I managed a condominium marina in the
Florida Keys for 10 years and learned a lot about what Florida will and will not allow. There are several things to consider when contemplating
buying a canal lot for the purposes of boat use. First off, understand that
live aboard boaters are not looked upon favorably by many people in Florida. There a wide spread assumption that they do not pay
taxes, they dump raw sewage in the water, they are a bunch of drunks or drug users, etc., etc., etc., i.e., "boat bums". Because of this, many municipalities make it as difficult as possible to be a
live aboard.
Florida does not allow you to live aboard a boat on man-made residential waterways/canals. And, neighbors are quick to blow the whistle with local authorities if they think you're living on the boat because they're just sure you are dumping sewage into "their" canal. Facts don't matter... Sure, you could store your boat at a
dock on your canal lot as long as you're not
living aboard. But if you're thinking about using the land, consider that any "structures" must meet the building codes of the local municipality as well as the Corps of Engineers if it involves the water (docks and bulk heads). These codes seem to get more strict with every
hurricane and every push by environmentalists. In addition to construction cost, consider items like site development, amount of land required to remain permeable vs non-permeable, a requirement for utilities, sewage disposal, storm water run-off management, bulk heads & docks (permits are getting harder to get), etc., as well as structures being required to meet Miami-Dade windstorm
certification. The $$$ start to mount up, as do the
maintenance costs. That inexpensive place to keep a boat and maybe have a
storage shed starts to run into big bucks! It may be cheaper to buy a small waterfront home with a
dock that can accommodate your boat.
Another option is to investigate established
marinas where slips are owned in condominium form of
ownership. These
marinas likely have already complied with the local municipality rules and
regulations (make sure to ask before buying), generally have
electric, water and pump out at each slip, have a place for garbage disposal,
laundry facilities, etc. A slip there may cost a little more up front than finding a vacant canal lot somewhere, but it may end up being less expensive and a safer investment in the long run.
Regarding the beam of a cat, a good
rule of thumb, absent written local or Corps of Engineers
regulations, is that the center 50% of the canal width must be left open for vessel
navigation. In many residential canals, a wide beam
catamaran at a dock would encroach into the navigable right of way, and again, neighbors WILL blow the whistle.
Just some stuff to think about. There may be places where you can get away with
buying a lot and leaving your boat there, but just because you can do it now doesn't mean the rules won't be enforced and/or changed in the future.