See Mike's new 3-part blog; see how to protect your home value
(strategies for all U.S properties)
And we thought we had it bad the last 5 years or so with hazard insurance,,,,homeowner insurance companies like Citizens re-inspecting houses with the harshest inspectors possible and taking away every single discount from us that they could… and, we thought that was bad enough? Read more
At least that crisis is mostly confined to Florida alone, but the new, bigger, costlier insurance crisis will affect nearly everyone in the United States and, it’s name? TA DA…, Flood Insurance… How about 5, or 6, or even $7000 each year just for a single flood insurance policy? I’m sorry folks but this is real… and it’s deadly.
The Biggert-Waters Act was passed in 2012 and rates started increasing in 2014 – I have supplied links and articles below for those desiring more intense explanation, but here's the bottom line and what I tell all of my clients, whether they're moving locally or to another state, it's this simple:
If you buy a house built prior to 1975, make sure it's in zone X… exempt from mandatory insurance requirements concerning flood… otherwise, you take the risk of paying as much as 5000 to $7000 per year, just for a single flood insurance policy for your home.
FEMA is responsible for managing the NFIP - national flood insurance program-and the losses relating to HURRICANE and windstorm over the past decade have been horrendous, with debt going from $18 billion-$24 billion and that's without calculating debt from hurricane Matthew up and down the coastline last year! I will not be surprised that once the new losses are calculated and published, the total loss incurred could have doubled and that means serious trouble for decades to come.
Here's some warnings in the Bay Area that I specialize in… For Cutler Bay, anything built east of Old Cutler Rd. is a flood zone and real problems exist for those homes built prior to 1975; the same is true for the Tiffany Drive area, as well as the following areas in Palmetto Bay: south of Coral Reef Drive, most areas between US1 and Old Cutler are in a flood zone, and again, a real problem if your house was built prior to 1975… a special note: north of Coral Reef Drive is a little bit better but still plenty of problem areas resulting in me issuing this severe warning:
Sellers: problem areas will make it harder if not impossible to sell your home in future years, “whoever has ears, let them hear”. Don’t get caught in a situation where you have no option to move, especially at the lower prices anticipated.
Buyers: keep it simple: look for homes built after 1975 or built-in zone X.
This advice is true anywhere in the United States and, as you will see in upcoming issues of the “hazards to home value” blog, I will compare the advantages and disadvantages of pre-and post-1975 homes throughout the country.
This is Mike Schuler, signing out until next month, and remember… for all your real estate needs especially in the Cutler Bay Palmetto Bay areas, don’t make a move without me.
Have a great day….
BREAKING NEWS: MIKE SCHULER NAMED #1 HOME SALES AGENT OF THE CENTURY (2000-2016) FOR THE "BAY AREA" - PALMETTO BAY AND CUTLER BAY COMBINED
(total transactions reported per Miami multiple listing service)
PENDING SALE - 10040 SW 199 Street, Cutler Bay
Recently Sold - April 2017
SOLD $475,000 - 18020 SW 88th Court, Palmetto Bay
SOLD $290,000 - 20160 SW 89 Ct, Cutler Bay
SOLD $249,000 - 19921 Dothan Rd, Cutler Bay
SOLD $249,000 - 17421 SW 117 Ct, South Miami Heights