For many buyers moving to New Hanover, Pender, and Onslow counties, the dream isn't just a house; it’s a boat in the backyard.

But in late 2025, securing a wet slip is harder than finding a parking spot at Wrightsville Beach on the Fourth of July. With public marina waitlists stretching 2–3 years and dry stack storage prices rising, the smartest play is to buy a home that comes with its own water access.

However, not all "water access" is created equal. Before you buy, you need to understand the difference between a Deeded Slip, an Assigned Slip, and a Community Ramp—because getting it wrong can leave you with a $100,000 boat and nowhere to park it.

1. The Ownership Hierarchy: What Are You Actually Buying?

In our market, "boat slip included" can mean three very different things.

Deeded Slips (The Gold Standard): You own the slip. It has a separate deed, separate taxes, and often a separate HOA fee.
Pros: You can sell it if you sell your boat, potentially recouping $50k–$150k. You have guaranteed space.
Cons: You are responsible for the maintenance (or the assessment) if the dock is damaged.
Where to find it: Helms Port (Wilmington), Salters Haven (Hampstead), Pelican Point (Sneads Ferry).

Assigned / Limited Common Element: The HOA owns the marina, but your house has the exclusive right to use Slip #42 forever.
Pros: Often cheaper than buying a deeded slip outright.
Cons: It usually “runs with the land,” meaning you must sell it with the house; you can't sell it separately to a neighbor.
Where to find it: Landfall (some sections), Anchors Bend (Ogden).

Community Access (Day Docks & Ramps): You don't have a permanent spot, but you have a private ramp to launch your boat.
Pros: No expensive slip fees or dredging assessments.
Cons: You have to trailer your boat every single time.
Where to find it: Porters Neck Plantation, Mimosa Bay (Sneads Ferry), Summerhouse on Everett Bay.

2. Top Neighborhoods for Boaters (Late 2025 Profile)

New Hanover County: The Luxury Hub

Helms Port: Located on Masonboro Loop Rd, this is the premier option for deeded slips in Wilmington. The marina is protected (no wake), and slips here are commanding a premium.

Inlet Point Harbor: A hidden gem for serious boaters. It features a protected deep-water basin carved out of the mainland, offering arguably the safest harbor during a hurricane.

Pender County: The New Contenders

Salters Haven (Hampstead): This is the hottest boating community of 2025. With a 75-slip marina directly on the ICW, buyers here can purchase a slip (often 30-ft to 50-ft) along with their homesite.
2025 Trend: Inventory of slips is tightening as the community builds out. If a slip is a "must-have," verify availability before writing an offer on the house.

Onslow County: The Value Play

Pelican Point (Sneads Ferry): While prices have risen, you can still find waterfront homes here with deeded deep-water slips for under $1M—a price point that is impossible in Wilmington.

Peggy’s Cove & Escoba Bay: Excellent options for those who prefer a community ramp and dry storage lot over the expense of a wet slip.

Brunswick County: The Mega-Marina

St. James Plantation: The marina here is massive, with wet slips, dry stack, and a restaurant (Beacon 315). While primarily a rental model, "slip ownership" opportunities do arise on the secondary market, often listing for $50k+.

3. The "Hidden Costs" of 2025: Insurance & Dredging

If you buy a home with a slip in 2025, you need to ask two tough questions during due diligence.

"How is the Marina Insurance?" Marine insurance rates have spiked ~15–20% this year. Marinas with older wooden docks are seeing massive premium hikes compared to those with concrete floating docks (like Salters Haven). Ask to see the marina’s budget—if they haven't raised dues recently, a "Special Assessment" might be coming.

"When was the last Dredge?" If you are buying in a man-made basin (like Carolina Beach or St. James), you are at the mercy of shoaling.
The Cost: Dredging is expensive. A community "dredging assessment" can easily cost a slip owner $5,000–$10,000 every 5–7 years. Always ask for the dredging schedule and permit status.

The Bottom Line

Living with your boat in the backyard is the ultimate coastal dream, but it requires navigating a sea of paperwork.

At Aspyre Realty Group, we check the water depth at low tide (literally—we check the charts) and review the marina bylaws to ensure your 28-foot Regulator actually fits in the 25-foot slip the seller is promising.