Marina Income Calculator
The formula
What the per-foot berth pricing tells you
Marina revenue is priced per foot per month: wet slips, dry stacks, transient dockage, and the service fuel-loop around them.
Calculation: Wet revenue = slots × len × fee × occ × 12 + dry-stack premium layer. Enter your inputs and every substitution is shown below the result.
Reading the result
28 ft at 18/ft is ~600/mo on a slip that cost 40k to build — the yield math is why coastal marinas get bought.
Rules of thumb: 14–25 $/ft/mo wet; 85–95% occupancy at capacity markets
Limitations and best practice
Hurricane deductible and dredging capex dwarf slip income in the wrong ten-year window.
This calculator gives an estimate based on standard formulas; it is not professional financial, medical, legal or engineering advice. Verify anything you plan to act on with a qualified professional and your own records.
Frequently asked questions
Wet vs dry yield?
Transient income?
Fuel margins?
Source & methodology
APWA marina operations standards.
Marina Income: what this tool answers
Gross figures are marketing; net figures are reality — this page computes the distance between them. Searchers land on a Marina Income page for three reasons — to plan, to compare options, and to check that somebody else’s arithmetic is honest. This tool serves all three, and everything after the calculator explains the model instead of hiding it.
Leverage is the distinctive physics of Real Estate & Property: borrowed money amplifies both directions of return. When you compute Marina Income, remember the inputs involving financing (down payment, rate) are not cosmetic — they can dominate the operating reality captured in Wet slots.
The useful way to hold Marina Income is as a ratio with a story attached: Wet revenue = slots × len × fee × occ × 12 + dry-stack premium layer says how the parts combine, and the $1,255,295 figure above is simply that sentence written in numbers. Everything that follows unpacks one clause of the sentence at a time.
What makes a calculation page trustworthy is that its copy is derived from its own arithmetic: here annual berth revenue = $1,255,295, recomputed every time a field changes, and the sensitivity section ranks the inputs that move the result — Wet slots first, at ≈10.0 % of the headline for a ten-percent error either way in that input. Work down the page and by the end you could re-derive the result in a spreadsheet from memory.
Inside the Marina Income calculation: formula and every input
One formula, published in full: Wet revenue = slots × len × fee × occ × 12 + dry-stack premium layer. Anything you can read, you can reproduce in a spreadsheet, and that reproducibility is the whole point of printing it rather than hiding it behind a button.
Wet slots (example value 176) is a quantity rather than a category — precision here is cheap and worth having. The example value is there to demonstrate the mechanics, not to describe your situation — overwrite it.
Slot occupancy (%) (example value 83) is a plain measured quantity — the unit shown in the label is the unit the formula expects. Rates are the most mis-transcribed input on any page like this; copy it from the document rather than retyping from memory.
Monthly fee per foot ($) (example value 22) is a quantity rather than a category — precision here is cheap and worth having. Keep every money input in the same currency; mixing systems quietly corrupts the comparison.
Average boat length (ft) (example value 28) is a numeric input whose unit is fixed by the label; a wrong unit is a wrong answer wearing a plausible disguise. Small measurement errors grow here: a length that is squared or cubed in the model magnifies a one-percent slip into a three-percent answer.
Dry-stack slots added (%) (example value 13) is a quantity rather than a category — precision here is cheap and worth having. Check the convention first: if the source says “6.5 % per year”, type 6.5 and let the formula do the rest.
The default Marina Income calculation, written out in full
Abstract formulas are hard to trust, so here is the complete substitution using the default inputs, written the way an examiner would want it. Starting figures: Wet slots, Slot occupancy (%), Monthly fee per foot ($), Average boat length (ft). The endpoint of that chain is $1,255,295 of annual berth revenue, sitting in the “Dockage at 616/boat/month; the dry-stack expansion adds $175,471 at 1.25× per-foot economics without new waterline” band.
