So You Bought a House in Southwest Florida, Now What?

Nov 2, 2024

—

You’ve officially made the move to Southwest Florida, and you’re ready to dive headfirst into your resort-style swimming pool. Only…there’s still some things on your to-do list.

Before you get out the margaritas and suntan lotion, you need to get acquainted with life in Southwest Florida. Living in vacationland is nothing like living up North, so make sure you’re up to speed on all the little details. Did somebody mention HOAs?

It’s time to read up on the boring stuff (like property tax exemptions) and the scary stuff (like poisonous cane toads). Go through each section in detail, make sure to bookmark this page in case you can’t get to everything right away. Trust me, I wouldn’t be able to resist hitting the pool for too long either. You just moved to Paradise, after all.

Warranty requests
HOA boards
Homeowners insurance
Homestead exemptions
Hurricane safety
Pest control
Florida wildlife
Traffic
Florida home essentials
Southwest Florida lifestyle

1. Warranty requests for new construction

You walk across the threshold of your new home for the first time. Your heart is racing with excitement, and you have your phone out to snap a picture so you can share it on Facebook. You turn to smile at your spouse, and then…

Is that a giant dent in the floorboard? What are those crooked seams at the sealing? Why for crying out loud does the garage door opener not work?

At least you have that home warranty, you think. And yes, your warranty is a life saver. But be prepared, it also comes with its own set of headaches.

For those of us who hail from up north, it can be shocking to see the lack of craftsmanship in these new construction homes, especially if you purchase a tract home. Expect to lose your mind at least once. There’s no two ways about it: you get what you pay for.

Don’t be like me. I went into my first year of homeownership with no idea of what to expect. Having realistic expectations will take some of the sting out of the process. It will also save you from making countless mistakes down the road. Remember, you want to spend that first year exploring Southwest Florida, not ripping your hair out.

Scope & duration of the warranty process

Every warranty will be a little different, but here’s an example of two popular builders’ 10-year warranty policies for new construction:

Lennar

One year: workmanship protection
Two years: electrical and plumbing systems protection
Ten years: structural protection

Pulte

One year: material and workmanship protection
Two years: electrical, plumbing, HVAC, and other mechanical systems protection
Five years: water infiltration and internal leak protection
10 years: structural protection
+ Warranty is transferable

What to Expect with a home warranty

All that coverage sounds great, doesn’t it? Well, there’s some things you should know:

Many warranty items are voided in the first 30 days of closing
Your warranty rep will fight you on almost every fix
They want you to get so annoyed that you give up and fix the mistake on your own dime
Sometimes fixing a ticket item will result in something new breaking

How to navigate the warranty process without losing your mind

Look, I’m not going to lie to you. You will lose your mind at least once. It’s part of the initiation process when moving to Southwest Florida. It’s also a great bonding experience. You’ll have an instant conversation starter when you meet new neighbors at the community pool. Everyone wants to complain about their home warranty, especially if you buy with Lennar.

But to mitigates your woes, be mindful of the following:

Check in on your house multiple times before closing
Put the # of your project manager on speed dial before closing
Do not close if there are severe structural or system flaws (talk to your lawyer)
Be aware that any items not finished at closing could take up to a year to fix
Hire a home inspection service and make sure everything is documented
Be present for all fixes to make sure they’re to your satisfaction
Do not make any amendments to your home that could void your warranty process
Do yoga if you have to, but try not to scream at your warranty rep

2. Living peacefully with your HOA board

It happens to all of us. One day, we’re minding our own business. The next day we’re raging against the nosy neighbor who reported us to the Homeowners Association (HOA) board. I mean, who really cares if we have our holiday decorations up a few weeks early?

Well, it turns out, a lot of people care. Living in a community has more perks than you can imagine; but it also comes with some sacrifices. I always tell people, think of your HOA board as the Debbie Downer at a party.

But…that Debbie Downer has to be responsible for the wellbeing of the WHOLE community. It’s easy to rail against the HOA without realizing just how much they’re juggling.

Besides, sometimes you need a Debbie Downer to tell you that you cannot, under any circumstances, put your trash out without a bear-proof lid. Trust me, your first encounter with a bear will teach you that lesson real quick.

