What to Know when Buying Waterfront

So you're ready to move to the water. Waterfront homes in the Tampa Area range from less than $100k to the millions. The most common denominator of all these homes is that they utilize a seawall to protect their land from water incursion and erosion. Whether you're a seasoned home buyer or a novice waterfront speculator, you should be well-versed in the aspects of waterfront land vs. land-locked parcels.

1. Taking a macro approach, the neighborhood where you buy can make or break your home purchase. Some communities lie high above mean sea level such as Largo's The Bluffs. Some areas of St. Petersburg are much lower and may have intermittent flooding with heavy rain or above-average tides. A good way to find out if flooding is a problem in your prospective neighborhood is to google the neighborhood name or go to the local hometown paper's website and search their archives.
2. Are insurance companies writing insurance where you want to live. On North Carolina's hurricane battered Outer Banks, there are some home that are perched periously close to the Atlantic and are thus uninsurable. I can't think of any areas in Tampa Bay that have experienced this phenomenon, but it's a question you owe yourself. Being so close to the open water, will you need a wind policy? Obviously you will need flood insurance - have you gotten a quote from an insurance broker? The FEMA flood maps were re-drawn recently.
3. Watertightness/Salt erosion is a constant concern for aterfront homeowners. I have heard home inspectors say that the effective life of equipment outdoors near the water is essentially cut in half due to the salt air corroding metal! Windows and doors should be airtight with no gaps for leakage. Potential homeowners should know they will face increased maintenance costs with the following: A/C systems, water heaters in garages, pool heaters, well pumps, patio furniture, grills, etc.
4. On a micro perspective, the elevation of your home on the water is obviously very important. You may say "Duh" but what is the normal tide height for the lot where you're buying. Driving around this beautiful area, I have seen the water LAPPING over the top of a perfectly good drywall when the sun was shining and the wind was low. Imagine how it will be if a squall drives water inland with heavy winds at high tide? Chance favors a prepared mind!
5. Let's talk about the important asset between your home and the water - the seawall. How much is a sea wall. Actually, the answer depends on your locality. Seawalls can be built for less money in Pasco and Hernando than Pinellas. The rule of thumb price to replace a seawall is $300 PER LINEAR FOOT, but this can change based on the type of seawall installed. Seawalls are constructed from differing materials including, Precast concrete T & G sheetpile panels, Interlocking, corrugated Vinyl, or Aluminum sheetpile, and heavy pressure treated timber structures, to name a few. A seawall should be inspected by a certified inspector or contractor and cracks don't necessarily mean you need a new one. I can wax on and on about seawall caps, tiebacks, holes, erosion, etc but I'll save that for another blog.
6. What about the dock??? No dock, no problem, right? Not necessarily. You might have to start the permitting process from scratch, which includes, city, county, and state applications. If you are able to secure the documentation to go ahead, prepare to spend between $15k and $35k for a new dock. Less for a bare bones model and more for a dock with water, electric, davits, extra width, add'l platform to clean from, etc. Don't just think about your needs - a 3000 sf home will look odd with a small dock that fits only a 15' center console.
7. Ok, so how's the water? You don't know? Better find out. Talk to the neighbors about any recent dredging or plans to do so. Currents can deposit silt in certain places and you don't want that to be in back of your home. If you're at the back of a canal, there is a possibility of experiencing more debris collecting in your area. How shallow does the water get during low tide. If it's too low, you'll need to plan your departure and arrival accordingly.

There is so much to consider when buying waterfront so educate yourself. You've worked hard to make it a reality and you deserve the best waterfront home out there! Happy sunsets!