- Wet: 176 × 28 ft × $22.00 × 12 × 83% = $1,079,823
- Dry layer = $175,471
- Gross berth = $1,255,295
Wet slip revenue — $1,079,823. If your inputs change, this is usually the first companion figure to move.
Dry-stack revenue — $175,471.30. Read next to the headline, this is the figure that shows the shape of the trade-off.
Per-slot revenue — $6,311.82. Read next to the headline, this is the figure that shows the shape of the trade-off.
Waitlist leverage — 0. This is the number experienced users quote when the headline alone would mislead.
Keep this worked example open while you enter your own figures: matching the shape of the substitution is the fastest way to spot a unit or convention mistake.
Scenario table: Marina Income at ±10 % and ±20 % of the key input
The honest version of any estimate is a corridor, and this one is cheap to produce: Marina Income was recomputed at 5 points along the dominant input, with every other field left untouched.
| Wet slots setting | Annual berth revenue |
|---|---|
| 80 % of the example value | $1,004,236 |
| 90 % of the example value | $1,129,765 |
| example inputs | $1,255,295 |
| 110 % of the example value | $1,380,824 |
| 120 % of the example value | $1,506,354 |
The corridor runs from $1,004,236 to $1,506,354 across that band — which is the range worth planning inside rather than the single $1,255,295 point estimate. Reproduce it in the form above by editing Wet slots alone; the substitution steps will follow your figures exactly.
The levers behind Marina Income, ranked by effect
This list was computed for this specific engine just now: each numeric input was nudged ±10 % while every other field held its example value, and the annual berth revenue was recalculated from scratch. Read it as a map of where Marina Income is fragile — drawn for the example inputs, which is the map you want when deciding what to measure carefully.
- Wet slots: ten percent up gives $1,380,824, ten percent down gives $1,129,765 — ≈10.0 % of the annual berth revenue either way
- Nudge Monthly fee per foot by ±10 % and Marina Income lands between $1,129,765 and $1,380,824 (sensitivity ≈10.0 %)
- Average boat length: ten percent up gives $1,380,824, ten percent down gives $1,129,765 — ≈10.0 % of the annual berth revenue either way
- Slot occupancy: ten percent up gives $1,380,824, ten percent down gives $1,129,765 — ≈10.0 % of the annual berth revenue either way
- Nudge Dry-stack slots added by ±10 % and Marina Income lands between $1,237,748 and $1,272,842 (sensitivity ≈1.4 %)
Wet slots is the dominant lever here: ten percent either way moves the result by about 10.0 %, from $1,129,765 to $1,380,824. Measure that input from a document rather than from memory, and Monthly fee per foot is effectively tied with it (≈10.0 % for the same nudge), so verify the pair together. The rest of the inputs earn only a rounding-error of attention, and that asymmetry is the practical payoff of measuring rather than asserting.
What a Marina Income of $1,255,295 means in practice
Nobody acts on a bare figure — they act on a figure with a comparison attached. The verdict attached to the default calculation — “Dockage at 616/boat/month; the dry-stack expansion adds $175,471 at 1.25× per-foot economics without new waterline” — is one band on a ladder your own figure may sit somewhere else on. The sensitivity list shows how far a modest input error moves you along that ladder: for Wet slots, ±10 % covers $1,129,765 to $1,380,824. The practical reading rules: read the band as a starting hypothesis, then test it: change the two dominant inputs by ten percent and see whether the verdict survives. Verdicts that survive stress are the ones worth acting on.
Related measures answer related questions, and the distinctions matter: Marina Income is the quantity, Annual berth revenue is this tool’s reading of it, and the decision that follows belongs to neither of them separately.
Why Marina Income results go wrong — and how to prevent it
Hurricane deductible and dredging capex dwarf slip income in the wrong ten-year window. This calculator gives an estimate based on standard formulas; it is not professional financial, medical, legal or engineering advice. Verify anything you plan to act on with a qualified professional and your own records.
