If you’ve been eyeing property in Florida, especially along the Gulf Coast, you’ve probably come across one big, unavoidable hurdle: insurance. It’s no longer just a line item on the closing statement. It’s a deal-maker or a deal-breaker. As someone who’s been building and selling homes along Florida’s Panhandle and Alabama’s coast for nearly three decades, I’ve watched our insurance market spiral into a full-blown crisis. I’m here to help you navigate it. If you're purchasing property near the water especially in flood zones or hurricane-prone areas expect premiums in the $6K–$15K range, depending on size, location, and age of the home. Older homes will be under the microscope roofs, electrical, plumbing, and structural details all factor in.

· Don’t wait to shop insurance. Get quotes as early in your due diligence period as possible. I work with trusted local agents who understand the nuances of coastal underwriting and can get you real numbers, fast. Prioritize wind mitigation. Impact-rated windows, reinforced garage doors, and newer roofs with hurricane clips can drastically reduce premiums—and make your property more attractive to future buyers.

· Understand replacement cost. Your coverage should reflect today’s building costs, not what you paid for the property. In coastal areas, construction pricing is higher due to code requirements, materials, and labor shortages.

· Consider new construction. Newer homes built to modern code often qualify for lower premiums and wider coverage options. I build and sell these kinds of homes—and I can walk you through why they make sense in this market.

Yes, insurance is a challenge right now. But it’s not a deal-killer if you go in informed. At Poppy Properties, we’ve helped hundreds of buyers and investors build smart, buy smart, and insure smart. If you’re looking for a home that holds up to wind, water, and the fine print of today’s insurance market, we’re ready to help.

I’ll help you find the right property—and the right plan to protect it.

Tammy

Broker. Builder. Coastal Expert.

Poppy Properties