Deeded Boat Slips: Burnt Store Marina Buyer Guide

Thinking about keeping your boat just steps from your front door at Burnt Store Marina, but not sure what “deeded boat slip” really means? You are not alone. Listings often blur the lines between deeded, assigned, and leased slips, and that can change your rights, costs, and even financing. In this guide, you will learn the key differences, what to verify in records, and the exact steps to protect your purchase. Let’s dive in.

Deeded vs. assigned vs. leased

Deeded slips

A deeded slip is typically an interest in real property that transfers with your condo or home. It is described in recorded documents, such as a deed, plat, or the condominium declaration. Because it is part of the recorded title, it usually offers stronger security for you and your lender.

Assigned slips

An assigned slip is often an internal allocation by an association or marina. You have exclusive use under the rules, but the association manages assignments and may reassign based on its declaration and policies. This setup may not appear in the county deed records.

Leased slips

A leased slip gives you contractual use for a fixed term. The slip remains owned by the marina, association, or another entity. Leases can expire, may be non-transferable, and often require approvals to assign at sale. Lenders usually treat leases differently than deeded rights.

Why it matters in Burnt Store Marina

• Security and permanence: Deeded rights are generally most secure, assigned rights depend on association rules, and leases are term based.
• Financing and insurance: Lenders often accept deeded slips as part of collateral. Leases may limit loan options or require additional approvals. Insurance needs can vary by slip type and association rules.
• Taxes and fees: Deeded slips may appear as a separate tax parcel or be included in your unit’s assessment. Leased slips carry ongoing lease payments.
• Resale value: Deeded slips usually enhance marketability. Assigned or leased slips can narrow your buyer pool or complicate a sale.
• Use and operations: Boat size, beam, depth, power, water service, and maintenance rules differ by slip type and governing documents.

How slips transfer at closing

Common transfer methods

• Automatic appurtenance: The deed for the residence states the slip transfers “together with” the unit.
• Express conveyance: The slip is separately described in the deed and conveyed in the same closing.
• Limited common element: The condo declaration assigns a specific slip to a specific unit as an exclusive-use element.
• Separate tax parcel: Some slips are distinct parcels on the tax rolls, transferred by deed and taxed separately.

Approvals and parties to expect

• Condo or HOA: Estoppel letters, transfer fees, and any required approvals. The declaration will control whether a slip is permanent or subject to reassignment.
• Marina management: Membership and dock rules, operations, and any separate agreements.
• Lender and title company: Clear status of the slip, recorded evidence for deeded rights, and conditions for any lease or assignment.

Recording and title

Ask for a title commitment that shows the slip interest and any encumbrances, such as liens, easements, or state permits. If the slip is deeded, you should see it in the chain of title or in the condominium declaration. If it is leased or assigned, request the recorded lease or assignment documents, then confirm transferability.

Due-diligence checklist for Burnt Store Marina

A. Review the listing carefully

• Look for clear terms like “deeded boat slip,” “limited common element slip,” “separate deed for slip,” or “separate tax parcel.”
• Flag vague phrases such as “dock access” or “slip available.” Do not assume ownership without recorded proof.

B. Request documents before you write an offer

• Recorded deed for the property and any deed showing the slip.
• Plat or survey that labels the slip location.
• Condominium declaration or master deed, including any exhibit listing slips as limited common elements.
• Association documents: declaration, bylaws, rules, marina policies, any slip lease or assignment agreements, and recent meeting minutes.
• Estoppel letter stating whether the slip transfers, plus all fees due at sale.
• Title commitment showing the slip interest and any recorded state permits or submerged land leases.
• Site plan or survey with depth and channel access if available.
• Any recorded state permits or leases for docks or submerged lands.

C. Confirm details with key parties

• Listing agent or seller: Ask for the page of the deed that references the slip and any prior conveyances.
• Association or manager: Verify whether the slip is an LCE, whether it is permanently tied to the unit, and what fees or restrictions apply.
• Marina operator or dockmaster: Confirm slip number, LOA and beam capacity, depth at mean low tide, utilities, lift details, guest slip policies, fuel and pump-out access, and storm procedures.
• Title company: Request a focused review of the slip’s recorded chain of title and any state submerged land permissions.
• Lender: Ask whether the slip status is acceptable for your loan.

D. Verify at inspection and in records

• Exact description: Slip number, length and beam limits, lift inclusion, and whether the slip is tied to the unit or owned separately.
• Recorded instrument: Deed language or condominium exhibit that identifies the slip.
• Transfer fees: Association transfer, any marina reassignment fee, initiation or documentation charges.
• Taxes and assessments: Whether the slip appears on tax rolls, and any outstanding special assessments.
• Insurance and liability: Who insures the docks, what liability coverage you must carry, and any proof needed by the association.
• Maintenance responsibility: Pilings, decking, pedestals, dredging, and channel upkeep.
• Restrictions: Boat type, rental rules, storage of fuel, and maintenance limits.
• Term and expiration: For leased slips, confirm the term, renewal options, and transferability.