Reusing a Marina Income from last season. In Real Estate & Property the inputs are the thing that drifts; the formula does not.
One mistake is specific to this engine: assuming every input matters equally. The computation above shows Wet slots dominating — a careful figure there beats false precision everywhere else.
A final trap is presentation: reporting Marina Income to more decimal places than the inputs support. The tool prints what the arithmetic gives; you should quote only what your least precise field justifies.
Before you trust your Marina Income: a short checklist
- Compare the result with one independent method or published benchmark.
- State, in one sentence, which convention each rate, unit or period in the form is using.
- Re-verify Wet slots against a source document — ten percent of error there moves the headline by ≈10.0 %.
- Confirm the example values are plausible for your own situation before replacing them.
- Check that every field the formula needs actually arrived from a document, not from recollection.
- Confirm the answer against one independent method or published benchmark for Marina Income.
A routine for decision-grade Marina Income
The tool does the arithmetic; the routine below is what makes the arithmetic trustworthy. Five steps, a minute total — and afterwards you will know not just what the number is, but which assumption produced it.
Step 1 — collect, then type. Everything this tool asks for is listed above (wet slots, slot occupancy (%), monthly fee per foot ($), average boat length (ft), dry-stack slots added (%)). Pull each figure from something you can point at — paperwork, a dashboard, a label — before touching a field. Guesswork at the input stage cannot be repaired at the interpretation stage. Write the figure down before moving on; memory flatters whichever number you saw last.
Step 2 — start from the case you can defend. Enter pessimistic-but-honest figures first; the optimistic run is a ceiling, not a plan. A conclusion that holds on conservative inputs holds everywhere. The test of a good estimate is not that it feels right but that it changes what you do.
Step 3 — measure what deserves measuring. The ranked levers above tell you where a careful figure pays off. Everything else can stay approximate, which is a licence to stop hunting for data you do not need. When in doubt, prefer the boring input: the interesting one is usually the one you misread.
Step 4 — ask what would have to be true. Take the result you want and work backwards through the inputs until you find the assumption that produces it; then decide honestly whether that assumption is defensible. A calculation you cannot explain to somebody else is a calculation you cannot defend.
Step 5 — save the story with the figure. A number without its inputs and its date is unusable within a quarter. Record $1,255,295, the assumptions behind it, and today’s date; your future self will be auditing a stranger’s arithmetic. The input you reach for first is usually the one you measured longest ago.
Where Marina Income matters in practice
Numbers earn their keep in conversations, and Marina Income is no exception. In Real Estate & Property discussions around Commercial Real Estate, this figure decides whether an option stays on the table: it converts an opinionated debate into an arithmetic one, and arithmetic is the only referee both sides accept. Suspiciously tidy answers deserve the same scrutiny as untidy ones.
The audience for this page is workers and employers working out what money actually arrives. In professional Commercial Real Estate practice the pattern is always the same — screen with Marina Income, then invest slow analysis only in whatever survives the screen. A figure nobody can reproduce is a figure nobody will act on twice.
Re-running this page costs nothing and catches the slow drifts that never announce themselves. In Real Estate & Property the expensive mistakes are rarely sudden; they are small changes in Wet slots that nobody recalculated for a year. The test of a good estimate is not that it feels right but that it changes what you do.
The questions that come up most about Marina Income
What affects Marina Income the most?
Measured on this engine, Wet slots is the dominant lever: moving it ±10 % shifts the annual berth revenue across $1,129,765 to $1,380,824 — about 10.0 % of the headline, with Monthly fee per foot next at ≈10.0 %. The ranked list in the sensitivity section is computed live, not asserted from a template.
Do monthly fee per foot and wet slots matter equally?
On these inputs, yes: the two measured within a rounding error of each other — ≈10.0 % and ≈10.0 % of the annual berth revenue per ten-percent change. Treat them as one pair to verify together rather than ranking them.
What is a typical Marina Income?
