ali@alissawestmoreland.com / Premiere Property Group, LLC Broker Licensed in the State of Oregon
Floating Homes Basics
All you need to know about life in a floating home in Oregon
This is a Floating Home
This is a Houseboat
This is a Boathouse
Combination Home with a Boathouse
What is a Floating Home?
A floating home is a unique type of house built on a floating platform on water bodies, allowing it to rise and fall with the water levels. You can typically find them in marinas, aka ‘moorages’, on rivers, lakes, and coastal areas.
In Portland, floating homes are very popular along the Columbia and Willamette Rivers. The main purpose of a floating home is to serve as a residence so at moorages where you find them, the houses are connected to sewer, water, electricity, and other utilities.
Floating house construction
Floating homes are constructed similarly to a conventional home, with a lot of consideration being put into the design, planning, and execution by architects and builders, One of the main differences is that, instead of a foundation, they sit on top of a float.
A Float - is essentially the foundation of a floating home and there are various ways to construct it, including:
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Logs and Stringers: Logs running vertically with wood or steel stringers running horizontally.
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Cement: Hollow or specially constructed cement that can float.
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Older Methods: Steel boxes or tires cobbled together with another part of the float encapsulated in styrofoam which provides the flotation. These are then inserted into the grid of logs and stringers to balance and elevate the house.
Float Longevity - A float can last indefinitely if you maintain it properly. A new float is usually given a 50-year lifespan, but you can extend it by maintaining the logs, regularly cleaning around the home, periodically replacing the stringers, adding more flotation, preventing vegetation from growing on the wood, and ensuring that river animals don’t live under it. Apart from keeping it in top shape, you should also conduct proper inspections by professionals so your floating home remains safe and secure for many years.
How Plumbing Works in a Floating Home
Plumbing in a floating home may look different than a traditional house, but it’s highly effective—and environmentally responsible.
Water Supply
Fresh water comes from the city’s municipal system and is routed down the dock via insulated lines. Each floating home is typically connected to this supply through an individual line, and in most moorages, water is individually metered for each home. In some cases, water service is included in HOA or moorage dues, but the delivery system is similar: clean, pressurized water is piped directly from land to each home’s hookup at the dock.
Wastewater and Sewage
Wastewater from sinks, showers, and toilets flows down into a holding area beneath the floating home, often called a honeypot or catchment basin. This is the lowest point of the home’s plumbing system, typically located outside and underneath the structure.
Inside the honeypot is a grinder or lift pump that moves both greywater (from sinks and showers) and blackwater (from toilets) into a shared plumbing line running beneath the main dock. This dockline serves the entire moorage.
At the far end of the dock, there is usually a secondary, larger pump station or moorage-level catchment basin. Here, multiple high-powered pumps push all collected wastewater up to the city sewer system, where it is processed just like sewage from land-based homes.
Environmentally Friendly
Despite their unique plumbing setup, floating homes and marinas are designed to be environmentally safe. No sewage is discharged into the river—everything is contained and pumped into proper city infrastructure. Many marinas are considered very clean, with strict regulations ensuring all wastewater is handled responsibly.
Key features of floating homes in Oregon
Several features make a floating home different from houses on land:
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Construction: Floating homes are built on a buoyant foundation called a ‘float’ usually made of concrete, wood, or steel pontoons. They are permanently moored and connected to utilities;
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Lifestyle: They offer a unique lifestyle starting with the stunning water views you’ve probably seen when you’ve walked by. In addition, nature is right at your doorstep giving you a great opportunity to enjoy activities like boating, fishing, and kayaking;
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Communities: While your floating home is your sanctuary, living in one is also about embracing a vibrant and close-knit community. Popular moorages in Portland include Jantzen Beach, Hayden Island, and Bridgeton.
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Regulations: There are specific zoning laws and regulations that govern building, buying, and living in a floating home, including permits and inspections to ensure safety and environmental compliance.
Floating homes combine the comforts of traditional living with the beauty and tranquility of life on the water. Portland, Oregon, is a great place to buy one and immerse yourself in this unique lifestyle.
How Floating Homes Are Anchored
Floating homes may move gently with the water, but they’re carefully secured in place using a well-engineered system of pilings, docks, and anchor points.
At the core of every moorage is a main dock or walkway, held steady by vertical pilings driven deep into the riverbed. These pilings act as guideposts and anchor points, allowing both the dock and the homes to rise and fall naturally with changing water levels due to tides or seasonal fluctuations.
