Thinking about buying a home in Florida? You’re not alone. Whether you’re relocating for the sunshine, moving for a job, or just ready for a fresh start in Bradenton, Sarasota, Parrish, Lakewood Ranch—or anywhere in the state—we’ve got you covered. Manatee and Sarasota Counties are home to some of the best places to buy a home in Florida for families and individuals. It’s an opportunity to live where most people only vacation.
Whether you are already a resident or moving to Florida from out of state, it can be intimidating. That’s why we’ve put together a practical guide to help you navigate Florida’s quirks and costs, from flood zones and mold inspections to tax rates and HOA fees. Plus, we’ll connect you with trusted local experts we actually know and recommend.
This guide is helpful to both experienced shoppers and first-time home buyers in Florida!
Table of Contents
1. Budget Carefully—Florida Living is Expensive
People from out of state like to daydream about how great it will be in Florida with no state income tax, but that reverie is offset by the sometimes nightmarish costs of owning a home (or just living) in Florida. As my friend Steve says, “you pay for the sunshine.”
In popular areas like Sarasota and Lakewood Ranch, newer homes in master-planned communities may look affordable upfront — but high HOA fees, insurance premiums, and rising property taxes can add hundreds to your monthly costs. That’s why many first-time buyers in Florida are surprised when their budget doesn’t stretch as far as expected.
Before you fall in love with a home, make sure it fits your budget after all the Florida-specific costs are factored in. This includes:
- Property taxes (which vary by county and home value)
- Homeowners insurance (typically higher due to storms and roof restrictions)
- Flood insurance (not included in standard home insurance)
- HOA dues (which can be $300–$500/month or more in newer communities)
To help you plan, we’ve included a Florida mortgage calculator below. It lets you estimate your monthly payment—including taxes, insurance, and HOA fees.
🏡 Florida Mortgage Estimator
Monthly Payment:
For a more detailed explanation, read Why Home Insurance is so Expensive in Florida.
2. Don’t Skip the Home Inspection
A professional inspection is your first line of defense against costly surprises. No matter how nice the listing photos look, you need an expert to check:
- Roof condition – Florida’s sun and storms can age roofs faster than expected.
- Foundation cracks or shifting – Sandy soils and occasional sinkholes make a structural check a must.
- Plumbing and electrical systems – Older homes especially need a full review.
- Pest damage – Termites and wood-destroying organisms thrive in the Sunshine State.
💡 Tip: Ask the inspector to check attic spaces and behind appliances—places that don’t always get a good look during walkthroughs.
Even in newer homes in Lakewood Ranch or up-and-coming communities in Parrish or Ellenton, never skip a full inspection. Some issues are climate-specific — like HVAC systems pushed hard by the Florida heat, or roof materials that degrade faster in our sun-and-storm mix.
3. Get a Separate Mold Inspection
Mold is incredibly common in Florida due to the heat and humidity. Even newer homes aren’t immune. A regular home inspection often isn’t detailed enough to reveal hidden mold issues.
A dedicated mold inspection can reveal:
- Hidden moisture issues behind walls or under floors
- Airborne spore levels that might affect your family’s health
- Evidence of past leaks that weren’t properly repaired
⚠️ Warning: Some sellers may “cover up” water damage with fresh paint or cosmetic repairs. A mold test tells the real story.
If you are serious about a house, it’s worth investing a few hundred extra dollars to ensure you aren’t dealing with fixing a costly mold issue after the fact. Mold is a big deal, and it’s everywhere in Florida.
4. Understand Flood Zones vs. Hurricane Evacuation Zones and Insurance Costs
This is a VERY important differentiation in Florida, particularly if you live near a coast. Much of Florida is mapped into flood zones, and these can drastically affect your insurance premiums. Before you buy:
- Check FEMA flood maps for the property’s designation.
- Check the FEMA Evacuation Zone Maps to see if you are at risk of major flooding via storm surge during a hurricane or tropical storm.
- Ask for the seller’s current flood insurance bill—this gives you a baseline.