With the example inputs on this page the result is $1,255,295, labelled “Dockage at 616/boat/month; the dry-stack expansion adds $175,471 at 1.25× per-foot economics without new waterline”. “Typical” varies with situation, which is why every result here ships with its verdict band and its sensitivity list: they turn one figure into a range you can locate yourself inside.
How do I calculate Marina Income by hand?
Wet revenue = slots × len × fee × occ × 12 + dry-stack premium layer is the entire method. Work the inputs in that order — Wet: 176 × 28 ft × $22.00 × 12 × 83% = $1,079,823 — and you will reach $1,255,295 on the default figures, the same number this tool prints.
What happens to Marina Income if wet slots changes by 10 %?
On these inputs a ±10 % change in wet slots takes Marina Income to $1,380,824 against the $1,255,295 example — around 10.0 % of the headline. The same test on every other field is in the sensitivity section.
Is the Marina Income result of $1,255,295 good or bad?
Good and bad are comparisons, so the honest test is three questions: where does your own Marina Income sit against the $1,255,295 reference above, how far would a plausible input error move it (≈10.0 % per ten percent on Wet slots), and what does the alternative option compute to?
What affects Marina Income the most?
Sensitivity depends on where you start, but the inputs Wet slots and Slot occupancy (%) typically move Marina Income further than the rest because they enter the formula multiplicatively. If you can only measure two things well, measure those and hold the others at conservative defaults.
Which costs are missing from Marina Income?
Vacancy, management, capital reserves and closing amortisation are the usual absentees. The tool computes what you feed it; adding those into the expense side moves the number from marketing to operations.
Wet vs dry yield?
Dry-stack per-slot cost ~1/3 of a wet slip and rents at 75–90% — better incremental yield where height limits allow.
Transient income?
Shoulder-season transient can hit 10–20% of gross in destination markets.
Can this tool see the numbers I type?
It cannot. There is no submission step: the calculation happens in your browser and the result disappears when you close the page. Treat the fields above as a scratchpad rather than a form.
Glossary for Marina Income
- Wet slip revenue
- $1,079,823 on the example inputs — a companion figure printed beside the headline of Marina Income so that no result is read in isolation.
- Dry-stack revenue
- $175,471.30 on the example inputs — a companion figure printed beside the headline of Marina Income so that no result is read in isolation.
- Per-slot revenue
- $6,311.82 in the default Marina Income calculation — one of the secondary figures an experienced reader checks before trusting the primary number.
- Annual berth revenue
- The primary output of this tool: $1,255,295 for the default inputs, computed exactly from Wet revenue = slots × len × fee × occ × 12 + dry-stack premium layer.
- Worked example
- The calculation written out in full so that nothing on this page has to be taken on trust.
- Verdict band
- A named zone on the range of plausible results; the example inputs land in “Dockage at 616/boat/month; the dry-stack expansion adds $175,471 at 1.25× per-foot economics without new waterline”, and your inputs may not.
- Sensitivity (±10 %)
- How far the Marina Income moves when a single input is nudged ten percent either way; the ranked list on this page is computed live from this engine.
The provenance of this Marina Income calculation
Everything above runs on one stated formula, applied without hidden coefficients: Wet revenue = slots × len × fee × occ × 12 + dry-stack premium layer. Source of record: APWA marina operations standards. Specialist software layers extra coefficients on top of the same algebra; none are hidden here, and that transparency is what makes a disagreement traceable to a specific input instead of a black box.
This page is an estimation aid, not professional advice. The design rule is simple: two people entering identical figures must get identical answers. Nothing is smoothed, weighted or adjusted behind the scenes; where judgement enters, this page says so and names the input responsible.
Turning this Marina Income into a decision
Re-run at your actual tax and deduction figures rather than the defaults; the gap between them is your real take-home.
The audience here is workers and employers working out what money actually arrives. Everything you need to defend the result — formula, substitution, sensitivity, source — is printed above, so the only remaining variable is the honesty of your inputs.