Florida Keys Waterfront Living: The Real Guide to Canals, Depths & Dockage

The Real Guide to Canals: Why This Matters

When you imagine owning a home in the Florida Keys, chances are you’re picturing pulling up to your dock, dropping the lines, and being on the water within minutes. But here’s the catch: not all canals are created equal.

Waterfront property in the Keys comes with nuances that can surprise buyers — shallow canals, low bridges, shifting shoals, or strong currents. For boaters, these details determine whether the dream matches reality. For some it comes to the sole use of the property, for instance someone who may want to spend their time solely on the bayside, going to restaurants and fishing the back country may want to consider a home only on the bay side with easy access to the Everglades versus someone who will primarily be spending their time offshore fishing.

This guide unpacks everything from canal depths and bridge clearances to neighborhood access routes and resale value — paired with our Interactive Florida Keys Canals & Depth Map for a visual breakdown.

🛥️ Understanding Canal Depth Categories

Depth is measured at Mean Low Water (MLW) — the lowest average tide. Here’s how it typically breaks down:

• Low-Depth Canals (≈5’ or less)
• Suited for flats boats, bay boats, skiffs, kayaks, and paddleboards.
• Affordable entry into waterfront living.
• Not ideal for large sportfishers or deep-draft boats.
• Medium-Depth Canals (≈6–7’)
• Great for center consoles, mid-sized sportfish, and family cruisers.
• Best balance between affordability and usability.
• Depth often varies with silting and tides.
• High-Depth or Deep-Water Canals (8’+)
• Considered the gold standard in the Keys.
• Accommodates larger boats and yachts with fewer restrictions.
• Rare, highly desirable, and almost always commands higher resale values.

💡 Pro Buyer Tip: Always ask about depth at both high and low tide, and confirm via tide boards or local boaters. It is important to know the nearest cut to cross from ocean to bay side.

📍 Notable Waterfront Neighborhoods

Venetian Shores (Islamorada, MM 86)

• Depth: 5–8 ft (varies).
• Highlights: Wide canals, direct ocean/bay access via Snake Creek.
• Buyer Profile: Serious anglers and offshore boaters who want both luxury homes and reliable boating access.

Port Antigua (Lower Matecumbe, MM 74)

• Depth: Medium, ~6–7 ft.
• Highlights: Private sandy beach, exclusive neighborhood feel.
• Buyer Profile: Upscale buyers seeking privacy, lifestyle amenities, and solid boating access.

Duck Key (near Marathon)

• Depth: 10 ft to the yacht basin, but some interior canals shallow to ~5 ft.
• Highlights: Resort-style living near Hawk’s Cay, mix of high-end and mid-range homes.
• Buyer Profile: Families and investors balancing lifestyle with rental income potential.

Key Colony Beach (Marathon, MM 53)

• Depth: ≈5 ft at dock ends.
• Highlights: Family-friendly, central Marathon location, golf course, strong rental demand.
• Buyer Profile: Buyers prioritizing community amenities and mid-sized boats.

Key Haven (Stock Island, MM 5)

• Depth: Marketed as deep-water, varies canal to canal.
• Highlights: Quick ocean access, highly sought by sportfishermen and charter captains.
• Buyer Profile: Boaters needing reliable deep-water dockage close to Key West.

Port Largo (Key Largo, MM 100)

• Depth: ~6–8 ft.
• Highlights: Wide ocean-side canals, direct deep-water access, high-end homes.
• Buyer Profile: Serious boaters who value quick blue-water access and large-lot homes.

🌊 Key Ocean–Bay Cuts (Access Points)

Tavernier Creek (MM 91)

• Depth: ~5–6 ft (shoaling common).
• Notes: Busy, narrow, with strong currents. Often dredged, but depths shift.
• Use: Major connector between bay and ocean; heavily trafficked.

Snake Creek (Islamorada, MM 86)

• Depth: Deep and reliable.
• Notes: Only drawbridge in the Upper Keys; 27’ clearance closed, opens on the hour.
• Use: A lifeline for Venetian Shores and nearby neighborhoods.

Vaca Cut (Marathon, MM 53.5)

• Depth: ~6–7 ft, shoaling possible.
• Notes: Strong tidal current; important cut for Key Colony Beach and central Marathon.
• Use: Direct shortcut for boaters crossing from the bay to ocean.

Channel 2 & Channel 5 Bridges (Lower Matecumbe)

• Depth: Deep, with ~65 ft bridge clearance.
• Notes: Excellent passages for offshore boats; highly desirable for nearby neighborhoods.

🏠 Why Dockage Equals Real Value

In the Keys, dockage is currency.

• Deep-water, long-dock properties can add six figures in resale value.
• Even if you don’t own a boat now, dockage is rental gold for seasonal tenants.
• Buyers who overlook dockage often regret it more than any other feature.

💡 Buyer Checklist Before Closing on a Waterfront Home

1. Ask about canal depth at MLW (Mean Low Water).
2. Confirm bridge clearance on your boating route.
3. Check for shoaling reports in local notices.
4. Look at seawall, dock, and lift condition (saltwater eats everything).
5. Factor in insurance & maintenance costs for seawalls and lifts.
6. Talk to neighbors — they’ll give you real draft/depth info.

🗺️ Interactive Map

We created an Interactive Florida Keys Canals & Depth Map to help buyers:

👉 Interactive Map Here

• Green markers = High depth (deep-water, rare, valuable)
• Orange markers = Medium depth (~6–7 ft)
• Red markers = Low depth (~5 ft or less)

Each marker includes notes on neighborhood access, estimated depth, and buyer considerations.

The Florida Keys lifestyle is about water first, house second. A beautiful home with shallow dockage might look perfect — until you realize your 32’ center console can’t make it out at low tide.

Smart buyers know:

• Canal depth, bridge clearance, and access routes are as important as square footage.
• Deep-water properties will always carry premium resale value.
• Working with a local expert who understands both real estate and boating is the best insurance policy for your dream.

When you’re ready to find your Keys waterfront escape, partner with an agent who knows the tides, cuts, and neighborhoods like a true local.