Windstorm, flood where elevation says (and prudence adds), roof-age surcharges, and percentage hurricane deductibles — quote the actual address before underwriting anything. Newer roofs and wind-mitigation features are yield strategies here, not just maintenance.
Budget hurricane deductibles as a recurring possibility: tarps, tree work, fence panels, and screen-enclosure repairs are the routine claims; the reserve keeps them from becoming crises.
AC cycles in a long cooling season, humidity management in vacancies, lanai and screen upkeep, and make-readies fighting sun and salt near the water. No state income tax flatters the after-tax line; insurance takes its share back.
Relentless in-migration, deep tenant demand inland, and rents that held through the insurance shock. Inland product with newer roofs is the comfortable math.
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