Buying a home in Sarasota once meant focusing on price, location, and layout. Now, buyers face a more complex set of risks, from rising insurance costs to stricter inspection standards. Over the past six months, concerns about flood risk, storm protection, and maintenance expenses have become central to the buying process. According to Reeny Kaney, an associate with RE/MAX Alliance Group in Sarasota, buyers are far more cautious than they were a year ago. “They’re very conscientious of where they’re buying properties,” Kaney says. Here are the seven things Sarasota buyers check before committing.
1. Flood Zone Designation
Flood risk is now the top concern for many Sarasota buyers. Homes in high-risk flood zones (Zone A or AE) often carry higher insurance premiums and, in some cases, limited mortgage options. After Hurricane Ian, buyers routinely check FEMA flood maps before even viewing a property. Many will not consider homes in high-risk zones, regardless of other features.
What to do: Review the FEMA flood map for any property of interest. If the home is in a flood zone, request an elevation certificate from the seller and get an insurance quote before making an offer. These costs can add hundreds of dollars per month, so factor them into your decision.
2. Elevation and Drainage
Properties outside official flood zones are not immune to flooding or drainage issues. Buyers now look for signs of poor drainage, such as water pooling after storms, soggy yards, or evidence of erosion.
What to do: Visit the property after rainfall if possible. Check for standing water, foundation stains, or erosion. Ask neighbors about local drainage problems. If the home has a sump pump, find out how often it runs and whether it’s needed regularly.
3. Roof Age and Condition
Florida’s insurance market is stricter than ever, with many insurers refusing to cover homes with roofs older than 15 years. A roof near the end of its lifespan can derail a sale or require immediate replacement before closing.
What to do: Ask for the roof’s age and any records of repairs or replacement. If the roof is more than 10 years old, arrange a professional inspection and plan for a potential replacement. In Sarasota, a new roof can cost $15,000 to $30,000, depending on size and materials.
4. Hurricane Shutters or Impact Windows
Storm protection is now a standard expectation. Homes lacking hurricane shutters or impact-resistant windows are more complex to insure and more vulnerable during storms. Many buyers will not proceed without adequate protection in place.
What to do: Ask the seller about hurricane protection. If there are no shutters or impact windows, get installation quotes before making an offer. Impact windows typically cost $500–$1,000 per window, and retrofitting an entire house can exceed $20,000.
5. Electrical Panel and Wiring
Outdated electrical systems are standard in older Sarasota homes and can pose safety and insurance challenges. Rusted, unlabeled, or overheated panels are red flags. Rewiring a house can cost $10,000 to $20,000.
What to do: Examine the electrical panel and take a photo. If the panel is a Federal Pacific or Zinsco brand, or if circuits are not clearly labeled, note this for your inspector. Ask the seller about any recent electrical upgrades.
6. Air Conditioning Age and Efficiency
A reliable air conditioning system is essential in Sarasota’s climate. Buyers now ask upfront about the age and condition of HVAC systems. Units older than 10 years are likely nearing replacement, with costs ranging from $5,000 to $10,000.
What to do: Ask when the AC was last serviced and how old the system is. Test the unit during your showing to ensure it cools quickly and evenly. If the system is old, budget for a replacement or request a seller credit.
7. HOA Rules and Flood Insurance Requirements
Homeowners’ associations in Sarasota often have rules about exterior changes, landscaping, and hurricane protection. Some require flood insurance even outside high-risk zones. Buyers are reviewing HOA documents closely to avoid unexpected restrictions or costs.
What to do: Request HOA governing documents and recent meeting minutes. Look for special assessments, pending litigation, or rules that could limit renovations or require specific insurance. If flood insurance is mandatory, get a quote before making an offer.
Why These Checks Matter Now
Sarasota’s real estate market has shifted from a fast-paced environment to a more measured one. Buyers now have the time and leverage to conduct thorough due diligence. “Making sure that properties are show-ready with no surprises for any buyers” is becoming the new norm, Kaney says. Sellers who are transparent about potential issues are completing deals faster, while those who withhold information face longer sales cycles.
For buyers, skipping these checks can lead to costly surprises and lengthy repairs. Insurance premiums, storm risks, and maintenance costs have become key factors in purchase decisions. As insurance rates rise and flood risk grows, understanding a property’s actual condition and associated risks is critical.
The Bottom Line
Sarasota remains a highly desirable market, attracting out-of-state buyers and younger residents returning to the area. However, making offers based solely on appearance is no longer sufficient. Buyers who carefully evaluate flood risk, roof condition, and insurance requirements are more likely to purchase homes they can afford to maintain and easily resell.
Before making an offer, ensure the property passes these seven tests. This upfront diligence can prevent major expenses and headaches down the road.
This article provides insights into Sarasota’s real estate market and does not constitute legal, financial, or investment advice. All details are based on Kaney’s expertise and general market knowledge.
