Picture this: you find the perfect Bald Head Island home and it comes with a boat slip. That slip could be the difference between easy weekend cruises and a long waitlist. The catch is that not all slips are the same, and the term deeded has specific meaning for your rights, costs, and resale value. This guide explains what deeded boat slips mean on Bald Head Island, how they differ from assigned and leased slips, and what to verify before you write an offer. Let’s dive in.
What “deeded” really means here
A deeded slip is real property tied to your home or recorded as its own parcel. On Bald Head Island, you may see a slip shown on a recorded plat or described in the deed as an appurtenance to a specific lot. In plain terms, appurtenance means the right runs with the land and transfers with the home when it is sold, unless a document says otherwise. This is the most secure type of boat access for buyers.
Appurtenance and recorded documents
If a slip is deeded, it should appear in the recorded deed or on a recorded plat in Brunswick County. The legal description may reference a slip number, a dock parcel, or list the slip as an appurtenance to the lot. Because it is real property, a deeded slip can be separately taxed and may require its own deed if it is sold or split apart from the home in the future.
How transfer works at sale
When a slip is deeded as an appurtenance, it usually transfers automatically with the home at closing. Your title company and attorney confirm this in the title search and commitment. If there is separate dock structure ownership, the closing may include additional documents to convey that interest. You should still ask for written confirmation in the contract that the slip will transfer.
Assigned vs. leased vs. deeded
Not every slip on Bald Head Island is deeded. Many are assigned or leased, and your rights can be different.
Assigned slips: policy driven
An assigned slip is allocated by a marina, HOA, or developer based on rules or a slip policy. The slip is a privilege, not a deeded property interest. It can be revocable, non-transferable without approval, or tied to a waitlist, seniority, or lot priority. Whether that assignment follows your home to the new owner depends on the governing documents.
Leased slips: contract terms control
A leased slip is based on a lease or license with the marina owner or operator. The lease sets the term, renewal rights, transfer rules, and fees. If you sell your home, the lease may not transfer unless the marina gives written consent or the lease allows assignment. For buyers, the lease length and transfer terms matter for certainty.
How slips typically work on Bald Head Island
Waterfront access on Bald Head Island, including Harbor Village, is a mix of arrangements. You will see deeded slips that run with specific lots. You will also see slip assignments controlled by associations or a marina operator. Some berths are leased seasonally or annually and must be renewed. Dock parcels may be owned by a marina company or an association and maintained as common property.
Common setups in Harbor Village
- Deeded slips that appear on recorded plats and transfer with the lot.
- Assigned slips managed by an HOA or marina using written policies and waitlists.
- Leased berths offered to owners or non-owners, renewed on a set schedule.
- Separate ownership of the dock system with maintenance handled through dues or assessments.
Who to contact to verify a slip
- Marina manager in Harbor Village or the current Bald Head Island marina operator.
- Brunswick County Register of Deeds for recorded plats and deeds.
- The property’s HOA or master association for covenants and allocation policies.
- Your title company and attorney for a full title search.
- The Brunswick County tax assessor to see if a slip is taxed as separate real property.
Fees, maintenance, insurance, and taxes
Your obligations depend on whether the slip is deeded, assigned, or leased. Always request current fee schedules and governing documents before you commit.
Fees and assessments to expect
- Annual slip or HOA assessment paid by the slip user. If the slip is deeded as part of your lot, you will likely pay assessments tied to dock maintenance.
- Transfer fees charged by marinas or associations at a change of ownership. Whether they apply depends on policy and ownership type.
- Special or capital assessments for major repairs or dredging. These follow the covenants or marina agreements.
- Utilities, metering, or electric service billed to the user or included in dues.
- Lease or dockage fees if the slip is leased, plus any renewal costs.
Maintenance and dredging
- Deeded slip owners may handle routine care of any privately conveyed dock structure, unless the dock is common area.
- Assigned slip structures are usually maintained by the marina or association, funded through dues and assessments.
- Leased slips are maintained as the lease specifies, with the marina handling the structure and the user handling their boat and compliance.
- Dredging and shoreline work are large shared expenses and are often funded through reserves or special assessments.
Insurance requirements
- Slip users often must carry liability insurance and name the marina or HOA as additional insured.
- Boat owners should maintain hull and liability coverage.
- Owners of deeded dock structures should have property and liability coverage for the structure if required by covenants or policies.
Tax treatment in Brunswick County
- Deeded slips may be assessed as real property and taxed separately.
- Assigned slip privileges are usually not taxed as separate property.
