Blog
Notes from the water
The things I find myself explaining over and over, written down so you can read them before we talk.
October 5, 2026
If you're selling waterfront this year, list before the boat show
The buyers are already arriving and the boat show brings more. If you are selling waterfront and buying again locally, the timing question matters more than the price question.
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September 28, 2026
What a canal's width actually limits
A wide canal on paper can feel tight in practice. Here is what the legal dock projection limits actually leave you as a usable fairway.
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September 21, 2026
No fixed bridges is not the same as fast
No fixed bridges means your boat isn't capped. It doesn't mean the trip to the inlet is quick. Here is what actually determines that.
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September 14, 2026
Your neighbor's flood zone is not your flood zone
Flood zone is a parcel by parcel determination, not a neighborhood fact. Here is what actually decides your flood insurance cost.
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September 7, 2026
No HOA doesn't mean no rules at your dock
No homeowners association does not mean no oversight at the water. Here is who still governs your dock, and the questions worth asking first.
Read the postAugust 31, 2026
Depth is the other thing nobody verifies
Deep water dockage is a claim, not a sounding. Here is what canal depth actually depends on, and the three questions that pin it down.
Read the postAugust 24, 2026
The seawall question nobody asks until it's too late
A seawall failure is invisible until it isn't. Here is what a listing photo doesn't tell you, and the three questions that actually settle it.
Read the postAugust 20, 2026
What ocean access really means on a listing
Ocean access is one of the most flexible phrases in waterfront real estate. Here is what it can quietly mean, and the three questions that pin it down.
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Thinking about buying or selling on the water?
Tell me what you want to be able to do from your dock and I will tell you honestly which canals work and which ones do not.