Each floating home is typically secured by piling rings or collars that slide up and down the pilings. These rings are connected to the home, keeping it close to the dock while still allowing vertical movement. Additional chains or lines—often draped into the water—are anchored to either the dock, the collar, or secondary pilings between homes, which helps maintain spacing and prevent drifting.
Some moorages use pilings between every home, while others alternate, sharing pilings between neighboring homes. In all cases, the system is designed to ensure homes remain secure, evenly spaced, and responsive to water level changes.
Even the dock ramps and gangways are built to float or pivot, ensuring continuous and safe access regardless of river conditions. It’s a smart, flexible system that keeps floating homes secure while respecting the natural movements of the water.
History and popularity of floating homes in Portland, Oregon
Floating homes in America have a long and rich history, evolving from simple fishing shacks anchored to riverbanks to modern, luxurious residences. Initially, these homes were modest, mainly for fishermen and boating families.
With the development of moorages and dock systems in the 1950s, floating homes became an affordable way to enjoy river life in the waterways of Oregon. Over time, they transformed into desirable properties with high-end features like hardwood floors and granite kitchens.
Today, floating homes are considered personal property and are taxed accordingly. You can find them in many moorages varying in lifestyle and price.
Benefits of Living in a Floating Home
Living in a floating home offers a sustainable, nature-connected lifestyle with all the comforts of a modern house. Eco-friendly materials, energy efficiency, and stunning water views combine to create a peaceful, vacation-like environment every day.
1. Unique Lifestyle and Community
Floating homes offer a quiet, waterfront lifestyle with strong community vibes. While some moorages have rules—like no pets, subleasing, or short-term rentals—many provide a condo-like setting with fewer crowds and spectacular views. Be sure to check moorage rules to ensure they fit your lifestyle.
2. Nature and Sustainability
Built with green materials and energy-efficient systems, floating homes reduce your ecological footprint while keeping you connected to nature. From solar panels to wastewater recycling, these homes embrace modern sustainability without sacrificing comfort.
3. Water Activities and Active Living
Living on the water means instant access to boating, kayaking, fishing, and more. Whether you’re into high-energy sports or peaceful paddleboarding, your gear is steps away. Outdoor living boosts well-being, replacing stress with calm and joy.
This is a Floating Home
This is a Boathouse
This is a Houseboat
Combination Home with a Boathouse
Floating Homes vs. Other Floating Structures
Portland, Oregon is home to several types of floating structures beyond just floating homes. At www.FloatingHomesForSale.com, we also help buyers and sellers with boathouses and combos—each offering distinct features and lifestyles.
1. Boathouse
A boathouse is like a floating garage—designed to store and protect boats. Unlike floating homes, they aren't for living in and don’t have residential amenities.
2. Combo (Combination)
Combos are floating homes with integrated boat garages. Ideal for boat lovers and weekenders, combos offer convenience but may limit outdoor space and river views due to boat access orientation.
3. Houseboat
Unlike floating homes, houseboats have motors and are mobile. While they offer flexibility and adventure, they often come with trade-offs like smaller space and less stability. Many confuse them with floating homes, but they’re quite different.
4. Floating Home Styles
Portland’s floating homes range from cozy and rustic to modern and luxurious. Whether you want a compact retreat or a spacious, amenity-rich home, there's a style to fit your taste and lifestyle.
5. Customization Options
Floating homes can be highly personalized—from layout and finishes to solar panels and eco-friendly features. Design your dream waterfront space to reflect your unique style and values.
Buying a Floating Home
Steps to purchase a floating home
Step 1: Research and Budgeting: Start by researching the floating home market in Portland and setting a budget. Consider all costs, including the home price, moorage fees, insurance, and maintenance.
Step 2: Find a Real Estate Agent and Secure Financing: Work with a real estate agent who specializes in floating homes. Obtain a specialized floating home loan from lenders like Trailhead Credit Union or Banner Bank.
Step 3: Visit, Inspect, and Understand Moorage Rules: Tour potential homes and conduct thorough inspections, including float, structural, and mechanical systems. Review marina rules to ensure they align with your lifestyle.
Step 4: Make an Offer and Get Appraisals: Make an offer on your chosen home with the help of your agent. Get market value and float appraisals, and obtain floating home insurance.
