The Truth About Hurricanes
Nobody Selling You A House Will Say Out Loud

From the Market Pulse newsletter, sent to Nico's list on September 8, 2026. Join the list to get each Tuesday edition in your inbox.

It's peak hurricane season, so let's talk about the thing every relocating buyer asks me quietly: "Be honest, how bad is it?"

Here's my honest answer.

The risk is real, and it's manageable. Florida's building codes since 2002 are among the strictest in the country. A home built in the last 20 years is engineered for winds most states have never planned for. Impact windows, hip roofs, concrete block: this is standard down here, not luxury.

Location matters more than the county line. A house in flood zone X on the Parrish ridge and a canal home on Siesta Key are living two completely different risk stories. The difference shows up in your insurance bill, not just the weather report.

Newer wins. This is one of the quiet arguments for new construction: current code, new roof, new everything. Insurers price that accordingly, and the premium difference between a 2024 build and a 1985 build can be thousands per year.

What I do for every buyer: we pull the flood zone, the roof age, and an insurance quote BEFORE you fall in love with the house. No surprises at closing.

Thinking about the Gulf Coast but the storm question is holding you back? Reach out and ask me anything. I live here, my family lives here, and I'll give it to you straight.

Nico
(571) 524-3613

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