Pro tips for living peacefully with your HOA board:

Do not make enemies with the HOA board
Always be diplomatic, even if you have to grit your teeth
Do not break the rules, or you might find yourself without a pool pass
Do not make changes to your lot or the exterior of your home without approval
Nominate busy-savvy neighbors to the board (with a mix of interests, experience, and kindness)
Participate in all HOA open meetings
Have reasonable expectations of rules and services

What’s a reasonable expectation, you might ask? Well, as a long-time Floridian recently told me, “Don’t expect the lawn maintenance company to be your personal gardener.”

If your HOA is smart, they’ll put the kibosh on that real quick. Otherwise your community just might find itself without a lawn service company that’s willing to resign their contract. I’ve seen it happen.

3. Homeowners insurance policies

I am by no means an expert on home insurance. If you’re looking for real in-depth coverage of insurance policies in Florida, I suggest you check out the Florida Department of Financial Services homeowners insurance guide. It’s very comprehensive, and you’ll learn a lot. But if you’re not ready to spend the next few hours bored out of your mind, make note of the following:

Most homeowners insurance policies do not cover flood damage
Your proximity to the coast can influence your insurance rate
Certain storm-related home improvements can result in premium discounts
Living in a gated community can also result in insurance policy discounts

4. Homestead exemptions

Dear snowbirds, sadly this section does not apply to you — unless you plan on living in Florida for 183 days out of the year. But for those of you who are here to stay, I’ve got some good news for you.

By becoming a Florida resident and claiming a homestead exemption, you can hundreds of dollars on your tax bill. You’ll also keep your bill from skyrocketing as the years go by and the value of your home increases. Because it will. This is Florida, after all.

What is a homestead exemption

A homestead exemption is a property tax break that applies a deduction of up to $50,000 to the assessed value of your permanent residence.

What are the benefits of a homestead exemption?

The first $25,000 in assessed value of your home is exempt from all property taxes
Any assessed value between $50,000 and $75,000 is eligible for exemptions, not including school district taxes
Your taxes won’t go up more than 3% per year

What do I need to file a homestead exemption?

Find all the necessary information to file for your Florida homestead exemption with the Lee County Property Appraiser or appraiser in your county. Make sure you file by March 1st for the home you closed on during the previous year.

5. Hurricane safety and precaution

I know from friends and family that living through a catastrophic hurricane changes you. My in-laws live on the beach in Naples. It took them two years to fully restore their lobby after Hurricane Ian. Guess what happened as soon as the restoration was finished? Hurricane Helene and Hurricane Milton.

While moving to Estero isn’t full-proof protection against deadly hurricanes, it’s a great choice for mitigating your risk. My friends in Verdana Village and The Place got through Hurricane Ian with minimal damage to the community. I was here for Hurricane Milton and experienced even less damage.

Still, even minimal damage can come with headaches. During Ian, our friends lost power for almost a week. Boil water notices were issued, as well. So make sure you’re as prepared as possible during hurricane season. While it’s impossible to prevent Mother Nature from taking its course, you can always take proper safety precautions.

Mitigate hurricane damage and stressors

Know your evacuation zone
Purchase a backup or portable generator
Purchase a weather radio
Invest in hurricane glass or shutters
Buy select items during the Disaster Preparedness Sales Tax Holiday
Put together an emergency hurricane kit
Stock up on bottled water and non-perishable food items
Create an emergency plan
Secure outdoor items
Gather protective materials such as sandbags and plastic sheeting depending on your flood zone

6. Pest control and maintenance

For better or worse, bugs are a part of the circle of life. We need mosquitoes as much as they need us. Of course that doesn’t mean I don’t have my pest control company on speed dial. My theory is, live and let live — until you’re in my house.

You’ll want to hire a pest control service as soon as you move into your new home — unless you’re braver than I think you are. You’ll also want to grab a bottle of all-natural Murphy’s bug spray. Yes, it smells like patchouli oil; but it actually works.

Fact: I’d be willing to smell like garbage to avoid getting eaten alive by mosquitoes. You will too after you live here for awhile.

