Tips for Buying a Waterfront Home in Miami

If you are buying a luxury home in Miami, there is a high probability it comes with prime waterfront access. 

Part of the reason buyers come to the Magic City is to live the ultimate waterfront lifestyle. Homebuyers can choose from oceanfront, bayfront, and even riverfront properties, with many offering private docks or small beaches to enjoy. 

But buying a waterfront home usually requires a few extra steps to ensure the property is protected and follows environmental regulations. To help buyers navigate the process, the team at Prevu Real Estate assembled a quick guide for buying a waterfront home in Miami. 

Location

As the saying goes: "location, location, location!" When purchasing waterfront property in Miami, you must consider where the house is and what it can access. 

Some buyers want a direct route to the ocean, while others prefer the waters of Biscayne Bay. Folks who purchase a waterfront home off the Little River near Belle Meade can expect a bit of traffic in and out of the area because of other boaters and rules around wake limits. 

If you buy a luxury home on one of the Venetian Islands, you get prime access to the Government Cut and the deeper waters of the Atlantic Ocean, along with excellent access to the rest of Biscayne Bay.

Permits

Unlike buying a regular home, scooping up waterfront property in Miami likely means jumping through a few extra hoops. 

From seawall construction to putting pilings in for a dock, waterfront construction usually requires homeowners to acquire approval and permits from Miami-Dade County. Even building a small beach or making dock modifications can become a headache if you do not get the proper permits. 

A potential nightmare scenario is finding an ideal waterfront home only to discover its private dock is not in line with regulations. Lenders may not want to finance such a home, and insurance companies are likely to decline coverage as well. 

Make sure you get an inspector well-versed in waterfront homes, as they can give you an honest opinion on the state of the home’s construction. 

Docks and boat access

Current and aspiring boat owners will want to consider the size of the boat and search for a home with an adequate dock and storage space . As such, it may change which Miami neighborhoods you search to find a waterfront home

A waterfront property in Belle Meade might not fit a large yacht the same way a villa in Key Biscayne could. Research the regulations and guidelines for docks and boat access in your chosen location. Bayfront, riverfront, and oceanfront properties have different considerations, from water depth to environmental restrictions. 

You also want to think about what kind of boating you like. If you're a deep-sea angler, you may desire a home closer to the Government Cut to get those prime spots. 

If you prefer paddling or jet skiing, a house on Normandy Isles might suit you just fine for adventures in Biscayne Bay.

Environmental risks

Beyond picking a location that matches your waterfront goals, you also want to consider environmental factors. 

Living in a flood zone comes with clear-cut risks and many insurance companies may refuse to insure homes that are not built up to code for disasters. Research past disasters and flood zones before searching for homes in those areas. 

When you do find a home you like, you will want to ensure the seawall is in good condition, that the dock is well-built and not falling apart, and that the entrance to the home is on the second floor rather than ground level (for that extra peace of mind). 

Lastly, you want to make sure the house elevation is high enough from the sea level. Otherwise, insurance firms might decline coverage. 

Differences from buying a non-waterfront home

Before making an offer on a waterfront home, you want to understand the unique maintenance and insurance considerations of a waterfront home. 

Start by researching the area's water levels and shoreline changes, as rising water levels are a concern. Due to the tidal nature of Miami's coastal homes, waterfront properties may require specialized insurance coverage, such as flood or windstorm insurance. 

If your home sits at sea level and the sea wall needs to be higher, an insurance company may not back your offer on the house depending on your lender’s insurance requirements. 

Maintenance and upkeep of a waterfront home

If you buy a waterfront house, you must be ready for the upkeep due to exposure to saltwater, humidity, and potential erosion. 

As you look at properties, consider the costs and responsibilities of maintaining a waterfront home. This includes routine maintenance, dock repairs, and ongoing landscaping. This may mean replacing tired deck boards, and plugging any cracks or other failures in the seawall. 

Failure to maintain a dock or seawall can lead to catastrophic failures that cost thousands of dollars to fix. If you let a crack in the seawall grow, it can lead to flooding an erosion of your property. This can lead to damaging the foundation of the home or ruining the foundations of a dock. 

A broken dock is a huge liability. If you have damaged piles and a boat is tied up, you could potentially damage or lose the vessel. A person could also hurt themselves walking on rotted boards, leading to unneeded legal headaches. 

Miami neighborhoods with waterfront homes

Being on the water is a way of life in Miami, so you can expect many neighborhoods to have waterfront access. If a community only has a handful of homes with a dock, chances are there is a marina to keep your vessel nearby. 

As you search for homes, consider what your favorite activities on the water are. If you like easy kayak paddles or are an avid jet ski rider, you may want a home in the protected shores of Biscayne Bay. If you are looking for a home base to launch deep sea angling expeditions out of, then a home on Key Biscayne or something closer to the Government Cut might be the way to go. 

Popular waterfront neighborhoods in Miami

• Key Biscayne

• North Bay Village 

• Morningside 

• Gables-by-the-Sea 

• Bayshore 

• La Gorce