The canal is the product.
Depth at mean low water, width for maneuvering, and clearance of any bridges between your dock and open water. Also: is the seawall/dock in good shape, or are you buying a project?
If you're bringing a larger or fixed-height boat, the bridge between your canal and open water is a hard constraint. We measure before offer — not at closing.
Elevation certificate, building age, hurricane protection, roof type, and proximity to open water all move the annual premium by thousands. We coordinate binding during diligence.
Some canals and neighborhoods came through Irma better than others. Seawall condition, elevation, and hardening matter for both insurance and long-term value.
Waterfront FAQ
- What's the difference between oceanfront, bayfront, and canal-front?
- Oceanfront is Atlantic-side direct access — dramatic but more exposed. Bayfront is Gulf-side — calmer water, sunsets, and typically thinner sandy bottom. Canal-front gives you protected dockage and easy boat-out access, but you need to verify canal depth and bridge clearance to open water.
- How do I check canal depth?
- Ask us to pull the subdivision survey and talk to neighbors who actually run their boats out. Published depths can be off, and storm events shift the bottom.
- What's a reasonable flood insurance quote in the Keys?
- Highly property-specific. NFIP Risk Rating 2.0 changed the math, and newer elevated homes are priced very differently than older ground-level ones. Use the Keys Ownership Cost tool as a starting point, then get a real quote during diligence.
- Can I build a new dock?
- Sometimes. Dockage is constrained by Army Corps, Florida DEP, and local permitting. What's grandfathered on existing properties often can't be re-built exactly the same way. We do this diligence pre-offer on every waterfront client.
Talk to Gracie
Writing an offer on a waterfront home?
Before you sign, let Gracie walk you through the checklist. It costs nothing and can save six figures.