The purchase process for a floating home is significantly different from a land home — here's what to expect.
Sausalito houseboats and floating homes for sale are listed on the MLS through licensed agents, and on the portals that pull from it. This site is a community resource and does not list homes. Paul and Roman Bergeron handle transactions through Paul Bergeron Real Estate — call Paul at (415) 332-7539 or Roman at (415) 789-5278 to hear what is available, including homes that trade quietly. Read more: Sausalito houseboats and floating homes for sale.
Very few. As of the 4 September 2026 market report, 9 homes were listed and unsold across roughly 420 berths, and 14 had closed that year against a ten-year average of 10 by that point. The long-run average is about 17 sales a year, so inventory is thin and turnover is slow.
So far in 2026, closed sales have ranged from $620,000 to $2,900,000, with a median of $1,125,000. The mid-market range — a well-maintained 1–2 bedroom floating home on an established dock — runs roughly $700,000–$1.4 million. Monthly slip fees of $800–$2,500 are paid separately to the marina. See our full market data page for dock-by-dock price breakdowns.
Plan for 20–40 days from accepted offer to close. Slip lease transfer and title review add some complexity versus a conventional sale. Having financing pre-arranged and a specialist agent is the best way to avoid delays. Read more: Buying Timeline.
When you buy most Sausalito floating homes, you own the personal property, the houseboat, but lease the slip from the marina. The slip lease governs your right to stay — its term, monthly cost, renewal rights, subletting provisions, and termination conditions are as important as the price of the houseboat. Read more: Slip Lease Guide.
Before any purchase, get and read the complete current slip lease agreement in full, including the current fee schedule and any pending special assessments. Key things to check: subletting rules, pet policies, exterior modification rules, and termination conditions. Read more: Slip Lease Guide.
Short-term rentals (under 30 days) are almost universally prohibited in Sausalito's floating home communities by slip lease terms and city regulations. Enforcement is real — dock neighbors notice and report violations. Fines and slip termination are possible consequences. Long-term rentals (30+ days) are more commonly permitted but subject to dock-specific rules. Read more: Rental Rules Guide.
A houseboat has its own propulsion and can move under its own power. A floating home is a residential structure on a floating hull with no propulsion — it stays in a fixed slip permanently. In Sausalito, virtually all dock residences are floating homes. The distinction matters because it affects financing, insurance, and title treatment. Read more: Houseboat vs. Floating Home.
Many Sausalito floating homes are sold before formal listing through community relationships. The most effective approach is to work with Paul and Roman Bergeron, who have direct relationships on every dock and hear about homes before they appear on MLS. Call (415) 332-7539.
Financing a Floating Home
Conventional mortgages don't apply — here's who to talk to.
There are two lenders who actively finance Sausalito floating homes: Bank of Marin and a credit union represented by Paul Bergeron (NMLS #399152). Please reach out directly to Paul and/or Bank of Marin to explore your options.
Inspections
Understanding what's below the waterline is critical. These questions cover the most important due diligence topic in any floating home purchase.
Covers inspection of super structure and mechanical systems.
Concrete hulls are reinforced with steel rebar and typically 5-8 feet tall with 6-8 inch thick walls. They last for decades and have several ways to be repaired.
Major red flags: hull cracks, corrosion, delaminating, or structural compromise on concrete hulls. Failing bilge pumps and any evidence of water intrusion into living spaces from below. Minor findings are normal and negotiable. Major findings require careful cost analysis.
Sausalito's Floating Home Docks
Where you buy is as important as what you buy.
There are around 420 floating homes in Sausalito's Richardson Bay. No new slips have been permitted by the BCDC in decades, and no new large-scale floating home communities are expected. This is the most important supply constraint in the market — it is why prices have appreciated strongly over the long run.
Liberty Dock, Yellow Ferry Harbor, and well-positioned slips at Issaquah Dock offer some of the widest and most open Bay views. South Forty Dock's southern position provides sweeping views toward Angel Island and the East Bay hills. Gate 6½ has excellent views of Mount Tamalpais. View quality varies significantly even within a single dock depending on slip position and orientation.
