Waterfront Portfolio

The seawall is one of the most critical—and potentially expensive—components of any waterfront property. Before purchasing, you’ll want a professional seawall inspection to assess its current condition, estimated remaining lifespan, and any needed repairs. Seawall replacement can cost anywhere from $500 to $1,500 per linear foot or more, depending on materials and site conditions. Ask for documentation of any previous repairs or maintenance, and factor potential future costs into your purchase decision. In some communities, particularly along the Intracoastal, seawall condition directly affects property value and insurability.

Flood insurance is typically required for waterfront properties purchased with a mortgage, and policies are separate from standard homeowners insurance. The National Flood Insurance Program (NFIP) provides coverage, though private flood insurance options have expanded in recent years and may offer better rates or higher coverage limits. Your property’s flood zone designation (found on FEMA flood maps) significantly affects premiums. Request an elevation certificate for any property you’re considering—it documents the home’s elevation relative to the Base Flood Elevation and directly impacts insurance costs. Recent changes to FEMA’s rating system (Risk Rating 2.0) have altered how premiums are calculated, so obtaining quotes early in your search is wise.

If boating is central to your waterfront lifestyle, evaluate dock and lift capacity carefully. Key considerations include: the depth of water at the dock (especially at low tide), the dock’s weight capacity and condition, whether the existing boat lift accommodates your vessel’s size and weight, and any height restrictions from nearby bridges that might limit your boat’s access to open water. Permits are required for dock construction, modification, or replacement, and the approval process involves multiple agencies. Some waterfront communities have specific regulations governing dock dimensions and aesthetics. If a property lacks a dock but you intend to add one, research permitting feasibility before making an offer.

Each waterfront type offers a distinct lifestyle. Oceanfront properties provide direct beach access and unobstructed Atlantic views, but may face higher insurance costs and more stringent building restrictions. Intracoastal Waterway properties offer protected water, typically better boating access (no sandbars or inlet navigation), and often slightly calmer conditions. Canal-front homes provide water access at generally lower price points, though water depth, fixed bridges, and distance to open water vary significantly by location. Some buyers prioritize the view; others prioritize boating convenience. Understanding your priorities helps narrow the search to properties that match your intended lifestyle.

Waterfront properties face elevated exposure to wind and storm surge, making insurance and construction standards essential considerations. Windstorm insurance is separate from standard homeowners coverage in Florida and can represent a significant annual expense. Homes built or substantially renovated after 2002 typically meet stronger building codes and may qualify for insurance discounts. When evaluating properties, ask about roof age and type, impact-resistant windows and doors, hurricane shutters, and whether the home has received wind mitigation credits. A wind mitigation inspection can identify features that reduce premiums. Also consider the property’s elevation and whether it falls within a storm surge evacuation zone.

Yes, waterfront properties typically face additional regulatory oversight. Construction or modification near the water may require permits from the Florida Department of Environmental Protection, the Army Corps of Engineers, and local municipalities. Setback requirements, which govern how close structures can be to the water, vary by location and can significantly affect expansion plans. Many waterfront communities also have HOA restrictions governing everything from dock design to landscaping. If you’re considering a property with renovation or expansion potential, investigate applicable restrictions before purchasing. I can help connect you with resources to research these requirements for specific properties.

If you’ll spend significant time away from your waterfront property, plan for its care during your absence. Considerations include: property management or caretaker services to monitor the home and respond to issues; landscaping and pool maintenance; hurricane preparedness (who will secure the property if a storm approaches while you’re away); and implications for insurance, which may have vacancy clauses. Many seasonal residents appreciate properties within gated communities or buildings with on-site management that provide an extra layer of security and oversight. Also factor in Florida’s homestead exemption rules if this will be a secondary residence—non-homesteaded properties face higher property tax assessments.

A condominium association’s financial condition directly affects your investment. Request and carefully review the association’s financial statements, budget, and reserve study. Key indicators include: adequate reserve funding (Florida law now requires reserves for structural components), history of special assessments, delinquency rates among current owners, and planned capital improvements. Following the Champlain Towers tragedy, Florida enacted significant condo safety reforms requiring milestone structural inspections for buildings three stories or taller that reach 30 years of age (or 25 years if within three miles of the coast). Ask whether the building has completed or scheduled its required inspection and how any identified repairs will be funded.

Florida’s Structural Integrity Reserve Study (SIRS) requirements, enacted in 2022 and strengthened since, mandate that condo and co-op buildings three stories or higher undergo milestone structural inspections at 30 years of age (25 years if within three miles of the coastline), with follow-up inspections every 10 years thereafter. Buildings must also maintain reserves for structural repairs identified in these studies—associations can no longer vote to waive or reduce structural reserves. When purchasing a waterfront condo, particularly in an older building, ask whether the milestone inspection has been completed, what it revealed, and how the association plans to fund any required repairs. Special assessments resulting from these requirements have become significant factors in the waterfront condo market.

Waterfront condo insurance operates on two levels. The association’s master policy typically covers the building’s structure and common areas, while you’ll need an individual HO-6 policy covering your unit’s interior, personal property, and liability. Review the association’s master policy to understand exactly where its coverage ends and yours begins (this varies by building). Also examine the master policy’s deductible—in a major storm, your unit’s share of a large building deductible could be substantial. The Florida condo insurance market has faced significant disruption in recent years, with some carriers exiting and premiums rising sharply. Factor current insurance costs and potential increases into your budget, and verify that the building’s master policy remains in force with adequate coverage.

Rental policies vary dramatically among waterfront buildings and can significantly impact your flexibility and the property’s appeal to future buyers. Some buildings prohibit rentals entirely; others allow them with restrictions (minimum lease terms, limits on rental frequency, waiting periods for new owners). If you plan to rent your unit—even occasionally—verify that the association permits it and understand all applicable rules. Conversely, if you prefer a building with fewer transient occupants, seek properties with stricter rental limitations. These policies can change through association votes, so review recent meeting minutes for any proposed amendments. Lenders also scrutinize rental ratios when financing condo purchases, which can affect buyer pools and resale values.

Waterfront buildings often offer amenities that enhance the lifestyle but also affect monthly fees. Evaluate which amenities matter to your daily life: pools, fitness centers, tennis or pickleball courts, boat docks or kayak storage, beach access and services, clubhouses, and concierge services. Consider practical features too: covered parking (important for protecting vehicles from sun and salt air), storage units, guest parking and guest suite availability, and package handling. For seasonal residents, 24-hour security and on-site management provide peace of mind during extended absences. When comparing buildings, weigh the amenities against the monthly fees—a building with fewer amenities and lower fees may suit you better than a full-service building with premium assessments.

Not all waterfront condos offer equal water enjoyment. Clarify what “waterfront” means for each property: direct beach access, Intracoastal views, or simply proximity to water? If boat access matters, ask whether the building has docks, how they’re assigned (deeded, leased, waitlisted), and any size restrictions. For beach buildings, understand whether the beach is private, public, or accessible through easement. Evaluate your specific unit’s views—will they be affected by future development on adjacent parcels? Higher floors typically offer better views but consider elevator dependency and evacuation logistics. Finally, assess the orientation: east-facing units capture sunrise over the ocean; west-facing units may offer Intracoastal sunset views. Visit at different times of day to experience the light and activity levels.