Step 5: Finalize the Purchase and Move-in: Complete the necessary paperwork, finalize the loan, and pay any additional fees. Once the purchase is complete, move into your new floating home and enjoy the unique lifestyle.
Alissa Westmoreland
Floating Home Expert
Contact Email: ali@alissawestmoreland.com
Contact Phone: 503-951-9765
Financing options and considerations
If you’re thinking of buying a floating home in Oregon, these are the main financial options to keep in mind:
Financing Options:
Specialized Loans: Floating homes in Portland, Oregon are considered personal property, not real estate, so they don’t qualify for traditional mortgages so you'll need a specialized floating home loan. We work with specialist lenders that offer these loans and have many years of experience.
Down Payment: You should prepare for a typical down payment of 20-30% of the home's purchase price.
Loan Terms: Depending on your situation and the floating home you might want to buy, loan terms can vary greatly. We’ll help you navigate these options so you can choose the best for you, whether it’s a 15, 20, or 30-year fixed-rate loan a balloon loan, or any other alternative.
Interest Rates: Interest rates for floating home loans are typically 0.5 to 1.5% higher than those for traditional home loans.
Considerations:
Float Condition: The condition of the float is crucial. A float inspection is a must to ensure it's in good shape.
Insurance: Floating home insurance is essential and it’s different from traditional homeowners' insurance. It typically includes coverage for the structure, personal property, liability, and flood insurance.
Moorage Fees: You'll need to lease a space in a marina, which comes with monthly moorage fees ranging from $400 to over $1,200.
Maintenance Costs: Regular maintenance of both the home and the float is necessary to ensure longevity and safety.
Legal Considerations: Understand the marina's rules and regulations, as well as any state laws governing floating homes.
By considering these financial options and factors, you can make an informed decision and enjoy the unique lifestyle of living in a floating home in Oregon.
Inspections and appraisals
If you’re considering buying a floating home in Portland, Oregon, it's important to conduct thorough inspections and appraisals to ensure you're making a sound investment. Here are some key steps:
Inspections:
Float Inspection: The float inspection is done to provide the buyer or seller with a snapshot of the health of the float on a given day. A diver evaluates the condition of the logs and stringers for rot or breakage. The numerical value given to the float in the float inspection corresponds to the length of time a lender will use the float as collateral for a floating home loan. Expect to pay around $700 for the float inspection.
Structural Inspection: Ensures the home’s structure is sound, including the framing, and roofing.
Moisture Intrusion Inspection: Use infrared scanning to detect any moisture issues, which are more prevalent in floating homes.
Mechanical Systems Inspection: Checks the plumbing, electrical, and HVAC systems to ensure they are in good working order.
Environmental Inspection: Tests for mold, radon, and other environmental hazards that could affect your health and safety.
Appraisals:
Market Value Appraisal: Determine the current market value of the floating home to ensure you're paying a fair price.
Float Appraisal: Assess the condition and value of the float, as it significantly impacts the overall value of the home.
Insurance Appraisal: Obtain an appraisal for insurance purposes to ensure you have adequate coverage for your floating home.
Conducting these inspections and appraisals will help you make an informed buying decision and enjoy the unique lifestyle that comes with living in a floating home in Portland.
Living in a Floating Home
Daily life and maintenance
Living in a floating home in Portland, Oregon, offers a balanced lifestyle with stunning waterfront views and a close connection to nature. However, daily life also involves regular maintenance so your home remains in good condition. This includes inspecting the float, structural components, and mechanical systems, and addressing and rectifying any moisture issues before they become a serious problem.
Utilities and services
Floating homes are connected to utilities in the same way as traditional homes on land. This typically includes access to electricity, water & sewage services, gas, and internet through connections at the dock. Many floating homes also incorporate eco-friendly solutions like solar panels and wastewater recycling systems to promote sustainability.
Safety and Security Tips
Safety is of great importance in floating home living. You should regularly inspect and maintain fire extinguishers, smoke detectors, and carbon monoxide detectors. It’s essential to have a clear escape route in case of emergencies and keep your home securely anchored to prevent drifting. Additionally, you must inspect pilings and mooring lines for wear and tear, and replace them as needed.
Follow these simple guidelines and you will enjoy the unique and rewarding experience of living in a floating home in Portland.
Popular Floating Home Communities in Portland
Neighborhoods and Moorages
A moorage or marina is where floating homes and boats are securely docked. Most use pile moorings—vertical posts driven into the riverbed—to keep homes stable against currents and wind. These piles are typically made of wood, steel, or concrete for durability.
