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
A step-by-step walkthrough of the purchase process — from pre-approval through closing. Written for buyers who are new to Florida coastal real estate and want to understand what makes this market different before they start touring.
Get My Buyer GuideRelocation guide
Out-of-State Buyer Briefing
Adrienne has relocated dozens of buyers to Pinellas County from out of state. This briefing covers the Florida-specific details that catch out-of-state buyers off guard — flood insurance structure, condo milestone inspections, STR ordinances by city, and how the closing timeline differs from other states.
Due diligence checklist
The Coastal Property Checklist
Before you submit an offer on any Pinellas beach property, run through this list: flood zone designation, elevation certificate, insurance quote, milestone inspection phase, SIRS reserve funding status, rental ordinance for that specific city, and HOA financials. Adrienne reviews every item with her buyers.
First-time buyers
First Purchase, Coastal Market
Buying your first home in a beach market adds layers that a standard first-time buyer guide doesn't cover. Adrienne walks first-time buyers through pre-approval, property selection, offer strategy, inspection, and closing — with the coastal-specific context built in at every step.
What buyers need to know
Why buying on the beach is different
Flood insurance — it's not optional
Florida's flood insurance market shifted significantly after Hurricane Helene. Buyers need to understand their flood zone designation, base flood elevation, and the difference between NFIP and private flood policies — before making an offer, not after.
Milestone inspections & SIRS reserves
Post-Surfside legislation requires milestone inspections for condos three stories and taller. Whether a building has completed Phase I or Phase II — and whether its Structural Integrity Reserve Study is funded — directly affects your monthly cost and your ability to resell.
STR rules vary by city block
Short-term rental regulations across Pinellas County are not uniform. Belleair Beach prohibits STRs entirely. Indian Rocks Beach and Madeira Beach require a 7-day minimum stay. The rules in one city do not apply in the next. Adrienne knows the current ordinances for every community she works in.
HOA financials before you close
Underfunded reserves translate directly into special assessments — sometimes six figures. Adrienne requests the reserve study, current budget, and board meeting minutes for every condo purchase and walks buyers through what the numbers actually mean.
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