Whether you’re relocating full-time or buying a vacation or investment property, Florida is not like buying in a land-locked state. Insurance works differently, inspections need to go deeper, and local regulations can seriously affect both your budget and your lifestyle.
Below are ten common pitfalls Florida buyers run into — plus what you can do right now to stay protected.
Ignoring Flood Zones & Water-Related Risk
That “five-minute walk to the bay” can also mean a higher flood risk, mandatory flood insurance, or damage after a big storm.
What to watch:
- FEMA flood zone (A, AE, VE, etc.) on the property.
- Whether the home has ever flooded before or had water intrusion.
- Elevation of the property vs. nearby canals, bays, or lakes.
- Local history of storm surge during hurricanes.
Underestimating Hurricane & Home Insurance Costs
Insurance is one of the biggest line items in Florida homeownership, and premiums have risen sharply in recent years.
Key insurance questions:
- How old is the roof, and what material is it?
- Does the home have hurricane shutters or impact-rated windows?
- Is there a separate windstorm policy in addition to homeowners?
- Is flood insurance optional or required by a lender?
HOA & Condo Fees That Quietly Kill Your Budget
Florida has a huge number of HOAs and condo associations. Monthly fees can look reasonable until you discover special assessments or strict rules that don’t fit your lifestyle.
Dig into:
- Current monthly dues and what they actually cover.
- Any voted or proposed special assessments.
- Rules about rentals, pets, parking and renovations.
- Association’s financial statements & reserves.
Sticker Shock on Property Taxes
Online listings usually show the current owner’s tax bill, which may be protected by homestead caps. When you buy, the taxable value often “resets” closer to market value — and your taxes jump.
How to protect yourself:
- Use the county property appraiser’s calculator with your expected price.
- Understand Florida’s Homestead Exemption and “Save Our Homes” cap if this will be your primary residence.
- Check whether there are non-ad valorem assessments on the tax bill (for example, CDD fees in newer communities).
Buying in an Older Building With Deferred Maintenance
Many Florida condos and coastal buildings were built decades ago. Salt air, humidity and hurricanes are tough on concrete and plumbing. Recent high-profile building failures have pushed for stricter inspections and reserve requirements.
Look closely at:
- Age of the building and recent structural reports.
- Upcoming milestone inspections or recertification deadlines in that county.
- Plans for major work: roof, balconies, elevators, parking structure.
- Whether reserves are funded enough to cover that work.
Assuming Short-Term Rentals Are Automatically Allowed
Many buyers hope to offset costs with Airbnb or other short-term rentals. In Florida, both local governments and HOAs can have strict limitations.
Before you buy, confirm:
- Minimum rental period (e.g., 1 month, 3 months, 1 year).
- Any caps on number of rentals in the community.
- Whether nightly rentals are banned in that city or zoning district.
- Additional requirements such as business licenses or local tourist tax registration.
Signing the Builder’s Contract Without Reading the Fine Print
New construction can feel safer, but builder contracts in Florida are written to protect the builder first, not you.
Points to review carefully:
- What happens if material costs go up or timelines slip?
- Exactly what is included vs. considered an upgrade.
- Warranty coverage and what is explicitly excluded.
- Penalty (if any) if the builder misses completion dates.
Skipping a Deep-Dive Inspection
Standard home inspections may not be enough in Florida’s climate. Moisture, termites and roof issues can stay hidden until it’s too late.
Consider adding:
- Wind-mitigation inspection (often reduces insurance premiums).
- Four-point inspection for older homes (roof, electrical, plumbing, HVAC) — many insurers require it.
- Separate roof, sewer scope or structural engineer, if advised.
- Mold or moisture testing in suspicious areas.
Forgetting About Seasonal Traffic & Lifestyle Issues
On paper the house looks perfect, but how does it feel in February when seasonal residents and tourists arrive?
Test for real-world fit:
- Drive your anticipated commute at rush hour in high season.
- Visit at night and on weekends to check noise, parking and safety.
- Ask about nearby event venues, bars, marinas and stadiums.
- Check distance to grocery stores, hospitals and evacuation routes.
Not Building a Local Florida Team
The most expensive mistake is trying to figure out Florida’s rules alone. The right local experts will save you money and headaches.
Your ideal team:
- A full-time local agent who knows your target neighborhoods.
- A detail-oriented home inspector with Florida experience.
- An independent insurance broker who can shop multiple carriers.
- A real-estate attorney (especially for condos, new builds, or complex contracts).