Can You Really Live the South Florida Waterfront Dream?

In this episode of The Marty Davis Show, host Marty Davis talks with Kelly Huget, a Fort Lauderdale realtor, longtime boater, and true waterfront specialist who helps buyers turn palm‑tree, boat‑in‑the‑backyard fantasies into realistic plans. Drawing on 20+ years of living on the water and a prior corporate career managing plants and negotiations around the globe, Kelly shares what it actually takes to buy, own, and enjoy waterfront property in South Florida.​

Meet Waterfront Realtor & Boater Kelly Huget

Kelly is a Fort Lauderdale–based waterfront realtor who focuses on homes along the Intracoastal, New River, and navigable canals from Hollywood to Boca. Before real estate, she spent years in corporate America managing manufacturing and negotiating with facilities in the U.S., China, Mexico, and beyond—experience she now channels into sharp contract strategy and deal‑making for her clients.​

She and her family have lived on the water for decades, raising kids with a 44‑foot Sea Ray at the dock, taking spur‑of‑the‑moment trips to the Bahamas with two children and two dogs onboard, and learning firsthand the realities of seawalls, storms, and South Florida’s evolving building codes.​

What This Episode Covers

• How Kelly moved from corporate management into full‑time waterfront real estate.​

• Key questions to decide whether waterfront living fits your lifestyle and budget.​

• The unglamorous but crucial issues: boat fit, fixed bridges, seawalls, flood zones, and elevation.​

• Current market trends for single‑family homes vs. condos in South Florida.​

• How to structure competitive offers and why escrow, timelines, and terms matter as much as price.​

• Tips for investors, out‑of‑state buyers, and anyone weighing remodel vs. teardown on the water.​

From Corporate Plants to Canals and Contracts

Kelly explains that her shift into waterfront real estate was rooted in a lifelong love of water—swimming, waterskiing, and growing up around boats. When she finally moved into real estate, she was “immediately drawn to the water” and quickly realized she could pair her boating passion with her corporate‑honed skills in sales, operations, and negotiation.​

That background allows her to approach each transaction like a complex project: understanding clients’ goals, analyzing risk, and structuring offers and timelines that actually get accepted, especially in competitive, multiple‑offer situations.​

Is Waterfront Living Really for You?

Not everyone who romanticizes a canal home is truly a “water person.” Kelly starts by probing what clients actually want:​

• Do they really boat, or just want a pretty water view?

• Are they beach people, offshore fishing people, or simply looking for a quieter, hurricane‑resilient lifestyle a bit farther west?​

• Are they prepared for the extra maintenance and cost that comes with docks, boats, and seawalls?

If someone isn’t genuinely drawn to boating or the water, she often recommends exploring dry lots or non‑waterfront homes, where money may go further and upkeep is lower.​

Boats, Bridges, Seawalls, and Flood Zones

Kelly emphasizes that the most expensive and stressful mistakes on the water are rarely about countertops—they’re about infrastructure and regulations. Critical checks include:​

• Boat fit and setbacks: Your boat must fit behind the home and comply with canal regulations; for example, a 55‑foot boat on a 55‑foot lot can violate code and trigger enforcement.​

• Fixed bridges: She strongly recommends “no fixed bridges” for long‑term value, especially if future buyers may have sailboats or tuna towers.​

• Seawalls: These can be more costly than roofs; inspections are essential, and certain work can trigger requirements to raise or rebuild seawalls to new standards.​

• Elevation and flood zones: Not all waterfront properties flood more than inland low spots, but changing elevation requirements can make major remodels impractical and push properties into teardown territory.​

She has never sold a home without an inspection and often tells buyers to worry more about the seawall than the shingle age, given how expensive structural marine work can be.​

Budget vs. Expectations: What Waterfront Really Costs

Many buyers arrive dreaming of a four‑bedroom, pool, two‑car garage, and boat dock on deep water—on an 800,000 dollar budget. Kelly’s role is to reset expectations:​

• The closer you are to the ocean and port, the higher the prices; moving farther west stretches dollars but may require remodeling.​

• In Fort Lauderdale, Intracoastal waterfront tends to be the priciest, followed by New River frontage, then navigable side canals where entry‑level waterfront can start around a million dollars.​

• Choosing the right lot and location—even if the house is just “ehh”—often matters more for long‑term resale than finding a fully finished interior.​

She encourages buyers, especially those not in their “forever home,” to prioritize lot quality, no‑fixed‑bridge access, and future saleability over perfection on day one.​

Hurricanes, Risk, and Being an Absent Owner

For out‑of‑state or international buyers, hurricanes loom large, but Kelly notes that building codes changed dramatically after Hurricane Andrew, making newer homes stronger and more tightly regulated.​

Key points she makes:

• Post‑Andrew construction uses reinforced concrete, stricter roof strapping, and more rigorous standards for waterfront structures.​