- Verify tax status with the county before you value or insure the slip.
Value and resale impact
Deeded slips generally add more measurable value because they are real property that transfers with the home. Assigned slips are a strong lifestyle amenity that can improve marketability, but the rights are not as permanent. Leased slips provide access but can be less attractive to buyers who want certainty over many years.
What adds value on Bald Head Island
- Slip size, beam, and draft that match common local boat types.
- Easy channel access with minimal shoaling exposure.
- Transferability and permanence of rights.
- Predictable costs compared to the convenience of docking at your doorstep.
Appraisal notes
Appraisers look for comparable sales with similar boat access. If recent sales include deeded slips, they can support a clearer adjustment for value. If comps do not, the value is still real, but lenders and appraisers will rely on adjustments and market context. The length of any lease and the certainty of transfer can affect the perceived value.
Two buyer scenarios to make it concrete
Scenario 1: Deeded slip transfers smoothly
You buy a Harbor Village home with a deed that lists Slip 12 as an appurtenance. The title search confirms the slip on the recorded plat. At closing, the slip transfers with the home. You pay ongoing assessments and any separate taxes for the slip, and you enjoy long-term certainty.
Scenario 2: Assigned slip requires approval
You make an offer on a home with an assigned slip under HOA policy. The assignment does not automatically transfer. Your contract requires written confirmation that the slip will be re-assigned to you. The HOA approves you after closing and charges a transfer fee. If the policy changes or there is a waitlist, your access could be delayed.
Due diligence checklist for buyers
Use this quick list early in your process:
- Recorded documents: deeds and plats for the home and any dock or slip parcel.
- Title commitment and exception schedule showing appurtenances and easements.
- HOA or marina documents: CCRs, bylaws, slip allocation policy, and rules.
- Current slip proof: deed reference, assignment letter, or lease.
- Fee schedules: annual dues, transfer fees, reserve contributions, and recent special assessments.
- Insurance requirements: sample certificate language and limits.
- Board minutes or notices about docks, dredging, policy changes, or planned projects.
- Recent invoices or reserve studies related to docks or dredging.
- Brunswick County tax parcel data showing whether the slip is separately assessed.
Smart contract protections
Add protections that match how the slip is held:
- Require the seller to deliver recorded documentation and written confirmation that the slip rights will transfer at closing.
- Include a contingency for your review and approval of HOA or marina documents and fees.
- Require a title review that shows the slip as an appurtenance or documents the assignment or lease.
- Use an escrow holdback or indemnity if a required approval is pending at closing.
- If a dock structure is privately conveyed, allow for inspection or professional consultation.
- If leased, require the marina’s written consent to assignment or proof of transferability.
Fit and rules for your boat
Do not assume your boat will fit. Ask for slip dimensions, depth, allowed beam, and any draft limits. Confirm rules on boat type, storage, and use. If you plan to change boats, consider whether the slip will still work for you. Walk the dock in person and speak with the marina about seasonal depths and access.
Next steps and local help
If a boat slip is a must-have, verify the type of slip and transfer path before you negotiate price. Contact the marina or HOA early to confirm policies, fees, and any waitlists. Ask your attorney and title company to confirm recorded rights and any tax treatment for the slip. When you are ready, we can help you target homes with the right waterfront access and structure offers that protect your slip rights.
Have questions about slips, fees, or how to write a clean contract in Harbor Village or anywhere on Bald Head Island? Reach out to the team at South End Realty for local guidance and a plan tailored to your goals.
FAQs
What is a deeded boat slip on Bald Head Island?
- A deeded slip is a real property interest shown in recorded deeds or plats, often as an appurtenance to a lot, and it usually transfers with the home at closing.
How do assigned slips differ from deeded slips?
- Assigned slips are privileges controlled by a marina or HOA policy and may be revocable or require approval to transfer, while deeded slips are recorded property rights.
Can a leased slip transfer when I buy a home?
- Only if the lease allows assignment and the marina consents in writing; otherwise you may need a new lease or could lose the slip at closing.
Who verifies whether a slip transfers with the home?
- Your title company and attorney verify recorded rights, and the marina or HOA confirms assignment or lease transfer rules in writing.
What fees should I expect with a boat slip on Bald Head Island?
- Expect annual dues or slip fees, possible transfer fees, utilities, and occasional special assessments, with details set by the governing documents or lease.
Are deeded slips taxed separately in Brunswick County?
- They can be; check county tax records to see if the slip is separately assessed as real property before you finalize value and insurance.
