Paradise Cay Investments: Marina Living Basics

Imagine stepping from your backyard straight onto your boat and cruising into San Francisco Bay. If that sounds like your kind of lifestyle, Paradise Cay in Tiburon might be on your radar. Marina living here blends daily Bay access with a few extra responsibilities that smart buyers and sellers should understand. In this guide, you’ll learn the basics of Paradise Cay ownership, from docks and dredging to flood risk, permits, and due diligence. Let’s dive in.

Paradise Cay at a glance

Paradise Cay is a small, waterfront neighborhood on the east side of the Tiburon Peninsula where many homes include private docks. The community was developed in the 1960s on filled tidelands and sits directly on Richardson Bay, offering quick access to the wider San Francisco Bay. You can read more about the area’s history and layout in the overview of Paradise Cay, California.

Nearby, Paradise Beach Park provides picnic areas, a pier, and water access that add to everyday outdoor options for residents. Explore the park details on the county’s page for Paradise Beach Park.

CSA 29 and dredging basics

Paradise Cay is served by Marin County’s County Service Area No. 29 (CSA 29), which manages bay-related maintenance for community waterways and entry channels. Because the inlets are shallow, periodic maintenance dredging is required to keep channels navigable. Marin County Public Works maintains the official record of surveys, permits, and budgets for Paradise Cay on its CSA 29 documents page.

Funding for dredging has historically included special taxes or assessments tied to the community. You can review examples of line items and planning in the county’s CSA 29 baseline budget materials. If you own or buy a waterfront property here, expect dredging to be a recurring topic that can affect access and long-term costs.

How docks work here

Paradise Cay functions as a residential marina enclave rather than a public, transient-use marina. Many docks are privately owned and attached to specific parcels, and maintenance for individual docks is typically the owner’s responsibility. Channel dredging and broader waterway maintenance are organized through CSA 29, while dock repairs or modifications usually require permits and private contractors. The county’s archive of permits and surveys on the CSA 29 documents page is a helpful starting point when you evaluate a specific property.

Ownership costs to plan for

• CSA 29 assessments or special taxes that support navigable channels.
• Dock upkeep, structural inspections, and repairs over time.
• Homeowners insurance and potential flood insurance, depending on lender and location.
• Permitting and engineering costs for any in-water work or dock replacement.
• Future resiliency needs related to sea level rise and shoreline adaptation.

Flood and sea level rise essentials

Parts of Paradise Cay are low-lying, and local agencies have identified them as vulnerable in future sea level rise scenarios. The Town of Tiburon outlines shoreline planning efforts and adaptation work on its page for Sea Level Rise and Shoreline Adaptation. Marin County’s BayWAVE program provides countywide vulnerability assessments that explain potential tidal flooding and storm impacts; see the BayWAVE overview for context.

Lenders and insurers may require flood insurance based on FEMA flood maps and property specifics. Always check the current FEMA map status for the parcel, request quotes from insurers, and discuss any lender requirements early in your timeline.

Permits for docks and in-water work

Work in and around the Bay commonly requires permits from federal and state agencies. Maintenance dredging and many shoreline changes involve reviews by the U.S. Army Corps of Engineers and the San Francisco Bay Conservation and Development Commission. You can see the regional permitting landscape on BCDC’s permit application tracker, and browse Paradise Cay’s dredging permit history in the county’s CSA 29 documents.

Boating and navigation notes

Paradise Cay offers convenient access to San Francisco Bay, Angel Island, and beyond. Local waters, including nearby Raccoon Strait, can experience strong currents that challenge smaller craft, so timing trips with tides is important. For a plain-language overview of Bay currents, see the Bay Area Sea Kayakers primer on currents and tide planning.

Before bringing in a larger vessel, confirm depths at both low and high tide using the most recent channel surveys. Joining local boating groups or consulting experienced skippers can make your first outings smoother and safer.

Buyer and seller checklist

Use this list to organize your due diligence. Ask your agent to help you collect documents and contacts.

Title and dock rights

• Verify whether the dock or slip is deeded with the parcel or governed by separate agreements. Confirm any recorded easements for access.

Dredging and maintenance records

• Request recent CSA 29 condition surveys, post-dredge reports, and meeting materials from the county’s CSA 29 documents page. Note any planned dredging windows or access constraints.

Flood and climate risk

• Review FEMA flood mapping for the property and ask for insurance quotes early. Read the Town’s shoreline adaptation page and Marin’s BayWAVE resources for local context.

Lender and insurance requirements

• Confirm if flood insurance is required or recommended, how premiums are calculated, and any waiting periods before coverage takes effect.

On-water operations

• Confirm water depth at your dock at low tide and your dock’s usable length. Plan navigation around local currents using reliable tide tools and recent surveys.

CSA and assessments

• Ask for written confirmation of any current or future CSA 29 assessments. Review budget documents like the CSA 29 baseline budget to understand cost history.

Environmental protections

• Check for eelgrass or bird nesting windows that could limit timing for dock work. County dredge files on the CSA 29 documents page often include environmental reports.

Professional inspections

• Hire a marine or structural engineer to inspect the dock. Order a full home inspection with attention to water intrusion and foundation conditions, and consider a permitting specialist for scope and timeline.

Market and investment notes

Tiburon is a premium Bay Area market where waterfront homes attract buyers who value Bay access and views. Homes with private docks can have a more specialized buyer pool, so market time and pricing depend on dock condition, channel access, and documented maintenance. When you evaluate value, lean on recent local comps, current CSA 29 records, and clear inspection findings rather than broad averages.

Is Paradise Cay right for you

If you love being on the water and are comfortable planning for dock upkeep, assessments, and permits, Paradise Cay offers a rare marina lifestyle in Marin. With the right preparation and expert guidance, you can enjoy the benefits of private dock living and protect your investment. If you are weighing options or want a second opinion on a specific property, we are here to help.

Ready to talk next steps or tour waterfront options in Tiburon? Reach out to Team O'Brien - David & Deirdre for local guidance tailored to your goals.

FAQs

What is CSA 29 in Paradise Cay?

• CSA 29 is a Marin County service area that organizes and funds bay-related maintenance for Paradise Cay, including dredging and channel upkeep, with records available on the county’s CSA 29 documents page.

How often are channels dredged and who pays?

• Dredging occurs periodically based on navigation needs and permits, and costs are typically covered by CSA 29 budgets and assessments, as detailed in county budget materials.

Do all Paradise Cay homes have private docks?

• Many homes have private docks or direct water access, but configurations vary by parcel, so you should verify dock rights and condition during due diligence.

What should I know about flood insurance here?

• Parts of Paradise Cay are low-lying, so check FEMA flood maps and obtain insurance quotes early, and review local context from Tiburon’s shoreline adaptation page and Marin’s BayWAVE overview.

Are there public guest slips in Paradise Cay?

• Paradise Cay functions as a residential marina community rather than a public transient marina, so you should not expect public guest slips; confirm any short-term mooring options with property-specific information and local resources.