A waterfront home in Fort Lauderdale is one of the best lifestyle purchases in the country. It’s also the one where an ordinary home-buying process leaves the most money on the table. Here’s the checklist I run on every waterfront home, in order.
1. The seawall
The seawall is the concrete or riprap barrier holding your yard back from the canal. When it’s healthy, you never think about it. When it’s failing, replacement runs well into six figures. Check for cracks, leaning, rust stains, and soil washing out behind it. Ask for the age and any repair history. On the water, this is the roof-equivalent question.
2. The dock, lift, and depth
- Depth at low tide. A dock that floats your boat at high tide can leave it sitting in mud at low tide. Measure at low water.
- Dock and lift condition. Pilings, decking, and lift capacity all age. Confirm the lift is rated for the boat you own.
- Permits. Docks and lifts require permits. An unpermitted structure can become your problem after closing.
3. Ocean access and bridges
Map the route to the inlet and every bridge in the way. A fixed bridge caps your boat’s height forever. If boating is the point, read my guides on ocean access vs. Intracoastal and fixed bridges before you commit.
4. Flood zone and insurance
Elevation and flood zone drive your insurance premium, and premiums on the water can move the monthly payment meaningfully. Get a real quote during your inspection period. The listing won’t tell you; the numbers will.
5. Wind, elevation, and the roof
South Florida homes carry wind and hazard costs a Midwest buyer never budgeted for. A newer roof, impact windows, and a wind-mitigation report can lower premiums. Ask for the wind-mitigation inspection, it often pays for itself.
6. HOA and water rights
Some canal communities restrict what you can build on the seawall or dock. Confirm the rules before you plan that new lift. Confirm who actually owns the submerged land.
Run it in the right order
The pattern that protects buyers: love the house second. First we map the water, price the seawall risk, confirm the boat fits, and quote the insurance. If those clear, then we get excited. If they don’t, we found out while you could still walk.
That’s how you buy the water the smart way. When you’re ready, start browsing Fort Lauderdale waterfront homes and text me the one you want to run the checklist on.