Suncoast Gulf Coast: St. Pete · Tampa · Sarasota · Bradenton · Clearwater · Siesta Key
Timely notes on Florida real estate law, legislation, and news, written as things happen.
Selling in Sarasota costs 7–9% of sale price — but since buyers pay title here, your costs are lower than most Florida sellers. Full breakdown of doc stamps, commission, and net proceeds at three price points.
Zone AE properties in Sarasota County require mandatory flood insurance and an elevation certificate before closing. Zone X does not. Plus: what the Citizens Insurance mandatory flood requirement starting January 2027 means for every Sarasota buyer — regardless of zone.
Virtually all Siesta Key beachfront properties sit in FEMA flood zones AE or VE — making flood insurance mandatory at closing. Here's what AE vs VE means, why the NFIP's $250K cap leaves luxury buyers exposed, and what the January 2027 Citizens mandate means for you.
FEMA's updated Sarasota County flood maps have placed approximately 6,000 additional homeowners into flood zones. If your property is in AE zone, your lender will require flood insurance — and the cost difference between an elevated and non-elevated property can be thousands of dollars a year.
HJR 1F could save Pinellas County homeowners $1,200 to $2,400 a year starting in 2027. What the November ballot amendment means if you are buying or selling in St. Petersburg right now.
SB 4D requires milestone structural inspections for Florida condos 30+ years old. Here's what the reports mean, what they cost buyers, and which St. Pete buildings are affected in 2026.
Hometown Heroes offers up to $35,000 in down payment assistance for Florida's workforce buyers — teachers, nurses, first responders, and more. Here's what it actually covers and how to use it in Pinellas County.
Sellers in St. Pete typically pay 7–10% of the sale price at closing — doc stamps, title insurance, proration, and agent fees. Here's the full breakdown so there are no surprises on your settlement statement.
Florida insurers require a four-point inspection before issuing homeowners coverage on most older homes. Here's what gets inspected, what fails, and what to do if your four-point comes back with issues.
HOA fees in St. Pete condos range from $250 to $1,200/month in 2026. Here's what they cover, what the real red flags are, and how to evaluate HOA health before you close.
In Tampa, one letter — AE or X — determines whether your lender requires flood insurance before you can close, potentially adding $150–$400/month to your payment. Here's what buyers in South Tampa, Davis Islands, Hyde Park, and Ballast Point need to know before making an offer in Hillsborough County.
Florida's SB 4D law requires milestone inspections for Sarasota condos 25–30+ years old. Learn what Phase 1 vs. Phase 2 means, what lenders require, and how to spot a deal vs. a dealbreaker on Lido Key, Bird Key, and Downtown Sarasota.
In Sarasota County, the buyer — not the seller — pays for title insurance, which surprises buyers coming from Pinellas County. See exactly who pays what at closing, with real numbers on $700K and $1.2M transactions.
Anna Maria Island spans three separate municipalities — each with its own vacation rental ordinance, minimum stay requirements, and licensing rules. Before you close on an island investment, here's what you need to verify about your specific city and HOA.
Clearwater Beach condo insurance runs $5,000–$18,000+/year across HO-6, flood, master policy, and loss assessment coverage. Here's the full breakdown by unit price and what to ask before you make an offer.
Florida's SB 4D law requires milestone structural inspections on older Tampa condos — and lenders now verify compliance before they'll fund. Here's the buyer's checklist for Channelside, downtown, and South Tampa condo purchases, including what to ask about SIRS reserve funding.
SB 4D milestone inspections are underway on Longboat Key, and most buildings are structurally sound — but "sound" does not mean "no cost to you." Here is what every condo buyer needs to verify about inspection status, reserve funding, and special assessment risk before closing.
Older Siesta Key condo towers face SB 4D milestone inspections and SIRS reserve mandates driving special assessments of $50K–$400K+ per unit. Here's the due-diligence guide every luxury buyer needs before making an offer.
The downtown Sarasota luxury condo boom is real — Sarasvela, The Edge, and more are marketing to buyers now. Before you sign a developer contract, here's what Florida law actually protects, what your deposit rights are, and what the sales center won't tell you.
Clearwater Beach condo buyers in 2026 face three layers of insurance — HO-6, flood, and HOA master policy pass-throughs — that can add $600–$1,500/month to your carrying costs. Here's exactly what to check before you make an offer.
Buying on Siesta Key to generate vacation rental income? State license, county business tax receipt — and your condo docs may stop you before either. Here's exactly how it works.
Starting January 2027, all Citizens policyholders in Tampa must carry separate flood insurance — even in Zone X. Here's what it actually costs in South Tampa, Hyde Park, and Davis Islands, and how to budget before you close.
Manatee County's vacation rental vote is unresolved and commissioners are split. Here's what existing city-level ordinances require, how pending county rules could shift your cap rate, and what to verify before you make an offer.
Florida's SB 4D law changed the calculus on Clearwater Beach condo buying—and the Phase 1 deadline for most beachfront towers has already passed. Here's how to evaluate milestone inspections, SIRS reserve funding, and special assessment risk before you make an offer.
In Hillsborough County, buyers typically pay title insurance — unlike in some other Florida counties. Here's the full Tampa closing cost breakdown for 2026, including doc stamps, intangible tax, and what you can negotiate.
Florida's homeowners insurance market in 2026 is unlike anything most buyers expect. Here's what Citizens depopulation, four-point inspections, and private market exits mean before you close in Sarasota.
Manatee County commissioners are drafting new short-term rental rules with a vote expected before year-end — and officials are split. Before you close on an Anna Maria Island investment property, here's exactly what you need to know.
Zone AE in Clearwater Beach means mandatory flood insurance. Citizens policyholders must add flood coverage by January 1, 2027. Pinellas County neighborhood-by-neighborhood breakdown every buyer needs before making an offer.
Virtually all of Siesta Key is FEMA Zone AE or VE — meaning mandatory flood insurance on every financed purchase. Here's what that means for your mortgage, closing costs, and the Citizens Insurance flood mandate starting January 2027.
Citizens approved an 8.8% rate decrease — the biggest in 24 years. But starting January 2027, all Citizens policyholders must carry separate flood insurance. Here's what it means for your Manatee County home purchase.
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