Marina loans usually come from SBA 7(a) and 504 loans, USDA Business and Industry guaranteed loans for marinas in rural areas, conventional bank loans, and seller financing when you buy an existing marina. Lenders focus on how the marina earns its money (slips, storage, fuel, service, boat sales), how seasonal that income is, and the condition of the docks, bulkheads and waterfront land.
Marinas sit under our entertainment and recreation loans guide. This page covers buying, building and upgrading a marina: the programs and their published limits, the SBA eligibility questions marina buyers should settle early, seasonal working capital and what lenders ask to see.
Financing options for marinas
Figures checked on September 21, 2026, against the program pages listed under Sources.
| Option | Published limit | Longest term | Fits |
|---|---|---|---|
| SBA 7(a) | $5 million per loan | 25 years for real estate; 10 years for equipment or working capital | Buying an operating marina, including the business, land, equipment and working capital |
| SBA 504 | $5.5 million per loan | 10, 20 or 25 years | Land, buildings, construction and equipment with at least a 10-year useful life |
| USDA Business and Industry (B&I) | No maximum stated on the program page | Up to 40 years | Marinas in areas outside cities or towns of more than 50,000 people |
| SBA CAPLines and SBA Express | Express: $500,000 | Express revolving lines: up to 10 years | Seasonal inventory, receivables and labor |
| Equipment financing | Set by the lender | Set by the lender | Travel lifts, forklifts, work boats, pump-out and fuel equipment |
| Bank loan | Set by the lender | Set by the lender | Established marinas with strong records and a larger down payment |
| Seller financing | Negotiated | Negotiated | Closing a gap between the price and the senior loan |
Rates depend on the lender, the program and your finances, so we have not listed a rate range. Compare offers by APR (the yearly cost of the loan, including interest and most fees) and ask each lender for a written list of its fees. SBA 504 loans also carry program fees that the SBA says total “approximately 3% of the debt.”
Two SBA eligibility questions for marinas
Operating business or landlord?
SBA rules exclude “passive businesses owned by developers and landlords that do not actively use or occupy the assets acquired or improved with the loan proceeds” (13 CFR 120.110). The 504 program also cannot be used for “speculation or investment in rental real estate” (SBA 504).
A marina that runs its own fuel dock, ship store, service yard, storage and transient slips looks like an operating business. A property where the owner mainly leases the whole waterfront to an operator, or rents out buildings to unrelated tenants, can look more like investment real estate. If part of the property is leased to others, such as a restaurant, give the lender the leases and a revenue breakdown by source, and ask how it will treat them.
Public marina or private club?
The same regulation also excludes “private clubs and businesses which limit the number of memberships for reasons other than capacity.” A marina that rents slips to the public is usually a different case from a yacht club that caps its membership. If slips are tied to memberships, or the marina has a membership model, raise it with the lender before you apply.
SBA 7(a) and 504 for buying or building a marina
The 7(a) program goes up to $5 million. Eligible uses include real estate, machinery and equipment, working capital and “changes of ownership (complete or partial).” SBA sets maximum maturities of 25 years for real estate and 10 years for equipment. For a marina purchase, one loan can cover the land, the operating business, a travel lift and some starting working capital.
The 504 program funds “the purchase, construction or renovation of existing buildings or land” and “long-term machinery and equipment with a useful remaining life of a minimum of 10 years,” up to $5.5 million, with 10-, 20- or 25-year terms. It suits building a new service building, dry-stack storage or bathhouse, or buying heavy long-life equipment. It cannot be used for working capital or inventory. Since July 4, 2026, borrowers can combine 7(a) and 504 loans for up to $10 million. Our 7(a) vs 504 guide compares the two.
Rule change on October 1, 2026. The SBA’s updated rulebook for 7(a) and 504 lenders, SOP 50 10 8.1, was published on August 14, 2026 and takes effect on October 1, 2026. If your marina purchase is in process around that date, ask the lender in writing which version applies and what equity injection it will require.
USDA B&I for rural marinas
Many marinas sit on lakes and rivers outside large cities. The USDA Business and Industry Guaranteed Loan program guarantees lender loans in “rural areas not in a city or town with a population of more than 50,000 inhabitants.” Its eligible uses include “business conversion, enlargement, repair, modernization, or development,” the purchase and development of land and buildings for commercial properties, machinery and equipment, and acquisitions that “maintain business operations and create or save jobs.” Marinas are not named on its eligible or ineligible lists, so confirm eligibility with a participating lender.
- Guarantee to the lender. 85% for applications under $5,000,000; 80% at $5,000,000 or more.
- Term. “The loan term will not exceed 40 years.”