Waldo Point Harbor is one of Sausalito's largest floating home communities, spanning Gate 5 and Gate 6. It is historically significant as the site of some of the most dramatic moments of the houseboat wars and home to some of the most architecturally unusual floating homes in the Bay Area. Waldo Point has a strong countercultural heritage and remains one of the more affordable dock communities.
Life on the Docks
What it's actually like to live on a Sausalito houseboat or floating home.
Life on Sausalito's houseboats revolves around the water: mornings start with wildlife right outside your window — herons, seals, pelicans — and the community is close-knit in a way land neighborhoods rarely are, since everyone shares docks, gangways, and views. The trade-offs are real too: parking is a hike from most homes, the docks move underfoot, and there's more upkeep than a land home. Most residents say the adjustment period is a few weeks, and after that the daily experience of living on the water becomes the whole point. Read more: What's It Like Living on a Houseboat in Sausalito?
The Golden Gate Ferry runs from Sausalito to the Ferry Building in San Francisco in approximately 30 minutes — one of the most scenic commutes in the world. Ferry regulars almost universally describe it as the best part of their day. Driving via the Golden Gate Bridge takes 20–35 minutes off-peak, longer in rush hour. Read more: The SF Commute.
Most Sausalito floating home communities allow pets, but policies vary by dock. Some docks have no size restrictions; others limit pet size or number, or have breed restrictions. Dogs must typically be leashed on dock gangways. Always verify the specific dock's current pet policy before purchase — this is a material issue for pet owners.
Many families successfully raise children on Sausalito's docks. Water safety is the primary consideration — children must learn to swim early, and safety equipment should be installed. The dock community provides a natural social network for families. Children who grow up on the docks often describe it as one of the defining experiences of their childhoods. Read more: Families on the Docks.
Floating homes connect to shore power (120V/240V at 50–100 amps) via a marine electrical connection at the slip. Fresh water comes through a dock water connection — water is included in your berth rent. Sewer connects to the municipal system via a dock fitting.
Richardson Bay is a wildlife sanctuary. Residents regularly see harbor seals, great blue herons, snowy egrets, brown pelicans, cormorants, osprey, and various shorebirds from their decks. Sea lions occasionally visit. The bay supports a diverse fish population. Wildlife proximity — often within 10–20 feet — is one of the most consistently mentioned pleasures of liveaboard life in Sausalito.
Owning a Floating Home
Maintenance, taxes, and the ongoing realities of liveaboard ownership.
Maintenance is similar to a coastal home. Rust happens and can be dealt with — regular upkeep of the hull, general repairs, and a reserve for larger items keeps a floating home in good shape.
Property taxes on Sausalito floating homes are typically lower than equivalent land homes because the home is assessed as personal property with a lower assessed value than real property at the same price. Consult a tax professional familiar with California floating home taxation for your specific situation.
Yes, but it's more complex than land home renovation. Permits involve the County of Marin. Weight distribution is a key constraint — every material choice affects how the home floats. Contractor logistics are complex since materials must come down the dock gangway. Work with an architect or contractor experienced in Bay Area floating home construction. Read more: Renovation Guide.
Historically, yes — Sausalito floating homes have appreciated substantially due to a structural supply constraint (no new slips permitted). Homes from the 1990s have in many cases 4–6x in value. However, they carry unique risks: higher maintenance costs, specialized financing, and the slip lease structure. They are better long-term holds than short-term flips, and best for buyers who genuinely want to live there. See our full Market Report for the data.
Working with Paul & Roman Bergeron
Who they are, what they do, and how to reach them.
Paul Bergeron is a licensed California real estate broker (DRE #01356345) and NMLS-licensed mortgage advisor (#399152) who has been on Sausalito's floating home docks since 1985. He has personally owned 20+ floating homes, renovated and built on multiple homes, and brokered 50+ floating home transactions. Read more: Paul's Story.
Roman Bergeron is a licensed California real estate agent (DRE #02439924) and Paul's son. He grew up on the Sausalito docks and joined his father's practice after earning his license. Roman went to Claremont McKenna College and majored in Economics, and now uses that degree to analyze the market and help buyers and sellers alike. Floating homes are his specialty, but he also represents buyers and sellers across the broader Bay Area real estate market — including recently representing the buyer in an $8.6 million multifamily purchase in San Francisco's Marina District.