It's a seller's market.

In my little town, there was always a slip available, until 2020 and everyone bought a boat for a covid project. Now, there's a lot more boats chasing the same number of slips. For that, there are wait lists, and the rates have been climbing until there are no more wait lists, as the market adjusts.

They aren't making more marinas in my town, it is hard to see where they could, without a gorzillion dollars in investment or some creative permitting. The gorzillion dollars in investment would never pay, so it is what it is. Population increase means inflation, and while they are making more people and more boats, they aren't making more shoreline.

I had some experience with Clearwater during the housing boom. Marinas were being bought up left and right to build more condos, because back then building a condo was a golden ticket. So, the wait lists there and then, started getting longer, I think it was >5 years for the city dock, which was prime, vs. other places were either much more expensive, or sub par for being further from the gulf.

A slip is essentially real estate, and for that subject to the same rules, first 3 of which are location. If housing is tight, someone with a dog, not even a pitbull, is going to be noped on, because the landlord can find someone else without at dog. But if there are more places than people, landlords will be more accepting, and just dealing with the inevitable cat pee smell.

Moorings seem like more of a pita, but, there's more water than land, so should be a cheaper or more available option. In HCOL areas like NYC, San Fran, Vancouver, etc. I think even those are tight.

I think a good solution might be rental boats, or boat sharing, in general more collectivism. Trouble with rentals, is like a week's rental is my entire boating budget for the year as an owner with low standards. Or, I've considered a share, but I'm pretty sure anyone that shares with me will be disappointed in how I keep my gear, and I'd expect some friction. People are too in love with their boats, where I see mine as a utilitarian thing, a racing machine that doesn't need to be shiney, but fast. I'm more interested in sailing than polishing or keeping the thing bristol.

One of the marinas I'm familiar with chainsaws a few derelict boats each year. They lose the fee, then they lose in labor for the chainsawing, overall it costs to dispose of the boat. So, that's why some places might not want older boats owned by people that think the wind is free. Those people might not have the money, or, be willing to pay it, and so the marina has to chase them down for cash. I'm not sure the ship's store is really a factor, it is more like a little bonus for the marina that is making off of slips or service.

Might be PE, but the marinas in my town, aren't, I've interacted with the owners. It sounds like conditions are similar, just that yours have gone to the next level likely for being a bigger population. I'm guessing Portland? I bet it looks better up the coast a bit.