How to Buy a Marina

Buying a marina runs through five stages: search and vetting, valuation, financing, due diligence, and closing. What makes it different from an ordinary real estate deal is that you are buying three things at once – the waterfront real estate, a working business, and the environmental and permitting baggage that comes with both. Get any one of those wrong and the deal can turn on you at the table. National Marina Sales represents buyers nationwide and keeps a book of off-market marinas, boatyards, and shipyards listed privately and exclusively with the firm.

What Does a Marina Cost?

Most marinas trade at a 6%-10% capitalization rate. Run the math on an 8% cap rate and a marina throwing off $300,000 in net operating income is worth roughly $3.75 million. Two quick checks tell you whether an asking price is in the ballpark: 8x-14x EBITDA and $5,000-$15,000 per slip. Before any listing reaches a buyer, National Marina Sales runs all three – the firm’s background in accounting, finance, operations, and financial reporting is what separates a marina that is genuinely worth the number from one that only looks it (valuation figures: DealStream, 2026).

Full valuation methodology: How marinas are valued

How to Finance a Marina Purchase

With SBA backing, a buyer can finance up to 90% of the purchase price – far more than a conventional commercial loan allows. Three routes cover most marina deals (industry benchmarks: U.S. Small Business Administration; SBA504.loans; SelectCommercial, 2026):

• SBA 7(a) – up to $5 million, guaranteed up to 75% by the SBA, for purchasing an existing marina plus working capital; up to 90% financing under SBA business-acquisition policy.
• SBA 504 – for real estate and fixed assets (docks, dry storage, lifts): fixed rate, 20-25 year terms, structured 50% lender / 40% CDC / 10% buyer down. Project costs can include appraisals and environmental investigations.
• Commercial marine lenders – up to 75% LTV (90% with SBA), amortization up to 25 years, for purchase or refinance.

SBA lenders require 2-3 years of tax returns; SBA-financed marina purchases close in 30-90 days.

Full guide: How to finance a marina purchase

Marina Due Diligence Checklist

Due diligence on a marina comes down to four things – the money, the environment, the permits, and the physical shape of the place. Start with the environment, because that is where deals most often fall apart (industry benchmarks: U.S. EPA; U.S. Army Corps of Engineers; CT Acquisitions, 2026):

1. Financials – 3 years of P&L statements and tax returns, occupancy rates, slip-rental history.
2. Environmental – Phase I Environmental Site Assessment; underground storage tank check (EPA).
3. Permits & submerged land – Rivers and Harbors Act Section 10 permits, Clean Water Act Section 404 permits, remaining term of the submerged-land lease.
4. Physical – condition of docks, seawalls, pilings, and lifts.

With a background in accounting, finance, operations, and financial reporting, National Marina Sales vets each of these areas in advance and cuts through the fluff – presenting buyers only real, properly valued marinas that survive scrutiny.

Off-Market Marinas: Deals Others Cannot Bring You

National Marina Sales manages a significant book of off-market marinas, boatyards, and shipyards privately and exclusively listed with the firm. “If you are looking for something special, we can bring you deals that others cannot” – sellers choose the firm for the professionalism, database, industry knowledge, and sense of urgency to close without fanfare. Many are owners who keep growing their operations but will sell if the right buyer appears, which means qualified buyers see marina deals that never reach public listing sites.

The buyer-side process is led by Rick Roughen, MBA, Commercial Maritime Specialist with 30+ years of marine-industry experience across accounting, finance, operations, and financial reporting. National Marina Sales is a REALTOR® team with Keller Williams Realty Services (Boca Raton, FL), in association with JDS Real Estate Services, Inc., representing buyers nationwide.

Marina Purchase: Key Numbers

Valuation and lending figures are industry benchmarks (DealStream; U.S. Small Business Administration; SelectCommercial / Crestmont Capital, 2026).

Buyer Services

• Off-Market Marina Search – access to privately listed marinas, boatyards, and shipyards not available on public markets.
• Deal Vetting & Valuation Analysis – every open-market opportunity is vetted and valued in advance; only real, properly priced marinas are presented.
• Nationwide Buyer Representation – Rick Roughen, MBA, represents marina buyers across the U.S. from search through closing.

Frequently Asked Questions About Buying a Marina

How much money do I need to put down to buy a marina?

A marina buyer can put as little as 10% down under the SBA 504 structure (50% lender / 40% CDC / 10% buyer), and SBA business-acquisition policy allows up to 90% financing on an existing marina purchase.

How long does it take to close on a marina purchase?

SBA-financed marina purchases close in 30-90 days. Lenders require 2-3 years of tax returns from the marina being acquired before approving the loan.

How is a marina’s price determined?

Marina prices are set primarily by capitalization rate: net operating income divided by a 6%-10% cap rate. Buyers cross-check the result against 4x-8x EBITDA (higher for large deals) and $5,000-$15,000 per slip.

What is the biggest risk when buying a marina?

Environmental issues are the most common marina deal-killer. A Phase I Environmental Site Assessment and an underground storage tank check (EPA) are standard steps before closing, alongside verification of Section 10 and Section 404 permits and the submerged-land lease term.

Can I buy a marina that isn’t publicly listed?

Yes – National Marina Sales manages a book of off-market marinas, boatyards, and shipyards exclusively listed with the firm, giving buyers access to deals that never appear on public listing platforms.

Go with a seasoned professional.

Our background in accounting, finance, operations, financial reporting, industry protocol, and customer service allow us to observe and to analyze marinas effectively.  We will find the value and we will cut through the fluff.  We want to gain your trust by proving our effectiveness one deal at a time.