Property types
Marina and Boatyard appraisals in Connecticut
We appraise marinas, boatyards and dry-stack storage on Long Island Sound, the Connecticut River and the state's lakes. Our clients include lenders, buyers, owners, estates and partners.
What drives marina value
Slips, moorings and storage
How many slips, moorings, rack spaces and winter storage spots a marina has, and whether they are permitted.
Water depth
How deep the water is at low tide and how easy it is to reach open water. Both decide which boats a marina can serve.
Land on shore
Parking, storage yards, service buildings and room to haul boats are always in short supply on the waterfront.
Real estate versus business
We separate the real estate from the business, the equipment and any boat sales or service work.
Why marinas are different
A marina earns money in several ways at once. There are slip and mooring fees, winter storage, hauling and launching, repair work, fuel sales, and sometimes a ship store or restaurant. Most of that income comes in during a short season.
We start by sorting out what belongs to the real estate and what belongs to the business. A lender or buyer needs to know whether the value includes the travel lift, the service business or the boat sales operation. Then we value the property based on what it earns, and we check that against sales of other marinas.
Permits matter
In Connecticut, the water and the land under it below the high tide line belong to the public. Docks, floats, pilings, bulkheads and dredging all need approval from the state, and often from the Army Corps of Engineers as well.
The state rarely approves new dredging and reviews new docks closely. That makes the slips a marina already has hard to replace. We look at the permit history and the dredging record, and we check that the docks match what was approved. A marina with fully permitted slips is usually worth more than one with gaps in its paperwork.
Storms, bulkheads and upkeep
Most shoreline marinas are in flood zones and take the worst of coastal storms. Bulkheads, seawalls, pilings and docks are expensive to repair or replace, and their condition has a real effect on value. We also note any fuel tanks or boat maintenance work that could raise environmental questions.
River and lake marinas
Marinas on the Connecticut River and on lakes deal with different conditions than marinas on the Sound. River current, silt and water levels all play a part. We look at the local boating market, the nearby competition and how long the season runs.
Where we do this work
We appraise marinas and boatyards along the shoreline, the Connecticut River and the larger lakes, including in these towns:
What to send us
- Slip, mooring and storage rent roll, with current rates
- Three years of operating statements
- State and Army Corps permits, and dredging records
- A survey showing the high tide line
- A list of major equipment, such as travel lifts and forklifts
- Any environmental reports
Common questions about marina and boatyard appraisals
Can you value the real estate without the marina business?
Yes. Most lenders and buyers need that. We separate the real estate from the business, the equipment and any boat sales or service work.
How do you handle moorings?
Moorings are usually assigned by the town harbor master and often do not transfer with the property. We look closely at what a buyer would actually get.
Do permits affect value?
Yes. Permitted slips and docks are hard to replace in Connecticut. Structures without permits can lower the value or lead to costly fixes.
Do you appraise boatyards and dry-stack storage?
Yes, including boatyards with service buildings, indoor rack storage and winter storage yards.
Who does the appraisal?
A partner of Baldi Valuation inspects every property and signs every report. The firm is led by Michael Baldi, MAI, AI-GRS.
Need a commercial appraisal?
Tell us about the property and what the appraisal is for. We will respond with a fee and a delivery date, usually within one business day.