Moorage facilities are usually owned by a single entity (person, business, or association) that rents out slips to floating homeowners or offers membership ownership. Some homeowners rent their slips, while others own the slip, meaning they hold rights through a submersible lands lease tied to the uplands.
Portland, Oregon boasts several popular moorages and neighborhoods for floating homes, each with unique amenities and vibrant communities.
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Oregon Yacht Club, founded in 1900, in the heart of Portland, Oregon. Premiere waterfront living on the Willamette River.
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McCuddy's Marina is a great option for providing boat moorage slips and boathouses.
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Salpare Bay Marina, located on Hayden Island, has 210 slips with state-of-the-art facilities and various amenities, making it a top choice for many buyers.
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Riverplace Marina on the Willamette River is an excellent choice if you want to stay close to downtown Portland. It offers transient moorage, short-term, and overnight options, as well as paddleboarding and kayaking opportunities.
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Big Eddy Marina is well-known for its gated floating home community, which provides a secluded and serene living environment with easy access to the river.
Each of these moorages offers a distinct character and lifestyle, from convenient urban settings with easy access to city amenities to more peaceful, nature-oriented environments. Whether you're looking for a bustling community or a relaxing retreat, Portland's floating home neighborhoods cater to a variety of preferences and needs. We, at www.FloatingHomesForSale.com, have the right experience and knowledge to guide you through your selection process and ensure a perfect fit for the floating home of your dreams.
Community amenities and features
Floating home communities in Portland, Oregon offer a variety of amenities and features that enhance the unique waterfront living experience. Amongst them are moorages with secure gated access, well-maintained docks, boat slips, and storage facilities for kayaks and paddleboards. You can also find moorages offering community clubhouses, fitness centers, and social areas for residents to get together and enjoy communal living events. Many floating home communities are pet-friendly, some have beautifully landscaped common areas, perfect for walking. Most have easy access to water-based activities like boating, fishing, and kayaking. In brief, there is a community for everyone. Make a list of ‘must have’ and ‘nice to have’ amenities and features before you start looking for your floating home so you can find the community that suits you best.
Legal and Regulatory Considerations
Zoning laws and regulations
In Portland, Oregon, floating homes are regulated under Title 28 of the City Code, which outlines specific requirements for floating structures. The regulations cover aspects like construction standards, maintenance, and safety measures to ensure the integrity and safety of floating homes. As a potential buyer, you need to familiarize yourself with them to ensure compliance and avoid any legal issues.
Permits and licenses required
When you purchase a floating home you must obtain various permits and licenses. These include permits for new construction, alterations, and repairs to ensure all work meets the city's safety and building standards. Additionally, separate plumbing, electrical, and mechanical permits may be necessary for any related work on the floating home. Make sure you have all permits for a smooth and legal transaction.
Homeowner association rules
Many floating home communities in Portland are governed by homeowner associations (HOAs), which enforce specific rules and regulations. These can include restrictions on pets, rental policies, and maintenance responsibilities. As a potential buyer, you should review the HOA rules to ensure your lifestyle and plans align with the community's guidelines. Understanding these rules helps maintain harmony within the community and ensures a pleasant living experience.
Cost of Living in a Floating Home
Living in a floating home in Portland, Oregon, offers a unique lifestyle, but you should understand the associated costs to avoid future problems. The team at www.FloatingHomesForSale.com is here to guide you and help you make the best choice.
Initial Purchase Costs
The initial purchase price of a floating home can vary widely, typically ranging from $150,000 to well over $1,000,000. Financing options are limited, often requiring a 20-30% down payment.
Ongoing Expenses
Moorage Fees: Monthly moorage fees range from $400 to over $1,200, depending on the location and amenities. These fees typically cover water, sewage, trash, and parking.
Maintenance: Regular maintenance is crucial for the longevity of a floating home. This includes inspecting and repairing the float, mechanical systems, and structural components. Annual maintenance costs can range from $1,000 to $5,000.
Utilities: Floating homes are connected to utilities like electricity, water, and sewage through dock connections. Utility costs are similar to those of traditional homes, but some floating homes also incorporate eco-friendly solutions like solar panels and wastewater recycling systems.
Understanding these costs will help you budget and enjoy the unique experience of living in a floating home in Portland.