- Fees. An initial guarantee fee of 3% of the guaranteed amount and an annual retention fee of 0.55% of the guaranteed portion of the outstanding balance.
- Not covered. Lines of credit and “owner-occupied and rental housing” are on the ineligible list, as are golf courses, which matters if the property includes one.
Equipment, docks and seasonal cash flow
Travel lifts, forklifts for dry-stack storage, work boats and fuel systems can be financed on their own with equipment financing, where the equipment secures the loan. This keeps a real estate loan for the land and structures and lets you replace equipment on its own schedule. For large machinery, see our guide to heavy equipment financing.
Most marinas earn the bulk of their revenue in the boating season but pay insurance, taxes, payroll and debt service all year. SBA CAPLines “finances the seasonal increases of accounts receivable and inventory — or in some cases associated increased labor costs,” and can be revolving or non-revolving. SBA Express allows revolving lines of credit of up to 10 years, with a $500,000 maximum. Outside the SBA, a conventional business line of credit is the usual tool. Our guide to lines of credit for seasonal cash flow gaps explains how to size one.
What lenders look for
- Several years of results, by revenue line. The SBA’s guide to buying a business lists financial statements, tax returns, contracts and leases among the documents to review. For a marina, add a slip roll with annual and transient rates, storage contracts, fuel volumes and service revenue by month.
- The waterfront itself. Whether you own the submerged land or lease it, the remaining term of any lease or permit, and the condition of docks, pilings and bulkheads all affect what a lender will lend. The SBA guide flags zoning, permits and environmental concerns when real property is part of a purchase; fuel storage is a common one at marinas.
- Your experience. Marina, boatyard or hospitality experience, or a plan to keep or hire an experienced manager.
- Your equity and credit. SBA borrowers must “have reasonable owner equity to invest.” Owners usually sign a personal guarantee.
- For new marinas or expansions: a feasibility case. Lenders will want projected slip occupancy and rates backed by local demand, plus permits and a construction budget. The SBA 504 program asks for “a feasible business plan.”
Pitfalls to watch
- Short waterfront leases or permits. A lender may not lend past the end of a submerged-land lease. Check the remaining term before you agree a price.
- Underbudgeting the infrastructure. Docks, pilings, bulkheads and dredging can cost more than buildings. Get them inspected and put the repairs in the loan request.
- Ignoring the off-season. A loan payment that is easy in July can be hard in January. Line up working capital before you close.
- Relying on seller-reported cash. Lenders underwrite what the tax returns and bank deposits show.
- Assuming a membership model fits SBA rules. Check it with the lender first.
Marina loan FAQs
Can I get an SBA loan to buy a marina?
Often, yes, if the marina is an operating business open to the public. SBA 7(a) loans cover changes of ownership up to $5 million, with up to 25 years for real estate. SBA rules exclude passive landlords and private clubs that limit membership for reasons other than capacity, so share your revenue breakdown and any membership terms with the lender early.
Is there a USDA loan for marinas?
The USDA Business and Industry program guarantees lender loans for businesses in areas outside cities or towns of more than 50,000 people, with terms of up to 40 years. Marinas are not named on its lists, so ask a participating lender whether your project qualifies.
Can I finance docks and a travel lift separately?
Yes. Equipment such as a travel lift can be financed on its own with equipment financing. Dock and building construction fits the SBA 504 program or a commercial real estate loan.
How do I cover expenses in the off-season?
A line of credit, drawn in the slow months and repaid in the busy ones, is the usual answer. SBA CAPLines and SBA Express lines are options, as are conventional lines from banks and online lenders.
Next step
If you are looking at a marina, start with three years of financial statements and tax returns, a slip and storage roll, the terms of any waterfront lease or permit, and an inspection report on the docks and fuel system. Our entertainment and recreation loans page explains how SMB Compass helps you compare offers from the lenders we work with. Related: RV park and campground loans and golf course loans.
Sources
- eCFR: 13 CFR 120.110, ineligible businesses
- SBA: 7(a) loans
- SBA: 7(a) terms, conditions and eligibility
- SBA: 504 loans
- SBA: Small businesses now eligible for $10 million in SBA financing
- SBA Information Notice 5000-880695: Issuance of SOP 50 10 8.1
- SBA: Types of 7(a) loans
- USDA Rural Development: Business and Industry Guaranteed Loan
- SBA: Buy an existing business or franchise
About this page. Written by Ezra Cabrera, Content Team Lead at SMB Compass. Figures were checked against the primary sources listed above on September 21, 2026; lenders change their terms, so confirm current terms before you apply, and let us know if you spot a figure that has changed. SMB Compass is a business financing broker: we don’t lend our own money, and we are paid by the lenders we place loans with. This page is general information, not financial, legal or tax advice.