|---|---|
| Q1-Q2 | 8 | $30 | $701 | $491 | $2,944 |
| Q3-Q4 | 15 | $32 | $2,069 | $1,448 | $11,634 |
| Y2 H1 | 25 | $34 | $4,178 | $2,925 | $29,182 |
| Y2 H2 | 35 | $35 | $6,316 | $4,421 | $55,707 |
| Year 3 | 50 | $36 | $9,593 | $6,715 | $136,288 |
Legal & Regulatory Framework
State Exemption
FL Statute 403.813: residential docks under 1,000 sq ft are exempt from State DEP permitting. However, legal monetizability of residential docks is the #1 unresolved risk. RU-1 zoning in unincorporated Miami-Dade permits "noncommercial boat piers or slips," creating ambiguity around rental. Each municipality must be validated independently. This is the gating question before scale.
Tax, Insurance & Zoning
Florida imposes 6% sales tax + county surtax on boat-dock rentals. An agent collecting rent must register with FL DOR and remit. Insurance requires 4 layers: homeowner policy (must allow commercial use), boater liability, corporate GL, and contractual indemnification. Coral Gables, Miami Beach, and unincorporated MDC each have different zoning rules. Pre-audit required per property and per municipality.
Optics is a scenario tool, not a valuation or lender quote. PierShare rates are peer-to-peer listing asks, not closed transaction data. Financing, occupancy, tax, insurance and utility assumptions must be replaced with deal-specific inputs before underwriting. All ownership P&L assumes current rate environment (Aug 2026).
Operational Pipeline
Intelligence-first approach: validate legal framework, prove demand with 3 paying docks, then scale
Stage 1 · Entity & Legal Foundation (Weeks 1-3)
Formation
01Axiom Data Group LLC (existing FL LLC, registered agent in place)
02EIN + business bank account (if not already established)
03Operating agreement (management fee structure, liability)
04Miami-Dade business tax receipt (BTR)
Insurance & Legal
05Marine General Liability policy ($1M/$2M occurrence/aggregate)
06Dock management agreement template (attorney-reviewed)
07Tenant slip license agreement template
08FL 403.813 compliance memo (sub-1000sqft residential exemption)
Budget: ~$4,800 (LLC $150 + insurance $3,500 + legal $1,150)
Stage 2 · Market Prep & Homeowner Acquisition (Weeks 3-6)
Target Corridors
Tier 1: Coral Gables Waterway
Canal-front SFRs, fixed bridges, $39/ft comp rate
Tier 2: Miami Beach / Indian Creek
Bay-access, no fixed bridges, $31/ft comp rate
Tier 3: North Miami / Aventura
Deep-draft canal, premium vessels, $50/ft comp rate
Homeowner Pitch
Homeowner pain point
Homeowners hate policing tenants, scheduling access, arguing with captains over maintenance. PierShare listings confirm this: heavy restrictions, frustrated language.
The offer
You manage the tenant, handle scheduling, carry the insurance, run the pre-audit for code compliance. They collect 75% of gross with no operational involvement.
Acquisition Channels
01PierShare outreach. Contact existing listers directly
02WATERLINE residential data. Target Class I permit holders with idle docks (542-722 est.)
03Direct mail to waterfront SFR owners in target corridors
04Marine service provider referrals (captains, detailers, fuel docks)
Budget: ~$3,200 (platform fees $1,200 + marketing/signage $2,000)
Stage 3 · Property Onboarding & Tenant Matching (Weeks 6-12)
Per-Property Onboarding Checklist
PREMunicipal zoning pre-audit (transect zone, vessel count limits, setbacks)
PREVisual buffer compliance check (6ft fence rule where applicable)
PREDock condition inspection: draft depth, power (30A/50A), cleats, fenders
PREPhoto documentation + measurement (LOA, beam, draft limits)
OPSExecute dock management agreement (25% rev share, 12-mo term)
OPSList on PierShare/Dockwa + direct channels
OPSSet access schedule (no early AM/late PM, based on PierShare friction data)
OPSMaintenance protocol: no tenant-initiated work, you coordinate all service
Revenue Per Dock (Phase 1)
Gross (30ft × $30/ft × 80%)$720/mo
Homeowner share (75%)−$540
Your gross (25%)$180/mo
Overhead allocation (/8 docks)−$83
Net per dock$97/mo
Tenant Profile
Primary: boat owners without a home dock (condo/apartment residents, seasonal visitors)
Secondary: marina waitlist overflow (Dinner Key, Crandon, Haulover all have multi-year waitlists)
Premium: large vessel owners who need deep-draft residential berths (90ft+ at bay-access homes)
Stage 4 · Scale & Ownership Transition (Year 2-3)
Scaling Milestones
M68 docks under management, $473/mo net, model validated
M1210-15 docks across 2+ municipalities, proving repeatable unit economics
Y240 docks across 2-3 corridors, $7,359/mo net, $55K accumulated savings
Y350-75 docks, $136K+ saved → first slip purchase (20% down on ~$680K)
Y3+Management income + slip sublease income services debt. Portfolio compounds.
Competitive Position
Insurance barrier: Marine GL is expensive and specialized. Most homeowners lack coverage. You provide it.
Compliance pre-audit: municipal zoning is fragmented (Gables vs Beach vs unincorporated). You've already mapped it.
Tenant management: the friction PierShare listings reveal (no maintenance, no late access, no third-party mechanics). You handle it so they do not have to.
WATERLINE data: 2,636 residential candidates with permit histories, evidence tiers, and idle-dock estimates. No competitor has this intelligence layer.
Next Actions
Validate legal monetizability across 3+ municipalities. Secure 3 paying docks in 120 days to prove unit economics. Scale management to 10-15 docks while building the compliance and insurance framework. Use management income to fund selective acquisition of positive-NOI condo-marina slips. The WATERLINE intelligence layer (2,636 residential candidates, permit history, idle-dock estimates) provides targeting precision unavailable elsewhere in this market. Offshore review rating: Play A (management) 7/10 conditionally viable, Play C (hybrid) 8/10 conditionally viable. Key gating risk: RU-1 zoning interpretation for residential dock rental.