On February 24, 2025, as headlines swirled around tariffs and market volatility, Blackstone quietly made a $5.65 billion move that sent a clear signal to savvy investors: smart money marina investments are the next frontier in alternative real estate.

The world’s largest alternative asset manager (with more than $1 trillion in AUM) has agreed to acquire Safe Harbor Marinas, the largest marina and superyacht servicing network in the U.S., from Sun Communities, Inc. (NYSE: SUI). (source: Blackstone) 

Blackstone recognized a resilient, undercapitalized asset class with long-term upside. 

“Blackstone’s substantial investment in marina real estate is a powerful validation of the trends we identified early on,” says Dallas Hayden, co-founder of New Haven Marinas. “Marinas are quickly becoming the next multifamily, just as that sector boomed in the late ’80s.” 

This wasn’t a speculative bet. It was a strategic acquisition rooted in the fundamentals: asset scarcity, rising coastal demand, and the stable, diversified income streams that marinas offer. 

Blackstone Marina Acquisition: A Power Play 

With high barriers to entry, attractive yields, and lifestyle-driven demand, marinas are becoming the next wave of smart money investments. Major players like Blackstone entering the marina space signal that this niche real estate class is gaining serious institutional interest. 

As Heidi Boyd, Senior Managing Director at Blackstone Infrastructure, put it: 

“Marinas benefit from key long-term thematic tailwinds, including the growth of travel and leisure, as well as population inflows into coastal cities.” 

Marina investments offer higher per-unit economics, better retention, and growing appeal among high-net-worth individuals than traditional real estate sectors. An in-depth article on the value of the marina investment class is “10 Reasons Why Marinas Are Great Alternative Investments.”

Occupancy & Profitability Trends: Riding a Rising Tide 

Marinas across the country are seeing historically high occupancy rates, driven by a demand that consistently outpaces supply. Waitlists are the norm. Rates for slips and dry stack storage have climbed steadily since 2022. 

According to Marina Dock Age, higher occupancies continue to be the norm, with several key factors fueling demand: 

1. A limited supply of well-located marina properties 
2. Rising demand for secure boat storage 
3. A surge in impulse boat purchases, particularly at seasonal boat shows
4. A lack of alternative storage options.

Suburban and rural marinas are also benefiting from long-term migration patterns, with many new boat owners purchasing second homes near lakes, rivers, and coastal areas — a trend that began during the pandemic and shows no signs of slowing. 

As more Americans seek recreational access and second-home living near lakes, rivers, and coastlines, marinas will continue to benefit from robust, sustained demand. Occupancy is high, margins are strong, and the long-term fundamentals of the asset class are solid. 

Marinas: The Next Wave of Alternative Real Estate Investment 

Waterfront assets are no longer just luxury playgrounds. They have become serious investment opportunities as a result of rising affluence and a growing demand for experience-driven assets. 

Marina investments check every box: 

☑ High Cap Rates 

☑ Multiple Income Sources 

☑ Undersupply in the Market 

☑ High Tenant Retention 

☑ Year-over-year Property Value Growth 

☑ High Barrier to Entry for Competitors 

☑ Attractive Debt Service Coverage Ratio (DSCR) 

☑ Capital Expenditures Typically Recouped in Half the Time of Other Asset Classes ☑ Cash-on-Cash Return in 7–8 Years (New Haven Marinas: Typically 4–5 Years) 

While these trends are overwhelmingly positive for marina ownership, the real upside begins when a team like New Haven Marinas takes the helm. We acquire already-performing properties and apply strategic enhancements that transform them into high-performing, revenue-maximizing assets. 

Transforming Good Marinas Into Great Investments 

New Haven Marinas specializes in acquiring underperforming marina properties in high-demand locations nationwide and transforming them into high-performing assets. Once acquired, each property undergoes a strategic transformation designed to maximize operational efficiency, enhance the guest experience, and drive profitability. 

Our approach is multi-focused, and we enhance marina revenue by:

● Expanding revenue-generating capacity by constructing additional wet slips and docks 

● Deploying strategic capital improvements, including expanded parking, family-friendly amenities, and enhanced on-site security, to increase property value and guest retention 

● Streamlining operations through upgraded workflows and booking systems that drive higher occupancy and operational efficiency 

● Enhancing F&B and entertainment offerings to increase per-guest revenue and extend average stay durations 

● Revamping digital infrastructure, including websites and marketing funnels, to improve lead generation and direct bookings 

● Implementing disciplined expense management to grow net operating income (NOI) without compromising service quality 

These targeted improvements yield consistent year-over-year growth, more substantial investor returns, and optimal positioning for profitable resale or long-term holding. Every marina we acquire is an opportunity to create measurable value. 

The Dock Is Filling Up 

Blackstone doesn’t chase trends. It creates them. Their entry into the marina sector validates what informed investors already know—this asset class has both staying power and upside. 

But timing is everything. As more capital flows into this space, competition for high-quality properties will increase, and so will valuations. The window to enter the market at a value-driven price is narrowing. Investing at the beginning of this investment wave will yield greater returns for early investors. 

The question isn’t whether marinas are a strong play — it’s whether you’ll get in before the dock fills up. 

Partner With New Haven Marinas Investment 

New Haven Marinas has been navigating marina investments for years. We specialize in acquiring and revitalizing underperforming marina properties—adding value through strategic development and hands-on operations. Long before the headlines, we’ve built a proven track record in this space. 

Ready to learn more about marina investment opportunities? View New Haven Marinas’ Investment Offering. Contact us to schedule a strategy session.