By Frederick Blum, Broker/Owner of Blum Realty Group
If you are buying in Coronado Cays because you want a home with boating access, resolve the dock question at the property level. You need to know what right comes with that home, whether your boat fits, what the arrangement costs and who is responsible when something needs repair.
A waterfront location, a dock in a listing photograph and an assigned slip can describe different arrangements. Even the slip the seller is currently using may not be the one that remains available after the sale.
Here is how I would organize the investigation before you commit to a Coronado Cays home. The goal is to connect the appeal of the property to the rights and obligations you are actually buying.
Identify the specific dock or slip arrangement first
Start with the address, village, unit or lot and the precise berth or dock being represented. Ask the listing side to identify the documents supporting the claim that it is included or available. Then have the appropriate title, association and legal professionals explain the arrangement where needed.
Useful questions include:
- Is the claimed right part of the property’s recorded ownership documents, an exclusive-use assignment, a lease or another arrangement?
- What exact berth or dock is associated with the property?
- Does the right transfer with the home, require approval or depend on a separate agreement?
- Is the seller using the permanent assignment or a temporary exchange?
- Are any representations about availability, fees or permitted use still unverified?
The Coronado Cays Homeowners Association’s January 2026 handbook illustrates why the specific village matters. Its Antigua and Kingston provisions describe slips permanently assigned to particular units. Its Jamaica provisions describe a rental arrangement. These are useful starting points, but obtain the current documents and written confirmation applicable to the home you are considering.
Check whether the seller is using a temporary slip exchange
The association handbook provides for certain temporary slip exchanges and states that the temporary arrangement ends automatically when a unit is sold. That can matter if the boat and dock shown during your visit reflect an exchange rather than the unit’s underlying assignment.
Imagine that a seller currently uses a berth that works well for your boat. You like the home and assume that berth is part of the purchase. If the arrangement ends at sale, the berth you actually have the right to use could be different. The issue is worth resolving before the offer terms depend on that feature.
Ask for the permanent assignment and any current exchange agreement side by side. Have the association explain the post-sale position in writing. A conversation at the dock is helpful background, but it is not a substitute for the documents governing the right.
Measure your actual boat, not just the model’s advertised length
A boat marketed under a particular model length may occupy more space once its platform, bowsprit or other fixed components are considered. Ask how the applicable rules measure overall length and what width, clearance and other restrictions apply to the specific berth.
Bring your vessel’s actual dimensions, including beam and draft, into the conversation. Then confirm the berth dimensions and usable access with the appropriate association representative or qualified marine professional. Water depth, maneuvering room and conditions at different tides can matter alongside the posted slip size.
Do not assume a replacement boat will fit because the current one does. If upgrading is part of your plan, investigate that future size before assigning value to the dock. Consider the access needed to board safely, shore-power requirements and where equipment will be stored.
Read the use restrictions that affect your plans
Ask for the current rules governing who can berth a vessel, guest use, rentals, commercial activity, insurance and maintenance. The association handbook includes restrictions on liveaboards and commercial use. Confirm the exact rules and approvals for the property rather than treating the dock as an unrestricted rental or income opportunity.
If you expect a family member to keep a boat there, plan to rent the home or want occasional use by friends, describe that intended arrangement directly. A precise question is easier to answer than “Are there any restrictions?” Have any important interpretation confirmed by the party responsible for administering the rule.
Keep the governing documents with your purchase records. The rights that make a property attractive should be understandable when you buy it and when you eventually sell it.
Separate routine costs from large repair exposure
The monthly association charge is only one part of the ownership picture. Request the applicable fee schedule and determine whether dock-related charges, utilities or assessments are separate. Identify responsibility for the dock surface, flotation, pilings, connections, electrical equipment and other components relevant to the arrangement.
Ask what has been repaired recently, what work is planned and whether there are known deficiencies or assessments. Obtain the documents behind the answer: meeting minutes, budgets, reserve information, notices and available inspection or repair records. My special-assessment buying guide explains why an assessment’s payoff and the underlying property’s condition are separate purchase questions.
A qualified marine or dock inspector can help you understand visible condition and what specialist review is needed. A standard home inspection may not answer every dock, underwater or marine-electrical question. Agree on the scope rather than assuming those items are included.
For your own budget, put recurring charges in one column and possible major work in another. If you are told a replacement is being discussed but no final figure exists, treat that as an open cost question. Request the supporting estimate or plan instead of inventing a number to make the spreadsheet look complete.
Investigate approvals before planning dock changes
A buyer who wants to alter a dock should investigate permission before pricing the home around that plan. The City of Coronado’s dock-permit guidance states that dock work generally requires a permit, with limited listed exceptions. It also describes association architectural review and other approvals that may be needed before the city permit.
That means “we can change it later” needs a real feasibility discussion. Describe the proposed work to the city, association and a qualified contractor. Ask which approvals, plans and investigations would apply and what uncertainties remain. Existing work should also be checked against available permit and approval records.
This is especially important where the home’s appeal depends on a larger vessel, a different layout or a major improvement. Separate what exists and is permitted today from what you hope to create after closing.
Put insurance and waterfront upkeep into the home comparison
Ask a licensed insurance professional to review the residence, the dock arrangement and your intended use. Clarify which exposures are addressed by the association, your own property coverage, a vessel policy or a separate policy. Give the lender the information it needs to review the property and coverage requirements.
Then compare the complete ownership picture: purchase price, financing, property taxes, association and dock charges, insurance, maintenance and the reserves you want to keep. A lower asking price is less persuasive if it comes with unresolved dock work or an arrangement that does not fit your use.
The same discipline applies to the house itself. Continue reviewing condition, layout, location and the association’s finances. Dock access should strengthen the purchase decision rather than replace the rest of the due diligence.
Build a property-specific answer sheet before committing
For each serious candidate, gather the recorded or association documents establishing the right, the exact assignment, any exchange agreement, current rules and fees, available condition and approval records, and the written answers to your unresolved questions. Keep the source and date beside each answer.
Flag the issues that would change your decision: a berth that does not fit, a right that does not transfer as expected, an unacceptable use restriction or major work you cannot reasonably budget. Those questions should shape your investigation and contract discussions while you still have options.
Frequently asked questions
Does every Coronado Cays home include a private dock?
No. The arrangement depends on the property and village. Identify the specific right or agreement, the exact berth or dock and the documents supporting it. Confirm what transfers to the buyer and whether approvals, rental terms or other conditions apply.
Can I assume the seller’s current slip is the one I will receive?
Check the underlying assignment and any temporary exchange first. The association handbook describes temporary exchanges that end when a unit is sold. Obtain written confirmation of the arrangement that will apply after your purchase.
What should I verify before buying a home for a particular boat?
Confirm the transferable rights, permitted use, actual berth dimensions, applicable measurement rules, vessel clearance and access. Review maintenance responsibility, condition, fees, insurance and any approvals needed for proposed work. Use qualified association, title, marine and insurance professionals for their respective questions.