Identify your common Florida pests

Spiders

Palmettos

Termites

Ants

Mosquitoes

Wasps, etc.

Ways to prevent an insect infestation

Hire a pest control service
Keep wood and debris away from your home
Keep your home tidy
Put all opened food into sealed containers
Purchase a dehumidifier to control moisture levels
Adopt a cat (only half joking)

7. Learning to live with Florida wildlife

After a few weeks of living in Southwest Florida, you’ll learn that there’s two opposing teams on any community Facebook page. One team love seeing all of the diverse wildlife up close and personal. The other team is ready to ship every animal off to the zoo.

Here’s the thing, the gators and mosquitos aren’t going anywhere. Choosing to live in Florida means choosing to share the land with dinosaur-looking behemoths. For every gator you report to the Nuisance Alligator Hotline, another gator will take its place. Moreover, these alligators are NOT relocated. Just be aware, you are sending it to the butcher’s block.

That being said, it’s only natural to be freaked out by the Florida wildlife. Just make sure to know your facts and take the proper safety precautions to avoid a run-in with Godzilla. And as someone who hails from Chicago, I’ll tell ya, I’d take a gator over some creepy dude on the subway any day.

Read up on different species and animal behaviors

Gators & Crocs

Snakes

Frogs & Toads

Lizards

Black Bears

Panthers

Take proper safety precautions

Always walk with a flashlight in the early morning or late at night
Always use sidewalks
Never walk your dog without a leash
DO NOT go into retention ponds under any circumstances
DO NOT walk along retention ponds
Look out your front door before you open it
DO NOT get into a car without first looking underneath it
DO NOT feed the wildlife under any circumstances
Be extra cautious during mating season

And remember, cane toads (not to be confused with the native southern toads) are extremely dangerous to your fur babies, so be extra cautions during night-time walks. They’re also invasive, so don’t feel bad about hating them.

8. Going anywhere “in season”

For the full-time Floridians, it’s a rite of passage to dread “season” with all of your heart. January to March is jammed-packed with people looking to escape the blizzardy conditions of up north. It’s not unusual to get stuck in traffic for longer than an hour. There’s several reasons for this — aside from pure population growth.

Reasons for traffic congestion in Southwest Florida

Lack of north/south corridors like US 41
Lack of auxiliary routes due to the number of gated communities
Lack of land due to conservation areas

Believe me, the protected land is a good thing. The last thing anyone wants is for Southwest Florida to look like Miami. Still, you’ll want to be prepared for just how busy this beautiful part of the world gets during season.

Navigating high traffic during season

Familiarize yourself with a map of Southwest Florida
Check traffic times on Google maps before you leave the house
Allow yourself a cushion when traveling
Consider taking US 41 instead of I-75 to avoid getting stuck during traffic accidents
Avoid driving during rush hour if possible

And remember, a population spike doesn’t just lead to increased traffic numbers. Make sure to book your dinner reservation as far in advance as possible if you want to eat out. Otherwise, it’s another home-cooked meal for you and the family.

9. Outfitting your home with the Florida essentials

One of best parts of buying a new home is getting to decorate it. Now I know what you’re thinking. What kind of furniture has a Floridian vibe? How many seashells can I fit on my console table without it looking tacky?

Here’s the thing, though. Before you start channeling Martha Stewart, it’s important you take note of the essentials. Even if this isn’t your first home, you’ll want to familiarize yourself with the home gadgets that will improve your life — for Florida specifically.

After all, living in Florida is nothing like living up north. Hurricanes are just a part of it. Check out this list of what to purchase for your new home. It might not be as glamorous as buying all new coastal-chic furniture, but you’ll be grateful you invested in these big ticket items at the beginning.

10. Living the Southwest Florida lifestyle

Now that you’re officially here, it’s time to start living like a Floridian. All of Southwest Florida is incredible, and I highly recommend you take the time to get to know places like Naples, Marco Island, Fort Myers, and Sanibel.

But first, you need to discover everything that Estero has to offer. After all, it is my favorite spot in this subtropical paradise.