5 Things I Tell Every First-Time Florida Buyer

First-time buyers in Florida face a learning curve that's different from other states. After twenty years helping buyers navigate this market, here are the five things I make sure every first-time Florida buyer understands before we write an offer.

1. Flood zone designation matters — a lot

Florida has a flood zone designation system managed by FEMA. Properties in high-risk zones (AE, VE, etc.) require flood insurance, which can add $2,000–$8,000 per year to your carrying costs. Before falling in love with any home, I pull the flood zone map. It's not optional.

The good news: most inland communities in Sarasota and Manatee counties are in lower-risk zones. But coastal and near-water properties require careful evaluation.

2. Homeowners insurance is a bigger line item than up north

Florida's insurance market has been through significant turbulence. Premiums have risen sharply, particularly for older homes and coastal properties. I always recommend getting an insurance quote before your inspection period expires — not after closing. I can refer you to a trusted insurance agent who will give you a straight answer.

3. HOA and CDD fees are separate from your mortgage — and they matter

Many communities in Southwest Florida have both a Homeowners Association (HOA) fee and a Community Development District (CDD) bond assessment. The CDD is essentially a municipal bond used to fund infrastructure — it's legal, normal, and disclosed, but adds hundreds of dollars per year to your property tax bill. I explain all of this before we write offers.

4. Season affects everything — inventory, competition, and timing

November through April is our busy season. Inventory decreases, buyers compete more, and prices reflect demand. Summer is quieter — often better for buyers. If you have flexibility in timing, it's worth discussing strategy.

5. Get pre-approved before you fall in love with a house

This one is universal, but extra true in Florida. Well-priced properties in good communities can move in under a week. Having a pre-approval letter ready means you can act. Without it, you're watching from the sideline.

Questions about any of these? That's exactly what I'm here for.