A Local’s Guide for Home Buying on the Florida Space Coast
With Shannon Katz, REALTOR®
J. Edwards Real Estate
WELCOME!
Whether you're relocating to Brevard County, purchasing a second home, looking for a waterfront retreat, or ready to make the Space Coast your permanent home, buying here comes with unique opportunities—and a few things you need to know before you buy.
From oceanfront properties and riverfront homes to established neighborhoods, golf communities and new construction, Brevard County offers a remarkable variety of lifestyles.
My goal is to help you find not just a beautiful home, but the right home, in the right location, at the right value.
1. START WITH YOUR LIFESTYLE
Before looking at homes, let's determine what matters most to you.
BEACH LIFE
Indialantic • Melbourne Beach • Indian Harbour Beach • Satellite Beach • Cocoa Beach
Ideal for buyers who want:
Easy beach access
Coastal lifestyle
Restaurants and local shops
Outdoor recreation
Sunrise and ocean views
WATERFRONT & BOATING
Merritt Island • Indian River Lagoon • Banana River • Canal Communities
Consider:
Boat access
Dock and lift
Water depth
Bridge clearance
Seawall condition
Access to the Intracoastal Waterway
Waterfront doesn't always mean boat-accessible. We'll investigate the type of water access that matters to you.
MELBOURNE & WEST MELBOURNE
Popular for buyers looking for:
Established neighborhoods
Shopping and restaurants
Healthcare
Employment centers
Convenient access to beachside communities
VIERA
A popular master-planned area offering:
Newer homes
Shopping and dining
Parks and recreation
Healthcare
Golf
Community amenities
ROCKLEDGE & COCOA
Established communities with convenient access to:
Interstate 95
Beaches
The Indian River
Orlando
Kennedy Space Center
PALM BAY
Offers a wide variety of homes and larger lots at different price points.
When considering Palm Bay, we'll pay particular attention to:
Location
Roads and access
Utilities
Flood zones
Lot characteristics
Future development
2. KNOW YOUR TRUE BUDGET
Your purchase price is only part of the cost of owning a home in Florida.
Your monthly expenses may include:
Mortgage + Property Taxes + Homeowners Insurance + Flood Insurance + HOA + Maintenance
Before making an offer, we'll look at the total cost of ownership, not simply the list price.
Before shopping seriously:
? Get pre-approved
? Establish your comfortable monthly payment
? Discuss down payment
? Estimate closing costs
? Obtain insurance estimates
? Review property taxes
? Consider HOA fees
3. FLORIDA PROPERTY TAXES
One important consideration for buyers relocating to Florida is that the seller's current tax bill may not represent what you will pay after purchasing the property.
Florida's property tax system includes exemptions and assessment rules that can affect your future tax bill.
Don't rely solely on the tax amount shown on a listing.
We'll look at the property's current tax information and discuss what may change after purchase.
4. HOMEOWNERS INSURANCE
Get an insurance quote early.
Florida homeowners insurance can be significantly affected by:
Roof age
Roof condition
Construction type
Electrical system
Plumbing
HVAC
Hurricane protection
Wind mitigation features
Property location
Flood exposure
Prior claims
A home's purchase price doesn't tell you what it will cost to insure.
I recommend getting an insurance quote before making an offer.
5. FLOOD ZONES & FLOOD INSURANCE
Living near the water is one of the biggest attractions of the Space Coast.
It also makes understanding flood risk especially important.
Standard homeowners insurance generally does not cover flood damage; flood insurance is typically a separate policy. Brevard County participates in the National Flood Insurance Program. Before purchasing, we'll consider:
? FEMA flood zone ? Elevation ? Flood insurance requirements ? Flood insurance cost ? Previous flooding or water intrusion ? Drainage ? Proximity to rivers, canals or ocean
A property outside a high-risk flood zone isn't necessarily immune from flooding.
6. THE ROOF MATTERS
Florida's weather makes the roof one of the most important systems to evaluate.
Roof age and condition can affect:
Insurance
Financing
Maintenance costs
Future resale
Your overall cost of ownership
Ask for documentation when available, including:
Installation date
Permits
Contractor invoices
Warranty information
Previous inspections
A great-looking home with an aging roof may not be the bargain it first appears to be.
7. INSPECTIONS
A home inspection gives you an opportunity to understand the property's condition before completing the purchase. Depending on the property, I may recommend:
General Home Inspection- Evaluates the overall condition of the home.
Roof Inspection- Particularly important for older roofs or insurance concerns.
Wind Mitigation Inspection- Documents hurricane-resistant features that may affect insurance premiums.
4-Point Inspection reviews the:
Roof
Electrical
Plumbing
HVAC
WDO / Termite Inspection
Checks for wood-destroying organisms.
Additional Inspections (if applicable)
Pool
Seawall
Dock
Boat lift
Well
Septic
Sewer
Structural
Mold
HVAC
Electrical
The goal of an inspection isn't to find a perfect house. It's to understand the house you're buying.
8. WATERFRONT HOME DUE DILIGENCE
If waterfront property is on your wish list, there are additional questions to ask.
WATER
Is the water navigable?
