Frequently Asked Questions

The Florida Keys are designated as “An Area of Critical State Concern” by the state of Florida. This designation means that the state regulates the amount of new construction allowed in the island chain. The regulations aim to preserve the environment, protect waterways, and ensure public safety, particularly to facilitate evacuation within 24 hours in the event of a hurricane.

When discussing building in the Keys, you’ll often hear the term ROGO, which stands for Rate of Growth Ordinance. It’s a system that controls development by limiting the number of building permits issued each year. Obtaining a permit isn’t as simple as buying land and applying; there’s a point system in place to determine eligibility. This process can be quite complex and confusing.

ROGO exempt properties do not need to compete for building permits under the ROGO system, which can be advantageous for property owners and developers. Properties that already have existing structures may be considered ROGO exempt. This means that if you own a property with a building already on it, you might be able to rebuild or remodel without needing to go through the ROGO process. Properties with previously approved development plans may also be exempt. This can include subdivisions or developments that received approval before the ROGO regulations were put in place.

If you need help understanding it further, I’d be happy to assist.

The “Species Focus Areas (SFAs)” or “Species Buffer Areas (SBAs)” are regions identified by the U.S. Fish and Wildlife Service as potential habitats for nine federally protected species. These species include the Eastern Indigo Snake, Key Deer, Key Largo Cotton Mouse, Key Largo Woodrat, Key Tree Cactus, Lower Keys Marsh Rabbit, Schaus Swallowtail Butterfly, Silver Rice Rat, and Stock Island Tree Snail. The goal of identifying these areas is to safeguard and preserve the habitats crucial for the survival of these species.

If your property is listed within an SFA, it remains on the list permanently. For existing homes, this typically does not cause any issues. However, if you plan to make changes such as adding a pool or removing trees, you might face restrictions or additional requirements due to the presence of protected species. It is important to consult with relevant authorities to ensure compliance with regulations before making any modifications to your property.

If you are financing a property in the Florida Keys, you will be required to have 2 types of insurance-Home Owners, Wind Storm and Flood.

Homeowners– Covers your dwelling, other structures on the property, personal property ,liability, and living expenses if your home is uninhabitable due to a covered event.

Wind Storm– Another important coverage to consider is windstorm insurance, especially crucial in the Florida Keys, where high winds and hurricanes are common. Windstorm insurance specifically covers damage caused by wind and hail, which are not always fully covered by standard homeowners insurance policies.

Flood– Since standard home insurance policies do not typically cover flood damage, having a separate flood insurance policy is crucial to protecting your home and belongings from flood-related losses.

It’s important to note that the maximum amount of flood insurance available under the National Flood Insurance Program (NFIP) is $250,000 for the structure of a residential property, regardless of the home’s value. This means that whether your home is worth $300,000 or $3 million, the maximum coverage you can obtain through the NFIP is capped at $250,000.

The entire area is at risk of flooding in the Florida Keys, necessitating adherence to specific rules and regulations to minimize flood damage. One crucial rule, particularly for homes built after 1974, is that the home’s lowest floor must be above the designated flood level. This requirement is essential to reduce the risk of flood damage to the property.

Homes built before 1974 (pre-firm) with living areas below the flood level are typically grandfathered in, meaning they are not required to meet the current elevation standards. However, a pre-firm structure can only be improved by up to 50% of the market value (this does not include the land value) without being required to elevate.

These areas are at high risk for flooding, with a 1-percent chance of being equaled or exceeded in any given year, also known as the base flood or 100-year flood. The following zones are considered SFHAs:

• Zone A: Areas subject to inundation by the 1-percent-annual-chance flood event.
• Zone AE: Areas subject to inundation by the 1-percent-annual-chance flood event determined by detailed methods. BFEs are provided.
• Combination Zones: Zones AR/AE, AR/AO, AR/A1-A30, AR/A: Combinations indicating areas that are restoring flood protection systems but still subject to SFHA criteria.
• Zone V: Coastal areas subject to inundation by the 1-percent-annual-chance flood event with additional hazards due to storm-induced velocity wave action.
• Zone VE: Areas within Zone V where BFEs are provided.
• Zones V1-V30: Numbered coastal zones with the same criteria as Zone VE.

Moderate Flood Hazard Areas

These are areas between the limits of the base flood and the 0.2-percent-annual-chance (500-year) flood:

• Zone X: Areas with moderate flood hazards, typically the area between the limits of the base flood and the 0.2-percent-annual-chance flood.

Understanding these designations is crucial for flood risk management, insurance requirements, and land development planning.

The Florida Keys offer a unique combination of natural beauty, a warm climate, and abundant recreational activities, making it an attractive destination for real estate investment and vacation homes.

The Florida Keys are known for their stunning landscapes, including crystal-clear waters, vibrant coral reefs, and lush mangroves. The region’s relaxed, island lifestyle appeals to those seeking a peaceful and serene environment.

With a tropical climate, the Keys enjoy warm weather throughout the year, making it an ideal location for those looking to escape colder climates. The winter months are particularly appealing, offering mild temperatures and a reprieve from northern winters.

The Keys are a boating paradise, with numerous marinas and access to both the Atlantic Ocean and the Gulf of Mexico. Renowned as one of the best fishing destinations in the world, the area offers opportunities for deep-sea, flats, and backcountry fishing. Home to the only living coral barrier reef in the continental U.S., the Keys are a top destination for diving and snorkeling enthusiasts. Other activities include kayaking, paddleboarding, and jet skiing, providing ample options for water-based fun.

The desirability of the Keys as a vacation destination and a retirement haven drives high demand for real estate. Many investors capitalize on the area’s popularity by purchasing properties for short-term vacation rentals, benefiting from a steady stream of tourists. Real estate in the Keys tends to appreciate over time, making it a potentially lucrative investment.

When buying real estate in the Florida Keys, various factors must be considered to make an informed decision and ensure a wise investment.

Each island and neighborhood in the Keys offers a unique character and amenities. For example, Key West has a vibrant nightlife and cultural scene, while Marathon is known for its family-friendly atmosphere.

Consider the distance to grocery stores, hospitals, schools, and other essential services. Proximity to marinas, beaches, parks, and recreational facilities like golf courses can enhance the property’s appeal and value.

By carefully evaluating these factors, you can make a more informed decision when purchasing real estate in the Florida Keys, ensuring that your investment aligns with your financial goals and lifestyle preferences.

The Keys are a very popular vacation destination for both domestic and international travelers.  When considering properties in the Florida Keys for vacation rentals, it’s crucial to ensure compliance with local regulations and homeowner association (HOA) rules.  Before purchasing a property in the Florida Keys for vacation rental purposes, thoroughly research and comply with local regulations and HOA rules. Doing so will help ensure a smooth operation, avoid legal issues, and maximize the potential for rental income.