The Hidden Costs of Buying a Home in Sarasota (That Nobody Warns You About)

1. 💸 Property Taxes That Spike AFTER Closing

Many buyers are shocked when their property taxes jump the year after they move in.

Here’s why:

• Homestead exemptions only apply to primary Florida residents

• When a home changes hands, the “Save Our Homes” tax cap resets

• That $5,000/year tax bill? It could become $8,000+ overnight

➡️ I run property tax projections for buyers based on post-sale values — not outdated numbers.

2. 🌊 Flood Zones That Trigger Mandatory Insurance

Flood maps in Sarasota County are constantly being updated. One small change and suddenly:

• Lenders require flood insurance

• You’re paying $2,000–$6,000/year just to meet your mortgage terms

Many listings don’t clearly disclose this risk — but I always check FEMA flood maps and county overlays before you offer.

3. 🔥 Skyrocketing Home Insurance

Florida insurance premiums have spiked over 35% in the last 2 years. In Sarasota, we’re seeing:

• $4,500–$9,000/year for average-sized homes

• Older roofs? Add surcharges or non-renewal risks

• Condos? Some HOAs are now separately billing $2,000+ assessments for coverage gaps

I work directly with local insurers to estimate your real premium before you buy — not just a guess from the MLS.

4. 📋 HOA Red Tape, Restrictions & Special Assessments

HOAs aren’t just about pools and landscaping. I’ve seen:

• Surprise roof assessments of $10K+ per unit

• No rental allowed rules that kill investment potential

• Pet weight limits, age restrictions, and insane approval timelines

Before my clients go under contract, I:

• Request and review all HOA docs

• Flag red tape or future fee hikes

• Make sure your lifestyle or income plans won’t be shut down by fine print

5. 🛠️ Deferred Maintenance & Hidden Big-Ticket Repairs

Even with a clean inspection report, here’s what can slip through:

• Cast iron plumbing (common in 1970s Sarasota homes)

• Aluminum wiring or outdated panels (insurance won’t cover)

• Roofs with less than 5 years of life left = higher insurance + resale issues

I work with licensed inspectors and trades to give clients realistic upgrade costs upfront — not 6 months after move-in.

✅ The Bottom Line:

Buying in Sarasota isn’t just about list price — it’s about total cost of ownership.

I protect my buyers and sellers by:

• Spotting flood zone changes and insurance traps

• Running real property tax projections

• Reviewing HOA docs and fine print

• Flagging hidden repair time bombs before they become nightmares