Everything you need to buy on the beach
Buyer Guides
Navigate coastal Florida's unique market with confidence — from flood zones to closing day.
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Your Guide to Buying a Home
Expert advice on every step of the home buying process — from pre-approval to closing day. Especially valuable if this is your first coastal Florida purchase.
Get My Buyer GuideRelocation guide
Out-of-State Relocation Guide
Moving from out of state? Adrienne has helped dozens of buyers relocate to Pinellas County. This guide covers what's different about buying in Florida — flood zones, insurance, HOA rules, and the closing process.
Checklist
The Beach-Buying Checklist
Before you make an offer on any coastal property, run through this checklist: flood zone, insurance quote, milestone inspection status, SIRS funding, rental policy, and HOA financials.
First-time buyers
First-Time Buyer Path
Never bought a home before? Adrienne walks first-time buyers through every step — from pre-approval to keys in hand.
What buyers need to know
Why buying on the beach is different
Flood insurance
Florida's flood insurance landscape changed dramatically after Hurricane Helene. Buyers must understand their flood zone, base flood elevation, and the difference between NFIP and private flood policies before making an offer.
Milestone inspections
Post-Surfside legislation requires milestone inspections for condos three stories and taller. Phase I and Phase II status — and whether the building has a funded SIRS reserve — directly affects your cost of ownership.
STR rules by jurisdiction
Short-term rental rules vary dramatically across Pinellas County beach communities. Belleair Beach prohibits STRs entirely. Indian Rocks Beach and Madeira Beach require a 7-day minimum. Know the rules before you buy.
HOA financials
Underfunded reserves mean special assessments. Always request the most recent reserve study, budget, and meeting minutes before closing. Adrienne reviews these documents with every buyer client.
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