How deep is the water?
Is there a channel?
Are there bridges?
What is the bridge clearance?
How quickly can you reach the Intracoastal?
Can you reach the ocean by boat?
DOCK
Is it permitted?
What condition is it in?
Is there a boat lift?
Is the lift permitted?
Are repairs needed?
SEAWALL
How old is it?
What material was used?
Has it been repaired?
Is an inspection recommended?
Waterfront properties should be evaluated for the waterfront—not just the house.
9. HOA & COMMUNITY RULES
An HOA can provide valuable amenities and help maintain a community, but it also comes with rules and financial obligations.
Before purchasing, we'll review applicable information such as:
HOA fees
What the fees include
Rules and regulations
Reserves
Special assessments
Rental restrictions
Pet restrictions
Parking
Fencing
Exterior modifications
Minimum lease periods
Community amenities
Ask more than:
"How much is the HOA?"
Ask:
"What am I getting for that fee—and what financial obligations could arise in the future?”
10. BUYING A FLORIDA CONDO
Condo buyers need to evaluate both the unit and the building.
Important considerations may include:
Monthly association fees
Association budget
Reserves
Insurance
Special assessments
Building maintenance
Inspection reports
Structural reserve requirements
Board meeting minutes
Pending repairs
Litigation
Rental restrictions
Florida's post-Surfside condominium regulations have increased the importance of understanding a building's inspections, reserves and future repair obligations.
A beautiful condo can still be a poor purchase if the building's finances and maintenance obligations aren't healthy.
11. NEW CONSTRUCTION
New construction can be exciting—but new doesn't mean perfect. Consider the following:
? Independent home inspection
? Builder reputation
? Warranty
? Lot location
? Drainage
? Flood zone
? HOA fees
? Property taxes
? Insurance
? Future development
? Upgrade costs
I recommend an independent inspection even when purchasing a brand-new home.
12. LOOK BEYOND THE HOUSE
When evaluating a property, we'll look at the neighborhood as well as the home.
Consider:
Commute
Traffic
Beaches
Shopping
Restaurants
Healthcare
Parks
Schools
Airports
Boating
Future development
Nearby commercial properties
Major roads
Train tracks
Neighborhood character
Remember:
You can renovate a kitchen. You can't renovate a location.
13. MAKING AN OFFER
When we find the right property, we'll evaluate more than the asking price.
Your offer may include:
Purchase price
Deposit
Financing terms
Inspection period
Closing date
Financing contingency
Appraisal provisions
Seller concessions
Personal property
Repair requests
Other contractual terms
The strongest offer isn't always the highest offer.
Terms, timing and certainty can matter.
14. YOUR DUE-DILIGENCE PERIOD
Once your offer is accepted, we'll work through the important details.
INSPECTION-Understand the condition of the property.
INSURANCE- Confirm the property is insurable and understand your premiums.
FINANCING- Complete the lender's underwriting requirements.
APPRAISAL- If required, your lender will determine whether the property supports the purchase price.
TITLE- The title company or attorney researches ownership and potential title issues.
HOA / CONDO REVIEW- Review applicable governing documents and financial information.
FINAL WALK-THROUGH
Confirm the property is in the expected condition before closing.
15. YOUR SPACE COAST BUYER CHECKLIST
Before closing, you should feel comfortable answering:
? Do I understand my total monthly housing costs?
? Have I received an insurance quote?
? Do I understand the flood zone?
? Have I completed appropriate inspections?
? Do I understand the roof's age and condition?
? Have I reviewed HOA or condo information?
? Are there current or pending assessments?
? Have major improvements been properly documented?
? Has my financing been approved?
? Has the property appraised? (If applicable)
? Has title been reviewed?
? Have I completed my final walk-through?
? Do I understand what happens after closing?
MY COMMITMENT TO YOU
Buying a home should be exciting—not overwhelming.
My job is not simply to show you properties and write an offer.
My goal is to help you make an informed decision.
I'll help you understand:
THE HOME Condition, features and potential concerns.
THE LOCATION Neighborhood, lifestyle and long-term considerations.
THE NUMBERS Price, taxes, insurance, HOA and ownership costs.
THE PROCESS Inspections, financing, title, negotiations and closing.
THE OPPORTUNITY Whether the property makes sense for your goals.
WELCOME HOME
Whether you're searching for a beachside retreat, waterfront property, family home, investment property or your next chapter in Florida, I'm here to help you navigate the Space Coast with confidence.
SHANNON KATZ, REALTOR®
J. Edwards Real Estate
Serving Florida's Space Coast
Indialantic • Indian Harbour Beach • Satellite Beach • Melbourne • Melbourne Beach • Cocoa Beach • Merritt Island • Viera • Rockledge • Cocoa • Palm Bay
LOCAL KNOWLEDGE. PERSONAL SERVICE. CONFIDENT DECISIONS.
This guide is provided for general informational purposes and is not intended to replace advice from a licensed attorney, lender, insurance professional, inspector, engineer, tax professional or other qualified professional. Florida laws, insurance requirements, HOA/condominium requirements and property-specific conditions may vary.
