Miami Condos With Private Boat Slips 2026: 11 South Florida Towers

By Gerardo Gonzalez, Licensed Real Estate Agent at Compass · September 25, 2026 · Last verified September 25, 2026

A boat slip is the one Miami condo amenity that cannot be added later. A developer can enlarge a gym, re-skin a lobby, or hire a better chef. Nobody adds submerged land to a finished building. That is why I keep a running list of which South Florida towers actually deliver water access to owners, and why the list is short. Most of the towers that sell a water view sit behind a seawall and a road. If you want to walk from the elevator to your boat, you are choosing from roughly a dozen buildings across three counties, and the honest first step is how Miami pre-construction contracts actually work before you fall in love with a rendering.

What follows is a compiled table, not a marketing list. Every slip count below comes from a named published source, and where a project announces a marina without publishing a count, I say so rather than estimating. Guessing a slip number is the fastest way to mislead a buyer who is sizing a 60-foot boat.

The Table: South Florida New-Construction Condos With Resident Marinas in 2026

Eleven projects, three counties. The slip count column is blank where the developer has announced a marina but not a number, which is the majority of them.

Two entries carry the weight. Pier Sixty-Six has 164 slips and 5,000 linear feet of dockage for vessels up to 400 feet, per Florida YIMBY, with Phase 2 adding 339 residences across four 23-story towers on the same 32-acre campus. The Ritz-Carlton Residences in North Bay Village program a 42-slip private marina alongside two 43-story towers and 364 condos, according to The Real Deal.

Why the Slip Count Matters More Than the Residence Count

"The question I ask first is not how big the marina is, it is how many residences share it. Forty-two slips across 364 condos is not a boating building, it is a building with a waitlist."Gerardo Gonzalez, Licensed Real Estate Agent at Compass

Run the ratio and the picture changes. Icon Beach Waterfront Residences is a 38-story tower at 3724 South Ocean Drive with 350 residences and a 32-slip private marina. That is one slip for roughly every 11 homes. The Ritz-Carlton project in North Bay Village pairs 42 slips with 364 condos, close to one in nine. Nobody is buying a slip by default in either building.

My advice to buyers on this is blunt: if the marina is why you are buying, get the slip in writing on the same day you reserve the residence. I have watched buyers assume a slip came attached because the sales gallery had a dock model on the table. The residence contract and the slip allocation are different instruments, and the second one is usually governed by the condominium documents rather than the purchase agreement. Ask which one controls before the deposit clears.

The supply argument is the durable one. South Florida keeps delivering towers, but wet-slip capacity is effectively fixed by submerged-land leases, dredge permits and environmental review. Every new waterfront building adds households competing for a slip inventory that barely moves. That is why a marina in the building has held value through cycles that flattened other amenities, and it is the same scarcity logic behind waterfront Brickell pricing.

Where the Water Actually Takes You

A slip is only as useful as the route out. Pier Sixty-Six sits two miles from Port Everglades on deep water, which is why it can take a 400-foot vessel at all. Rosewood Residences Hillsboro Beach carries 600 linear feet of Intracoastal frontage with a private marina between the ocean side and the waterway, and residents reach the Atlantic through the Hillsboro Inlet. Baccarat Residences Brickell sits at the mouth of the Miami River, which is genuine open-water access in a submarket where nearly every other tower is separated from the bay by a road and a seawall.

Fixed bridges are the constraint nobody puts in a brochure. On the Intracoastal, your air draft is capped by the lowest bridge between your slip and the inlet, and that number does not care how long your slip is. Before a client commits to a North Bay Village or Edgewater slip, I have them run the actual route on a chart, bridge by bridge. It takes twenty minutes and it has changed two purchase decisions I was involved in.

The Three Documents That Decide Whether the Marina Is Real

A rendering with docks in it is not a permitted marina. Before a deposit, I ask for three things, and a developer who has the marina will produce all three without friction.

• The submerged-land lease or marina permit. Florida submerged land is state-owned. If the project does not hold the lease or permit, the docks in the rendering are an intention, not an asset.
• The slip allocation language in the condominium documents. This tells you whether slips are deeded, assigned, leased annually, or pooled by the association. It also tells you whether a slip can be sold separately from the residence later.
• A depth or dredge survey. Draft is the number that decides whether your specific boat fits. A slip rated for length can still be too shallow at low tide for a deep-keel vessel.

