Sellers
Selling a Waterfront Home in Long Beach
I live on Naples Island. Docks, flood insurance and coastal rules come up with every waterfront buyer. Let's get ahead of them.
I'm a real estate broker, not an attorney, engineer or insurance agent. Dock and coastal questions go to the City of Long Beach and the Coastal Commission. Flood insurance questions go to a licensed insurance agent.
Docks
On the water, the dock is part of what buyers are paying for. They'll ask what condition it's in, what's permitted, and whether they can keep a boat there. Have the answers before the first showing.
On Naples, the city permit to keep a boat moored in front of a waterfront home is the Seawall Permit. It's in the property owner's name and doesn't transfer, so the buyer needs their own. Call the city's Marine Bureau early to ask how and when to apply. Other waterfront areas may have different rules. Any dock work needs a city construction permit first, and work without one can bring a $1,000 fine. The Marine Bureau handles new-ownership questions.
Dock checklist
- Find the permits for your dock and any past dock work
- Pull your Seawall Permit and the boat lengths it covers
- Have the dock inspected: pilings, deck boards, gangway, cleats
- Test dock power, water and lights
- Note any boat lift and its condition
- Gather repair receipts and the contractor's name for past dock work
- Know your boundaries: boats must stay within the pierhead and property lines
- Give the buyer the Marine Bureau contact for their new permit
Flood insurance
Waterfront buyers will ask what flood insurance costs, and their lender may require it. A surprise quote in escrow can sink a deal. Get the facts first so the buyer knows what to expect.
Flood checklist
- Look up your FEMA flood zone (it also appears on the Natural Hazard Disclosure)
- Find your current flood policy and what you pay each year
- Find your elevation certificate, if you have one. If not, ask a surveyor about getting one
- Ask your insurance agent whether your current policy can transfer to the buyer
- List any past flood, high tide or water intrusion events and repairs (you'll need to disclose them)
- Gather records of drainage, sump pump or flood vent work
- Ask a licensed insurance agent for a sample quote for buyers
Coastal rules
Much of waterfront Long Beach is in the California coastal zone. Past work on the home may have needed a coastal permit, and buyers who plan to remodel will want to know what's possible. On Naples, the seawalls belong to the city, which is repairing them in phases. Buyers will ask whether work is planned on your canal and how it affects docks. If your home has its own seawall or bulkhead, buyers will want its condition and repair history.
Coastal checklist
- Gather building permits for every addition, remodel and patio
- Find any coastal development permits for past work
- Note anything built without a permit (we'll talk about how to handle it)
- Know who owns and maintains the seawall in front of your home
- Check the city's seawall project pages for your street
- Note easements, public walkways or access paths near the home
- Pull any HOA or community rules for docks, boats and exterior changes
Your waterfront prep package
Put it all in one folder before you list: permits, dock inspection, Seawall Permit, flood zone and policy, elevation certificate, repair receipts and coastal permits. Buyers and their agents trust a seller who's organized.
Frequently asked questions
Does my boat slip or dock permit transfer to the buyer?
On Naples, the city's Seawall Permit doesn't transfer. The buyer applies for their own. Call the Marine Bureau with questions about new ownership.
Will buyers need flood insurance?
It depends on the flood zone and the lender. Know your zone and current policy cost so buyers aren't surprised.
Do I need to fix my dock before selling?
Not always. An inspection tells you what's needed. Then we decide together: repair it, offer a credit, or price it in.
Can a buyer add a second story or a new dock?
Maybe. It depends on city zoning and coastal rules. Buyers should check with the city before they count on it.
Do you only sell waterfront homes?
No. I live on Naples Island and know the water well, but I help buyers and sellers all over Long Beach.
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