Price ranges, transaction volume, dock-by-dock comparisons, and appreciation history — compiled by Paul and Roman Bergeron from 40+ years on the docks.
Data reflects Sausalito floating home transactions and listings as of August 2026, based on Paul and Roman Bergeron's direct market knowledge and transaction experience.
Why the market is thin: There are only approximately 300 permitted floating home slips in Richardson Bay. No new slips can be permitted under Bay Conservation and Development Commission (BCDC) regulations. At any given time, only 5–15 homes are actively listed. This structural scarcity is the primary driver of long-term appreciation.
Price ranges are approximate and reflect 2025–2026 market conditions. Actual values depend heavily on hull condition, slip quality, home size, and recent improvements.
| Community | Entry Range | Mid-Market | Top of Range | Slip Fee/Mo | Market Tier |
|---|---|---|---|---|---|
| Liberty Dock | $700K–$900K | $900K–$1.4M | $1.5M–$2.5M | $1,400–$1,900 | Premium |
| Yellow Ferry Harbor | $650K–$850K | $850K–$1.5M | $1.5M–$2.8M | $1,500–$2,200 | Premium |
| Gate 6½ | $350K–$600K | $600K–$1.1M | $1.2M–$2.0M | $1,200–$1,700 | Mid-Market |
| Gate 5 / Waldo Point | $300K–$550K | $550K–$1.0M | $1.1M–$1.8M | $1,100–$1,600 | Mid-Market |
| Issaquah Dock | $400K–$700K | $700K–$1.2M | $1.3M–$2.0M | $1,300–$1,800 | Mid-Market |
| Kappas Marina | $400K–$700K | $700K–$1.2M | $1.3M–$2.0M | $1,500–$2,500 | Mid-Market |
| South Forty Dock | $350K–$600K | $600K–$1.0M | $1.0M–$1.6M | $1,100–$1,600 | Value |
| Commodore Dock | $300K–$550K | $550K–$1.0M | $1.0M–$1.5M | $1,100–$1,600 | Value |
| Mission Creek / A Dock | $275K–$500K | $500K–$900K | $900K–$1.4M | $1,000–$1,500 | Value |
Source: Paul Bergeron Real Estate market knowledge, MLS data, and direct transaction experience (2024–2026). These are ranges, not guarantees — individual home values depend on specific condition, size, and slip terms.
Under $500,000 — Entry-level fixer: Older vessels, often on steel or early concrete hulls, typically 300–600 sq ft of living space, needing cosmetic or moderate structural updating. May require hull work within 3–5 years. Best for buyers comfortable with project homes and the floating home maintenance learning curve. Financing can be more difficult at this tier — some lenders have minimum loan amounts that make low-priced floating homes harder to finance.
$500,000–$850,000 — Solid mid-market: Well-maintained concrete or steel hull homes, 600–900 sq ft, on established docks with good community culture. May have updated kitchens and baths but still carry deferred maintenance in mechanical systems. Widest range of buyers at this tier. Most common price band for first-time floating home buyers with conventional financial profiles.
$850,000–$1.4 million — Updated and move-in: Recently renovated homes with modern kitchens, updated electrical (ABYC-compliant), new flooring and fixtures. Typically 800–1,200 sq ft with good natural light and usable deck space. Many have been substantially rebuilt on the original hull. Buyers at this tier expect the feel of a well-designed home that happens to float.
$1.4 million–$3 million+ — Premium: Architecturally designed or custom-built floating homes on the best slips — premium Bay views, wide decks, 1,200–2,000+ sq ft, high-end finishes throughout. Some have been fully reconstructed on new hulls. These homes attract buyers from the broader luxury Marin County market who want an exceptional waterfront residence. Very limited inventory; can go months without a sale at this tier.
Long-term price trajectory based on Paul Bergeron's 40+ years of direct market participation and transaction records.
Floating home ownership has costs beyond the purchase price that land home buyers don't encounter. Here's a realistic full picture for a $900,000 floating home:
| Cost Item | Estimated Annual | Notes |
|---|---|---|
| Slip fee | $18,000–$30,000 | $1,500–$2,500/month; varies by dock |
| Marine insurance | $3,000–$6,000 | Specialized liveaboard policy; higher than land home insurance |
| Hull maintenance | $1,500–$5,000 | Anode replacement, hull inspection, anti-fouling coatings (steel hulls) |
| General maintenance | $3,000–$8,000 | Higher than equivalent land home due to marine environment |
| Dock association dues | $600–$2,400 | Varies; some docks include in slip fee |
| Utilities (water, sewer, electric) | $3,600–$7,200 | Shore power cost depends on usage and season |
| Financing (at $900K, 25% down, ~7%) | ~$56,000 | Marine lender 30yr equivalent; rate varies by lender and profile |
| Property tax | $7,000–$12,000 | Assessed as personal property in many cases; lower than equivalent land home |
Total annual cost of ownership for a $900,000 floating home is typically $90,000–$130,000, inclusive of financing. Compare this to a land home in Marin County at the same price point, where property taxes alone would be similar but slip fees, hull maintenance, and marine insurance are replaced by HOA dues and standard homeowner's insurance.
| Factor | Sausalito Floating Home | Marin County Land Home |
|---|---|---|
| Median price (comparable size) | $900K–$1.1M | $1.4M–$2.2M (Sausalito/Mill Valley) |
| Price per sq ft | $600–$1,200 | $900–$1,800+ |
| Monthly slip/HOA | $1,200–$2,500 | $0–$600 (HOA where applicable) |
| Property tax | Lower (personal property assessment) | Higher (real property, ~1.1% of value) |
| Financing | Marine/portfolio lenders, 20–30% down | Conventional mortgage, 3–20% down |
| Insurance | $3,000–$6,000/yr (liveaboard policy) | $1,500–$3,000/yr (standard homeowner's) |
| Maintenance | Higher — marine environment accelerates wear | Lower — standard residential systems |
| Appreciation (20-yr) | Strong — supply-constrained, unique asset | Strong — Marin County broadly |
| Liquidity | Lower — smaller buyer pool, complex financing | Higher — conventional buyer pool |
Market data gives you context — but floating home values depend heavily on individual slip quality, hull condition, and dock-specific factors. Paul and Roman Bergeron provide specific valuations as part of their buyer and seller advisory service.