The same discipline applies to the monthly number. A marina is an operating asset, and its maintenance, dockmaster staffing, insurance and storm preparation land in the association budget. When I underwrite a waterfront building for a buyer, I model the marina line separately, the same way I model the full carrying cost of a Miami luxury condo, because a 42-slip marina spread across 364 units is a very different monthly figure than the same marina spread across 70.

Gerardo's Take: Who Should Pay the Slip Premium

The slip is worth it if you already own the boat, you run it more than a few weekends a year, and your alternative is a South Florida marina waitlist. In that case an in-building slip removes a recurring problem and you are buying convenience you will actually use. It is also worth it if you are buying in a building where the marina is genuinely scarce for the submarket, which is the Baccarat and St. Regis case in Brickell, where most towers cannot offer water access at any price.

Skip it if you are buying the idea of boating rather than the boat. The slip premium is paid twice, once at purchase and again every month in maintenance, and an unused slip is the most expensive empty parking space in Florida. Buy the water view instead and rent a slip nearby when you want one. I would rather a client spend that premium on a higher floor or a better line than on a dock they visit twice a year.

The one thing I would not do is treat "marina" in a brochure as a verified fact. Eleven projects on the list above announce one. Four publish a slip count. That gap is the whole story, and it is why this page cites a named source for every number in the table rather than a developer sales sheet.

Frequently Asked Questions

Which South Florida condos have private boat slips in 2026?

Eleven new-construction South Florida condominiums include a resident marina or boat slips as of September 2026. Published slip counts run from 19 at Waldorf Astoria Residences Pompano Beach to 164 at Pier Sixty-Six in Fort Lauderdale. The rest, including Baccarat Residences Brickell, St. Regis Residences Miami and Olara in West Palm Beach, announce marina access without publishing a count.

How many slips does the Pier Sixty-Six marina have?

The Pier Sixty-Six marina has 164 slips across 5,000 linear feet of dockage and accommodates vessels up to 400 feet, according to Florida YIMBY. Phase 2 adds 339 residences in four 23-story towers on the same 32-acre waterfront campus, two miles from Port Everglades, so the marina serves the resort and the residential buildings together.

Does a boat slip come with the condo or is it bought separately?

Treat it as separate until the documents say otherwise. Some South Florida projects sell slips as a deeded or assigned purchase, some lease them annually, and some hand the marina to the association to allocate among owners. The slip allocation sits in the condominium documents rather than the residence purchase agreement, so read that exhibit before your deposit clears.

What vessel length can a Miami condo boat slip take?

The waterway decides, not the building. Pier Sixty-Six takes vessels up to 400 feet because it sits on deep water near Port Everglades. Intracoastal and Miami River slips are generally sized for center-consoles and mid-size yachts, and a fixed bridge between your slip and the inlet caps air draft no matter how long the slip is.

How do I verify a marina before putting a deposit down in 2026?

Ask for the submerged-land lease or marina permit, the slip allocation rules in the condominium documents, and a depth or dredge survey. Florida submerged land is state-owned, so a project without the lease has an intention rather than an asset. If the marina is the reason you are buying, it has to appear in the recorded documents and not only in the brochure.

Is a boat slip worth the premium on a Miami condo?

It is worth it when you already own the boat and your alternative is a marina waitlist. South Florida wet-slip supply is close to fixed while towers keep delivering, so an in-building slip removes a recurring hunt. If you do not own a boat, buy the water view instead, because the slip premium is paid at purchase and again every month in maintenance.

Related Articles

• Pier Sixty-Six Phase 2: Four Towers on a 32-Acre Marina Campus
• Ritz-Carlton Residences North Bay Village: Launch and 42-Slip Marina
• Icon Beach Waterfront Residences Hollywood
• North Bay Village Luxury Condos: Neighborhood Guide

Explore All 15 Miami Pre-Construction Projects for 2026 →

Slip counts and project details verified September 2026 against the linked published sources. This article is for informational purposes only and does not constitute financial or investment advice.

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