Why we bought this
75 feet of ocean-access canal with a 10,000-lb lift, bought at $1.269M - waterfront priced on the dockage, not the drywall.
Deep-water buyers are really buying the seawall. This Pompano Beach residence closed at $1,269,000 with SunSt representing the buyer, and the decisive assets were outside the house: 75 feet of ocean-access canal frontage and an installed 10,000-lb boat lift. Waterfront pricing in eastern Pompano splits sharply on dockage - beam width, bridge clearance, lift capacity, and time to the inlet move value more than interior finishes do. The buyer's comparison set was therefore other functional deep-water homes, not the prettiest houses nearby, and the negotiation focused on what equivalent dockage would cost to replicate. Interior updates can be bought later at retail cost; canal frontage cannot.
What made this one work
- $1,269,000 closing price
- 75 ft ocean-access canal frontage
- 10,000-lb boat lift in place
- Buyer represented by SunSt
What you're buying
Inside the property
The math behind the deal
See the cap rate, rent roll, comps & exits
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What the numbers mean
On the water, price per square foot is a distraction. Price per linear foot of usable frontage, adjusted for bridge clearance and lift capacity, is the number that separates comparable homes from incomparable ones.
From the agent
SunSt built the deep-water comparable set, verified dockage specifications, and negotiated for the buyer through closing.
The bottom line
The house can be renovated. The 75 feet of canal cannot be extended.
Shopping deep water? Ask SunSt to price the dockage, not just the house.
Common questions
What made 171 SE 12th Ct valuable?+
Seventy-five feet of ocean-access canal frontage with a 10,000-lb boat lift. Dockage specifications drive waterfront value more than interior condition.
How should deep-water homes be compared?+
By usable frontage, bridge clearance, lift capacity, and run time to the inlet - then by the house itself.
Who represented the buyer?+
SunSt Real Estate represented the buyer through negotiation and closing.