How to read MLS language

• “Deeded slip”: Intended to convey with the property. Always confirm with recorded documents.
• “LCE” or “Limited Common Element”: Exclusive use under the condo declaration, governed by association rules. Confirm whether assignment is permanent.
• “Assigned slip”: May be revocable or subject to reassignment. Verify authority and rules.
• “Slip included” vs. “slip available”: “Included” implies conveyance, “available” can mean current allocation or a lease option. Verify in records.
• “Separate tax parcel” or “separately taxed”: Likely a distinct parcel. Check the property appraiser and recorded deeds.

Contract and negotiation tips

• Make value adjustments: Deeded slips usually command a premium, while leased or assigned slips may reduce value or marketability.
• Lock in financing early: Confirm lender policy on leased or assigned slips before you commit.
• Use precise contingencies: Add contingencies for confirming deeded status or transferability, clear title, acceptable insurance, and lender approval.
• Match closing documents to promises: Ensure the deed or condo exhibit you sign clearly transfers the slip. Ask for title insurance coverage that includes the slip interest.

Inspection and operations checklist

• Physical condition: Pilings, decking, hardware, fenders, cleats, and any visible damage.
• Lift and utilities: Lift operation, electrical pedestal voltage and amperage, water service, and breaker conditions.
• Dimensions and depth: Verify fit for your LOA and beam, as well as depth at mean low tide.
• Facility rules: Fueling, pump-out, maintenance, storm plans, and guest usage.
• Ongoing costs: HOA or marina dues, dock maintenance shares, dredging reserves, and any separate slip assessments.

Local records and rules to know

• County property appraiser and clerk of court: Recorded deeds, plats, condominium declarations, leases, and parcel data.
• Association or management: Declarations, rules, estoppel letter, minutes, and policies.
• Marina management: Operational standards, slip specs, and membership requirements.
• State environmental or submerged lands agency: Permits or leases that authorize docks over state-owned submerged lands.
• Title company or local real estate attorney: Title search and interpretation of recorded instruments.
• Florida statutes for condominiums and HOAs: Florida Statutes chapter 718 and chapter 720, if applicable.

Smart timeline for buyers

1. Pre-offer: Review the MLS wording, request the deed page or condo exhibit for the slip, and talk with your lender about slip type.
2. Offer stage: Include contingencies that confirm slip ownership, transferability, and acceptable insurance.
3. Escrow: Order title work that traces the slip interest, request the association estoppel letter, and pull any state permits.
4. Inspections: Confirm slip dimensions, depth, lift function, and utilities. Review maintenance responsibilities and rules.
5. Final approval: Verify closing documents mirror what was promised, including the specific slip number and recorded reference.
6. Closing: Record the deed or confirm the limited common element assignment, and update insurance per association requirements.

Submerged lands and permits, explained

In many coastal states, the state owns the submerged lands under the marina. Docks and pilings are often authorized by state permits or leases. This state permission does not determine whether you own the slip rights. Deeded rights typically come from recorded real property instruments tied to the unit or condominium regime. Always check for any required ongoing compliance with state permits.

Bottom line

Do not take the word “deeded” at face value. Verify it in recorded documents, confirm it in the title commitment, and back it up with the condo declaration or deed language. With the right paper trail and a clean transfer, a deeded slip at Burnt Store Marina can enhance both your boating lifestyle and your resale value.

If you want a second set of eyes on a specific listing or documents, our local team is here to help you compare your options and move forward with confidence. Reach out to Jennifer & Philip Taberski to review your slip status, due-diligence plan, and next steps.

FAQs

What is a deeded boat slip and why is it preferred?

• A deeded slip is recorded real property that usually transfers with your unit or home, offering stronger security, better financing acceptance, and improved resale value.

How do assigned slips at a marina differ from ownership?

• Assigned slips provide exclusive use under association rules but can be reallocated per the declaration, since they are managed by the association, not owned outright.

What should I verify if the MLS says “deeded slip”?

• Ask for the recorded deed or condo declaration that references the slip, plus a title commitment confirming the slip interest and any encumbrances.

Will my deeded slip appear on a separate tax bill?

• Sometimes, since some deeded slips are separate tax parcels while others are included in the unit assessment, so check the property appraiser records.

Can an association take back a deeded slip at Burnt Store Marina?

• Generally no if the slip is conveyed in recorded deed language without reassignment rights, but always review the declaration and recorded instruments.

Do I need a separate survey or map for the slip?

• It helps, and some closings or lenders require it; at minimum get a title commitment and request an exhibit that labels the slip and location.

How do state submerged land permits affect my slip rights?

• State permissions authorize dock structures over state-owned submerged lands and require compliance, but they do not by themselves determine who owns the slip rights.