• The most common hurricane issues are power loss, heat, and temporary water and internet outages, not houses blowing away.​

• For part‑time residents, hiring a local caretaker or home‑watch service (or relying on good neighbors) is essential for checking the home and securing boats and property before storms.​

She describes how waterfront communities often band together before hurricanes—tying boats across canals and helping older or absent neighbors secure their docks.​

Condos vs. Houses: Assessments, HOAs, and Amenities

Kelly outlines a more complicated picture for condos, especially older buildings on or near the beach. Factors she highlights include:​

• Concrete restoration and structural requirements have driven large special assessments, sometimes 50,000 dollars or more, which can devastate owners on fixed incomes.​

• Insurance and HOA fees in older beachfront buildings are high, reflecting maintenance and risk.​

• Newer condos may be structurally stronger and loaded with amenities—dog sitting, concierge, car elevators—but those features push HOA fees even higher.​

For some buyers, a newer condo in the right location can still be an excellent investment; for others, a single‑family waterfront home with known maintenance costs may be a better fit.​

Market Snapshot: Inventory, Prices, and a Shifting Landscape

Kelly notes that inventory for both single‑family homes and condos is up roughly 25% over last year, while closed sales are down about 10%. Interestingly, prices remain about 3% higher, suggesting a market that is shifting but not collapsing.​

She observes:

• Days on market are increasing, giving buyers more leverage in some segments.​

• Slight interest‑rate drops spur some activity but have not yet fully “kick‑started” demand.​

• Political uncertainty and election cycles often lead buyers to sit on the sidelines until changes become clearer, regardless of which party wins.​

In her view, it is currently a buyer’s market, especially for those working with an agent who understands neighborhood‑level nuances and can spot overpriced or long‑sitting properties ready for negotiation.​

Crafting Offers That Win (It’s Not Just Price)

Drawing on both her corporate negotiating experience and tips learned working with Marty, Kelly explains that winning offers are about terms and seriousness, not just headline numbers.​

Her strategies include:

• In multiple‑offer situations, lead with a fair price plus a strong escrow deposit, delivered with the contract to signal real commitment.​

• Keep inspection periods short (often around 7 days) rather than asking for 20 days, which can turn off sellers.​

• Use realistic closing timelines—around 45 days for financed deals and as short as 15–30 days for cash offers—while signaling flexibility to close early if everything is ready.​

She warns that many investors lob in low‑effort offers with tiny deposits and long contingencies without ever seeing the property, creating “noise” that serious buyers must cut through with thoughtful, clean terms.​

Investors, Teardowns, and Airbnb Strategy

For investors eyeing South Florida waterfront, Kelly outlines two main paths:

• Vacation rentals: The sweet spot is usually at least three bedrooms, a pool, and some unique lifestyle features like kayaks or paddleboards to maximize occupancy and nightly rates.​

• Teardowns and new builds: Many 1950s homes on the water are no longer economically salvageable, especially when new elevation rules and 50% renovation thresholds can force raising floors, lowering ceilings, and ultimately redoing the roof.​

Interestingly, she sees investors often prefer paying more for a large‑lot teardown than for a nicely remodeled but smaller or less‑ideal property, because lot size, access, and no‑fixed‑bridge canals drive their long‑term exit strategy.​

Integrity, Relationships, and a Life Built on the Water

In a crowded, competitive real estate market, Kelly differentiates herself with hands‑on service and strict integrity. She never uses lockboxes on her listings, always shows the homes herself, and believes her job is to sell both the property and the lifestyle she personally lives.​

She’s willing to lose a sale rather than gloss over issues, maintaining trust with both clients and fellow agents in what is ultimately a small community. And when she looks back, her only real regret is staying in corporate life as long as she did; working for herself in real estate has been more fulfilling, more flexible, and ultimately more successful.​

Favorite Quotes and Concepts

• “If you’re not truly a water person, you may be happier on a dry lot than paying for a dock you’ll never use.”​

• “Ask about the seawall before you obsess over the roof—seawalls are one of the most expensive surprises on the water.”​

• “In a hot listing, it’s not always the highest price that wins; it’s the fair price with a big escrow check and clean terms.”​

• “If you’re buying something that’s not your forever home, buy the best lot and location you can. The house can change later.”​

• “Integrity comes before the deal—before the money, before the closing, every time.”​

About The Marty Davis Show

The Marty Davis Show showcases the stories behind South Florida’s entrepreneurs, professionals, and community leaders who turn stumbling blocks into stepping stones. Host Marty Davis, a business attorney and entrepreneur, uses deep local knowledge and candid conversations to uncover practical insights on law, real estate, finance, and lifestyle across Miami and Fort Lauderdale.​

Each episode is shot in iconic local venues and designed to help viewers make smarter decisions about their businesses, investments, and lives in South Florida.​