Buying a home in the Florida Keys is a dream for many — but island living comes with unique considerations that set it apart from anywhere else in the country. Whether you’re drawn to the turquoise water, the laid-back lifestyle, or the investment potential, here are 10 things every buyer should know before making the leap.

1. Each Key Has Its Own Personality

From the artsy charm of Key West, to the family-friendly neighborhoods in Marathon, to the sportfishing capital of Islamorada — every Key offers something different. Spend time exploring before deciding which island feels like home.

2. Flood Zones Matter

Almost every property in the Keys is in a flood zone, but not all zones are created equal. Your insurance costs and lending requirements will depend on the property’s elevation and FEMA designation. Always request the property’s current flood elevation certificate.

3. Insurance Can Be Costly — and Varies by Island

Hurricane, wind, and flood insurance are part of life in the Keys. Premiums differ significantly depending on the property’s location, elevation, and construction type. A stilted home in Big Pine may have very different costs than a conch-style cottage in Old Town Key West.

4. Building & Renovating Is Different Here

Because we live in an environmentally sensitive area, building permits are limited and renovation rules can be strict. Factor in permitting timelines and restrictions when considering a fixer-upper or vacant lot.

5. Vacation Rental Rules Vary by Municipality

In Key West, nightly rentals are heavily regulated, while in Marathon you’ll find more flexibility. If income potential is part of your plan, make sure you understand the local regulations before you buy.

6. HOA and Condo Fees Aren’t Just “Extras”

If you’re looking at a condo or a home in a gated community, review HOA rules and fees closely. They can cover everything from landscaping to flood insurance — but they also impact your budget and lifestyle.

7. Property Values Tend to Hold Strong

The Keys are a limited market — there’s only so much land. While prices fluctuate with the economy, demand for waterfront and island properties remains consistently high. This scarcity is what makes buying here such a strong long-term investment.

8. Access Can Affect Lifestyle and Value

Some islands (like Duck Key or Sugarloaf) feel more secluded, while others (like Key Largo) have quick access to the mainland. Consider how often you’ll need to travel for work, school, or family visits.

9. The Market Moves Fast

Inventory in the Keys is always limited, and the best properties often sell quickly. Having your financing ready — or proof of funds if you’re a cash buyer — is essential if you want to compete.

10. Work With a Local Expert

Every Key is different, and having a team who knows the nuances — from insurance quirks to hidden neighborhood gems — will save you time, money, and stress. We proudly help buyers and sellers across the entire island chain, from Key Largo to Key West.

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