Buying a Florida Beach Condo: 7 Things to Know First
A Gulf-front condo is the dream for many of my buyers. After Florida's recent legislative changes, the due diligence is more important than ever.
1. Milestone inspections & SIRS
Florida now requires structural milestone inspections for buildings 3+ stories at age 30 (or 25 within 3 miles of the coast), plus a Structural Integrity Reserve Study. Always review the latest report before offering.
2. Reserves and special assessments
Many older buildings are catching up on underfunded reserves. Ask for the last two years of financials and any pending or recently passed special assessments.
3. Insurance & wind mitigation
Coastal condos can be tougher to insure individually. Get a quote in writing during your inspection period — not after closing.
4. Rental rules
Minimum rental periods vary by building (1 day, 7 days, 30 days, 90 days, annual). This drives both lifestyle and ROI if you plan to rent.
5. Pets, parking, and milestones
Read the declarations carefully. Pet weight limits, guest parking, and storage rules differ widely.
6. The view premium
Direct Gulf-front vs. Gulf-view vs. partial view can swing price 20–40%. Stand on the balcony before you decide.
7. Your exit strategy
Coastal condos are a lifestyle purchase first. Make sure the numbers work even if you hold it a decade.
Coastal buying rewards preparation. Download my Relocation Guide for the full condo-buyer checklist I use with clients.
Get Andrea's free Sarasota & Lakewood Ranch Relocation Guide — neighborhoods, schools, taxes, and timing in one place.
