THE SHORT ANSWER
Value the actual marina operation and property scope before applying a multiple. Test usable slip/storage periods, delivered collections and full continuing costs; separate fuel and other streams. A broad marina/fishing sale sample can provide context but cannot establish an isolated dry boat-storage range or this property’s appraisal. Customer boats, future deposits, included docks and the same property value must not be counted twice.
Use reported sales only within their actual scope
BizBuySell reports national 2021–2025 marina/fishing sales with owner discretionary earnings quartiles of 1.60× and 5.41×, and a 3.21× median.
(BizBuySell: reported marina and fishing-business sales)The sample mixes marinas, charters, lodges, rentals/tours, scuba, specialty marine and waterfront retail. It is not an isolated marina or dry boat-storage range. These are reported sold earnings figures, not asking prices, EBITDA multiples, current local pricing or a property appraisal. Do not select the median merely because the business has slips.
Match actual completed comparisons to services, geography, scale, season, rights, earnings definition, asset/property inclusion and payment terms. Have advisers establish whether an operating-business analysis, property appraisal or coordinated methods fit. SBA describes income, market and asset approaches.
(SBA: closing or selling a business)Measure delivered usable periods before earnings
Separate wet and dry capacity by usable dimensions, access, lifting/retrieval limits and period. Distinguish physical, approved, operationally available, contracted and occupied spaces. Compare actual delivered periods with the same available-period denominator; a seasonal contract, unpaid reservation or waiting list is separate evidence.
| Illustrative input | Assumed amount | Meaning |
|---|---|---|
| Operationally available wet slips | 20 | Same defined group; approval is not established |
| Defined open period | 3 months | No automatic extension to a full year |
| Available slip-months | 20 × 3 = 60 | Assumes every stated slip available throughout |
| Completed occupied slip-months | 42 | Same group and period |
| Defined period utilization | 42 ÷ 60 = 70% | Not rent collection, annual occupancy or earnings |
Reconcile delivered slip/storage rent, launch/haul, repair, fuel and retail receipts separately. Deduct actual product, labor and other continuing costs on a consistent basis. Fuel sales are not automatically owner earnings, and prepaid future storage is separate from delivered revenue.
Recast continuing costs and coordinate property scope
Use the earnings bridge for supported adjustments. Map the owner’s operations, customer, maintenance and management duties through the coverage worksheet. Budget permanent qualified replacement coverage not already deducted; avoid adding back every salary or deducting existing payroll twice. Include actual full-year premises, insurance, utilities, administration and seasonal staffing.
Have advisers define upland property, water/concession rights, leased assets and included docks/lifts/racks. Review actual rent, renewal, assignment, title and condition. Coordinate business and property methods; a property/appraisal amount or included equipment cannot simply be added again if already represented in the comparison. Keep deferred dredging/repairs and investment separate from recurring earnings and financing.
Schedule outstanding customer and asset obligations
Review actual inspection, environmental, dredging and proposed operating/work conditions with qualified professionals and authorities. Seller history is not an automatic transfer approval. Separate customer boats and trailers from owned stock, with actual custody, access and insurance duties.
Allocate prepaid seasons, deposits, unfinished repairs, credits/refunds and supplier commitments through the delivery guide. Compare funded duties, property scope, closing cash and repair investment; avoid double subtracting the same repair credit and cost. The calculator tests assumptions and does not establish a certified appraisal, guaranteed premium or universal marina value.
Owner questions
Is 3.21× a marina-specific recommended multiple?
It is the median of a broad national reported marina/fishing sample, not a recommendation for this marina or isolated dry storage.
Does 70% slip-period utilization prove collected rent?
The hypothetical example measures occupied versus available slip-months only; reconcile invoices, discounts, refunds and collections separately.
Can I add dock and land values to a multiple automatically?
Define included property/assets and comparison methods first, coordinating adviser analyses to avoid double counting.
Sources and review scope
Source review completed . The sources below support the identified concepts or rules; they do not validate hypothetical amounts or a valuation of your business.
- BizBuySell: reported marina and fishing-business sales
National reported 2021–2025 sales, actually read October 10, 2026. Owner discretionary earnings lower quartile 1.60, median 3.21, upper quartile 5.41. Broad mix includes marinas, charters, lodges, rentals/tours, scuba, specialty marine and waterfront retail. Not isolated marina or dry boat-storage comparables, a property appraisal, current local pricing or an EBITDA multiple.
- SBA: closing or selling a business
Valuation approaches, sale agreements, assets and ownership transfer.
Confirm tax, legal, accounting and lending applications with the relevant professionals. Historical market observations describe the stated period and reported sample.
This is educational material. Industry figures and program rules can change; check the original sources and your advisors before applying them to a transaction. Calculator scenarios are not appraisals, lending decisions, or offers.
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