The purchase process for a floating home is significantly different from a land home — here's what to expect.
Prices range from approximately $400,000 for older entry-level vessels to $3 million or more for large premium homes on top docks. 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 $1,200–$2,500 are paid separately to the marina. See our full market data page for dock-by-dock price breakdowns.
Plan for 60–90 days from accepted offer to close — significantly longer than the 30-day timeline for conventional residential sales. The marine survey process takes 2–3 weeks. Marine and portfolio lender approval takes 30–45 days. Slip lease transfer and title review add further complexity. 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 vessel (personal property) but lease the slip from the marina or dock authority. 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 vessel. A short remaining lease term or unfavorable termination clause is a material risk. Read more: Slip Lease Guide.
A marine survey is the floating home equivalent of a home inspection — and it is non-optional. A certified marine surveyor evaluates the hull, bilge system, electrical systems (to ABYC standards), through-hulls, and plumbing. A survey costs $1,000–$3,000 in-water. If the surveyor recommends a haul-out, add $2,000–$5,000. Survey findings are used to negotiate price reductions or seller repairs. Read more: Marine Survey Guide.
Before any purchase, get and read: the complete current CC&Rs, dock association meeting minutes from the past two years, the current fee schedule, and any pending special assessments. Key things to check: liveaboard requirements (must you live full-time aboard?), subletting rules, pet policies, exterior modification rules, and termination conditions. Read more: HOA Rules Guide.
Short-term rentals (under 30 days) are almost universally prohibited in Sausalito's floating home communities by dock association rules 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 how floating home financing actually works.
No. Fannie Mae and Freddie Mac conforming loans do not apply to floating homes. You must use a marine lender, portfolio lender, or chattel loan. Down payments are typically 20–30%. Interest rates run slightly higher than conventional mortgage rates. Read more: Financing Guide.
Marine lenders specialize in vessel financing and have developed specific programs for floating homes. They understand hull types, slip leases, and the unique title structure of floating home ownership. They require a NADA appraisal, a clean marine survey, a long-term slip lease, and standard credit documentation. Paul Bergeron (NMLS #399152) can provide introductions to qualified marine lenders.
Portfolio lenders are banks or credit unions that hold loans on their own books rather than selling them to Fannie Mae or Freddie Mac. Because they aren't constrained by secondary market underwriting standards, they have flexibility to lend on floating homes. Several Bay Area credit unions and community banks have active floating home lending programs with competitive rates.
A chattel loan is secured by personal property (the vessel) rather than real estate. Chattel loans are an option for buyers who can't qualify for marine or portfolio mortgages, or for lower-priced homes. They typically carry higher interest rates and shorter terms than marine or portfolio loans and are generally used as a last resort.
Most marine and portfolio lenders require 20–30% down. Some lenders require more for older vessels or non-standard hull types. Cash buyers always have an advantage — sellers strongly prefer cash when they have a choice, and cash buyers often have negotiating leverage that financed buyers don't.
Paul Bergeron's NMLS license number is #399152. His California DRE license is #01356345. Roman Bergeron's DRE license is #02439924. Paul's NMLS license allows him to provide financing guidance as part of his buyer representation service.
Marine Survey & Hull Types
Understanding what's below the waterline is critical. These questions cover the most important due diligence topic in any floating home purchase.
A marine survey covers: hull condition (cracks, corrosion, osmotic blistering), bilge system (pumps, float switches, water management), through-hulls and seacocks (fittings that penetrate the hull), electrical system (ABYC compliance, grounding, circuit protection), plumbing (freshwater, wastewater, sewer connection), and dock connections (lines, cleats, attachment). Some surveyors also evaluate the living structure above the hull.
Concrete hull (ferro-cement) floating homes are built on a steel armature wrapped in wire mesh and coated in Portland cement. They are the most common hull type in Sausalito's floating home stock. A well-maintained concrete hull is extremely durable — resisting corrosion and lasting 50+ years. The main vulnerability is cracking from impact or improper past repair. Read more: Hull Types Guide.
Steel hull floating homes are built on a welded steel hull. Steel is very strong and repairable, but requires ongoing corrosion management — zinc anodes, regular recoating, and periodic haul-out inspections. A neglected steel hull can develop serious structural compromise not visible from inside. Haul-out inspection is strongly recommended before purchasing any steel-hull floating home.
A haul-out inspection lifts the floating home from the water using a crane or travel lift so the surveyor can examine the hull below the waterline. Particularly important for steel-hull homes. Cost is $2,000–$5,000 in addition to the survey fee. Lenders often require haul-outs for steel-hull homes. The cost is paid by the buyer and is money well spent.
Major red flags: hull cracks or delamination on concrete hulls; active corrosion or structural compromise on steel hulls; non-ABYC electrical systems (a safety and insurance issue); failing bilge pumps or float switches; corroded or stuck seacocks; 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.
Approximately 300 permitted floating home slips exist 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.
For first-time buyers, Paul and Roman often recommend Gate 6½ or Kappas Marina. Gate 6½ offers authentic dock culture at more accessible price points. Kappas Marina provides professional management that reduces the learning curve of dock infrastructure. Both have active communities that welcome new liveaboards.
Liberty Dock is Sausalito's smallest and most intimate floating home community — just a handful of homes with exceptional Bay views and a waiting list that never quite goes to zero. The scale creates a level of community closeness that larger docks can't replicate. When a home becomes available here, it generates serious competition. Read more: Liberty Dock Profile.
Waldo Point Harbor is one of Sausalito's largest floating home communities, located on Gate 5 Road. 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. Read more: Gate 5 & Waldo Point Guide.
Life on the Docks
What it's actually like to live on a Sausalito floating home.
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. Sewer connects to the municipal system via a dock fitting. Utility costs are similar to a comparably sized land apartment — roughly $300–$600/month for electricity, water, and sewer combined.
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
Insurance, maintenance, taxes, and the ongoing realities of liveaboard ownership.
Standard homeowner's insurance does not cover floating homes. You need a specialized liveaboard or floating home policy from carriers like Markel, NBOA, or Lloyd's of London syndicates. A typical policy covers hull, dwelling, personal property, liability, and loss of use. Annual premiums typically run $3,000–$6,000 depending on vessel age, hull type, and replacement value. Read more: Insurance Guide.
Floating homes cost more to maintain than equivalent land homes — figure $5,000–$13,000 per year in maintenance for a well-maintained mid-market home, covering hull maintenance, general repairs, and a reserve for larger items. Steel hull homes run higher due to corrosion management requirements. Major unexpected items (hull work, electrical upgrades) can cost $15,000–$40,000+ when they arise.
Property taxes on Sausalito floating homes are typically lower than equivalent land homes because the vessel is often assessed as personal property with a lower assessed value than real property at the same price. The specific tax treatment depends on how title is held and how Marin County assesses the property. 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 City of Sausalito and potentially the BCDC for exterior changes. Weight distribution is a key constraint — every material choice affects how the vessel 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. Read more: Investment Analysis 2026.
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 vessels, and brokered 50+ floating home transactions. He is widely recognized as Sausalito's most experienced floating home specialist. Read more: Paul's Story.
Roman Bergeron is a licensed California real estate agent (DRE #02439924) and Paul's son. He grew up visiting the Sausalito docks and joined his father's practice after earning his license. Roman brings expertise in digital marketing and social media to the business — his content on Instagram and TikTok has introduced thousands of buyers to the Sausalito floating home market.