Shippan Point's Condo Deeds Often Include the Boat Slip. The Caspian Is Being Built Next Door.

On January 7, 2026, the Stamford town clerk recorded a $629,000 warranty deed. The property line reads "105 Harbor Drive Unit 107 & Marina Unit A-11." That one price covers two pieces of real estate, a condo and a boat slip. Two months later another deed bundled 105 Harbor Drive #117 with "Marina Unit-4 123 Harbor Drive" for $627,000. In that sale, the slip belonged to a different address on the same street.

That detail changes how a Shippan Point condo price should be read. On this part of the peninsula, a waterfront condo sale is often a package, and the city's deed book shows what each package sold for. A short walk away on Seaview Avenue, a seven-story former office building is becoming The Caspian, with 63 condominiums and a 57-slip marina. The developer expects its sales gallery to open in spring 2027. For now, the priced benchmarks for Shippan waterfront condos are the sales already recorded with the town clerk.

What the 2026 Deed Book Recorded

Stamford posts its monthly property transfer lists as public PDFs. From January through October 2026, they include these unit-address transfers on the Seaview Avenue and Harbor Drive side of Shippan. Dates are recording dates, which can trail the closing.

The prices group by street. All five 2026 transfers at 61 Seaview Avenue, home to the Marina Bay complex, recorded between $475,000 and $635,000. Harbor Drive ran higher and wider, from $500,000 to the year's top unit price of $1,030,000 at 123 Harbor Drive, the address of Palmer Landing. Marina Bay dates to 1981. Palmer Landing was built in 1984 and 1985, and Harbor House at 43 Harbor Drive was built around 1990. The peninsula's established condo stock comes from roughly one decade.

The Slip and the Garage Are Recorded as Their Own Units

Three of the Harbor Drive transfers above include more than an apartment. Two include marina units, and one includes a garage at 57 Harbor Drive. When a slip or garage is its own recorded unit, the deed price covers everything listed on the deed. Two condos in the same building can record the same price and still be different purchases.

105 Harbor Drive shows this clearly. Unit 107 sold with Marina Unit A-11 for $629,000 in January, and Unit 120 sold for the same $629,000 in May with no marina unit on the deed line. The deed book doesn't list size, floor, or view, so matching prices don't put a value on the slip. They do show that a sale price without the legal description says little about what the buyer received.

The slip sold with 105 Harbor Drive #117 is "Marina Unit 4" at 123 Harbor Drive. On this stretch of shoreline, a slip can belong to one address while the condo sold with it belongs to another. Buyers comparing listings need the full legal description to know which units are in the sale.

Next Door, a 1986 Office Building Becomes The Caspian

The Caspian's building is the former Seaview House Marina office complex at 68 Seaview Avenue. It has seven stories and 100,000 square feet, was built in 1986, and once housed XL America, Fraser Papers, and Cox Target Media. The Stamford Advocate reported in April 2023 that its last tenant declined to renew in 2022. The project took more than three years to reach construction:

1. May 2023. Stamford's Zoning Board unanimously approved a zoning map change and site plan for 52 homes: 13 one-bedroom, 35 two-bedroom, and four three-bedroom units, as the Stamford Advocate reported. During that review, CT DEEP recommended denial, citing flood-hazard policy.
2. March 2025. The board extended the approvals through May 2026. The Connecticut Post cited financing, flood mitigation, and access-road reconstruction among the reasons for the delay.
3. July 2025. Changes added three first-floor units, a rooftop deck, and balconies, bringing the plan to 55 units.
4. May 2026. The board approved eight more units, for a total of 63.
5. Fall 2026. Sun Homes and Hudson Bay Capital announced on September 30 that construction had started, and the Stamford Advocate confirmed the work was underway on October 1.

The FEMA Cut Explains the Unit Count

The final eight units came from a flood problem. The building predates stricter flood-control rules, and one section couldn't be brought into FEMA compliance after renovation. The fix was to remove that section. In its May 2026 coverage, the Stamford Advocate quoted William Hennessey, the attorney for the developers, at the Zoning Board:

"This is a building that's out of compliance with FEMA regs, and the goal is to bring it 100 percent into compliance."

Hennessey told the board the work would cost about $3 million to $4 million, and the team asked for eight more units to increase expected revenue. The approved plan also tears down the marina office building, rebuilds Seaview Avenue, adds 20,000 square feet of open space, and makes public boardwalk access easier. The developers will pay roughly $1.8 million into the city's Affordable Housing Trust Fund instead of including affordable units on site. In October, the Advocate reported that the flood-management issues had been resolved.

The Caspian's floodplain work is documented in public Zoning Board coverage. The Harbor Drive and Seaview Avenue complexes were built in the same era as the office building, and each one's flood standing has to be checked building by building. The peninsula's flood-insurance picture changes from one address to the next, and a condo's carrying cost depends on it.

What The Caspian Has Described So Far

Sun Homes' project page describes a seven-story, 241,000-square-foot building with 63 homes, each with private outdoor space. An August 2026 financing announcement on YieldPro lists one-, two-, and three-bedroom units and townhomes, private rooftop terraces, structured parking, and indoor and outdoor amenities. The developer's release describes residents' "access to an on-site 57-slip marina," and the architecture firm is ODA of New York.

The wording on the slips matters. At 105 Harbor Drive, the slip is a numbered unit on the deed. At The Caspian, the published wording is "access." CaspianCT.com currently offers a priority-list signup. A buyer who wants a slip recorded as its own unit can find that in resale deeds today, and an attorney can confirm what any particular deed conveys.

The Months Before the Sales Gallery Opens

The wider Stamford market gives buyers some room. In its November 6, 2026 report, CT Insider found that Stamford had fewer sales over the first ten months of 2026 despite more listings, and that Fairfield County's October 2026 sales were down 20 percent from a year earlier. More listings and fewer sales usually give buyers more time to review documents.

For a Shippan resale unit this winter, these questions are worth answering before an offer:

• Does the legal description include a marina unit, a garage, or both, and at which address is each recorded?
• Did recent comparable sales include a slip or garage on the deed?
• What is the building's flood zone and elevation status, and what does it mean for the association's insurance and the unit owner's policy?
• Is the slip a deeded unit, or is it handled through the association?

This post is general information and not legal, insurance, or financial advice. Confirm deed terms, association documents, and flood coverage for your own purchase with an attorney, an insurance professional, and your lender.

Once The Caspian publishes prices, every recorded deed listed above can be compared against them.

If you're weighing a Harbor Drive or Seaview Avenue condo now, or thinking about selling one before The Caspian's sales gallery opens, Joshua Weisman can go through the recorded sales with you deed line by deed line, including the slips and garages, and show where your unit fits. Get a free home valuation to start.