- Get quotes (from Carter Family Insurance) based on your financing type and risk rating.
🏠 Even if a home isn’t in a high-risk zone, stormwater backups and tropical rains can still cause flooding. Consider a flood policy anyway.
Hurricanes have created tons of case studies in which areas in Zone X on the flood maps (minimal risk) were devastated due to hurricane storm surge flooding. If those people opted for no flood insurance since they were considered minimal risk, they are out of luck.
Storm surge is not covered by standard homeowners insurance! If floodwaters from a storm surge (or otherwise) damage your home and you have no flood insurance, you are responsible for the full cost of repairs and replacements.
FEMA flood zone maps don’t always reflect actual flood vulnerability, especially in coastal regions. When hurricanes come through all bets are off. If you really want to protect your home and your belongings, look at both the flood maps and the hurricane evacuation maps. If the state of Florida advises you to evacuate your home during a hurricane because it is probable that storm surge flooding will engulf your home, get flood insurance.
Do FEMA Flood Maps Account for Hurricane Storm Surge?
FEMA flood maps are primarily designed for insurance purposes and focus on long-term flood risks from rain, rivers, and elevation—not short-term storm surge. Hurricane storm surge is a separate hazard that’s managed through evacuation zone maps, which are created by local emergency officials. A property can be outside a FEMA flood zone and still be at high risk for storm surge during a hurricane. That’s why it’s important to check both the FEMA flood map and your county’s evacuation zone before buying a home in Florida.
5. Evaluate the Roof—Age Matters
Florida insurance companies are very picky about roof age. If the roof is over 15 years old (even if it looks fine), it could:
- Increase your home insurance premiums
- Disqualify you from certain policies
- Lead to expensive replacement demands after purchase
🔍 Request the permit history or roofing receipt from the seller to confirm age and material type.
Remember, not only will an older roof be harder to insure, many policies have reduced coverage baked into them for older roofs. In fact, the older the roof, the lower the coverage. Home insurance is designed to cover you against the unexpected. When a very old roof submits to the laws of entropy and is neglected over the years, wear and tear is expected.
Look for a home with a newer roof. If you want to buy a home with an older roof, just understand that you need to budget to replace it soon.
6. Look for Hurricane-Ready Features
Living in Florida means prepping for storm season. A well-prepared home should include:
- Hurricane shutters or impact-rated windows
- Garage door reinforcement
- Wind mitigation features like roof-to-wall attachments and secondary water barriers
Read more about a hurricane-ready house can qualify you for more discounts on your home insurance.
If you are new to the state, make sure you understand how hurricane deductibles are different from standard home deductibles.
🛡️ A wind mitigation inspection can qualify you for major home insurance discounts.
7. Watch Out for Septic Systems and Well Water
If you’re buying in Sarasota, Bradenton, Parrish, or inland parts of Manatee County, the home may not be connected to city utilities. Ask about:
- Septic tanks – When was it last pumped? Is it functioning properly?
- Well systems – What’s the water quality? Has it been tested recently?
A septic system should not necessarily be a deal-breaker, but you need to make sure you understand what goes along with it and what the risks are for you.
Make sure you get proof of maintenance from the previous homeowner and the inspection checks out. If you have a septic system that is functioning fine and is routinely pumped and maintained, it can be a low-maintenance, cost-effective way to store your family’s human waste.
What is the risk in buying a home with a septic system?
Buying a home with a septic system isn’t necessarily a problem, but it does carry some risks. If the system is old, poorly maintained, or undersized for the home, repairs can cost $10,000 or more. Some properties don’t have room for system expansion, which can limit renovations. Tree roots, heavy vehicles, or improper installation can cause damage underground that’s hard to detect. You’ll also need a separate septic inspection before closing, as many home inspectors don’t fully evaluate these systems. Always ask for the pumping history, permit records, and make sure the system is sized correctly for the number of bedrooms.
8. Don’t Ignore HOA Rules and Fees
Florida has more HOAs than many states, especially in newer developments. Before you commit:
- Review the HOA bylaws
- Check for restrictions (fencing, pets, short-term rentals)
- Factor monthly dues into your budget
📄 Your agent can request an estoppel letter, which shows current dues and any upcoming special assessments.
