Some of above sounds pretty good.
Newport RI - when I first moved here the old timers said "Look at those fools with moorings in the harbor (maybe a few dozen), they will lose their boats in the first storm. Need to have a storm mooring in Breton cove"
That was the main harbor, now it is one of 3 areas plus the cove with moorings. Over 1000 total!
Waiting list for a MOORING spot is now 10 yrs resident/15 non-resident with a $10 yearly fee to stay on the waiting list. City owns the spot, you can't sell it, just relinquish for the next person on the wait list.
Slips? Commercial or yacht club marinas. Waiting lists.
Other harbors on the bay similar.