If you are coming from a different state, you might be shocked when you see how high some Florida HOA dues can reach!
| State | Avg Monthly HOA Fee | Notes |
|---|---|---|
| Florida | $385 | Higher for condos, coastal, and resort areas |
| Texas | $250 | Lower land costs, fewer luxury amenities |
| Georgia | $200–$300 | Similar in suburban areas, lower elsewhere |
| California | $400–$600 | Comparable or higher, especially in urban areas |
| Arizona | $150–$350 | Many planned communities, but fewer storm costs |
Why are Florida HOA fees so high?
Florida HOA fees are often higher than in other states due to several factors. First, communities must maintain reserves for hurricane-related repairs and roof replacements. Second, rising property insurance premiums have increased costs for HOA master policies. Many Florida neighborhoods also include amenities like pools, gated entries, and landscaping, which require ongoing maintenance. Additionally, new state laws require more funding for condo building inspections and structural repairs, especially for properties over three stories. Always review the HOA’s budget and reserves before buying.
9. Consider Resale and Rental Potential
Even if you’re planning to live in the home long-term, it’s smart to think about:
- School zones – Even if you don’t have kids, good schools boost property values.
- Rental policies – Some HOAs restrict short-term rentals or require tenant approval.
- Future area growth – Are new developments planned nearby?
10. Tour the Neighborhood at Different Times
Drive through during the evening and on weekends. What’s the traffic like? Are neighbors social or quiet? You’ll get a more complete feel for the area than you would on a Tuesday at noon. Check out local Facebook groups and crime maps… if you dare. Honestly, once you go down that rabbit hole you may not want to live anywhere ever again. You might end up moving to the middle of nowhere in Wyoming. You’ll be away from all the crime but you could be eaten by a bear and nobody will hear you. I’d rather have a palm tree padded pool with a pina colada.
11. Compare the Price to Surrounding Homes
If a home is priced well below similar properties nearby, it could be a bargain—or a warning sign. If it’s too good to be true… you know how that goes. For example, if you’re looking at a 3/2 in West Bradenton that’s $50K below the rest of the neighborhood, there’s likely a reason. In hot relocation zones like Sarasota and Lakewood Ranch, a “deal” could actually be masking a bad foundation, mold issue, or title dispute.
Check recent sale prices for nearby homes of the same size and condition. If something looks too good to be true, ask why.
A steep discount might point to:
- Major repairs needed (foundation, roof, plumbing)
- Previous insurance claims or storm damage
- Title problems or code violations
- Unpermitted renovations or additions
💡 Tip: Use Zillow’s “Recently Sold” filter or ask your agent to pull comps. If you’re not working with an agent yet, we list a few local ones we trust at the bottom of this page.
Final Thoughts
Whether you are first-time home buyer in Florida, moving to Florida to buy your first home, or buying your 15th house, it’s always a big step. With the right knowledge and a good team behind you, it can be a smart, rewarding investment. Take the time to look past the surface, ask the right questions, and protect yourself from hidden risks. The more prepared you are, the more confidently you’ll walk into your new home.
Local Resources
Need a trusted local contact? Here are a few great places to start:
Top Bradenton & Sarasota Real Estate Agents
We’ve worked with many of these professionals and only link to those with great reputations and verified credentials.
More Home Insurance Resources
- Florida Home Insurance Glossary
- 11 Things to Know Before Buying a Home in Florida
- Why Home Insurance is so Expensive in Florida
- How Pools are Covered by Home Insurance
- Home Office and Home Insurance
- How Electronics are Covered on Home Insurance
- How Home and Renters Insurance Covers Power Surges
- Understanding Home Insurance Deductibles in Florida
- Florida Hurricane Deductibles Explained
- How Renters Insurance Covers a Hurricane
- Home Insurance Roof ACV vs Payment Schedule
- How Hurricane Shutters Can Lower Home Insurance in Florida
Leave a Reply