Florida Homeowner's Guide

Homeowners Insurance

Florida homeowners insurance is among the highest in the nation. Premiums have increased significantly in recent years due to litigation costs, reinsurance market pressures, and hurricane risk. As of 2025 and 2026, many Florida homeowners pay annual premiums that are substantially higher than the national average.

Key factors affecting your premium:

Roof age and condition: Newer roofs (typically under 10-15 years) generally receive lower premiums. Older roofs, especially those over 20 years, may face higher premiums or difficulty obtaining coverage.
Construction type: Concrete block (CBS) construction may receive different rates than frame construction.
Wind mitigation features: Impact windows, hurricane shutters, hip roofs, and secondary water resistance can qualify for significant discounts.
Flood zone designation: Standard homeowners insurance does not cover flood damage. Separate flood insurance is required for properties in FEMA-designated flood zones.
Claims history: A history of claims on the property can affect insurability and premiums.

Budget for homeowners insurance early in your search. Get quotes before you make an offer so you understand the true annual cost of ownership.

Wind Mitigation Inspection

A wind mitigation inspection documents the wind-resistant features of your home, including roof covering, roof deck attachment, roof-to-wall connection, roof geometry, opening protection (impact windows/shutters), and secondary water resistance. These features can qualify for significant insurance premium discounts.

Florida law requires insurers to offer discounts for qualifying wind mitigation features. The inspection typically costs $75 to $150 and is valid for the life of the home's wind-resistant features.

Four-Point Inspection

A four-point inspection evaluates four systems: roofing, electrical, plumbing, and HVAC. Many Florida insurers require a four-point inspection for homes over 20 to 25 years old. The inspection identifies the age and condition of each system and flags potential issues.

Homestead Exemption

Florida's homestead exemption reduces the assessed value of your primary residence for property tax purposes. The standard homestead exemption reduces your taxable value by up to $50,000 (the first $25,000 applies to all property taxes, and an additional $25,000 applies to school board taxes for assessed values between $50,000 and $100,000).

To qualify, you must:

Own the property and occupy it as your primary residence as of January 1 of the tax year
Be a Florida resident
File for the exemption with the county property appraiser

The Save Our Homes cap limits annual assessed value increases to 3% or the Consumer Price Index (whichever is lower) for homesteaded properties, providing long-term protection against rapid property tax increases.

Property Taxes

Florida property tax rates vary by county, city, and special taxing districts. The total millage rate determines how much you pay. In the Greater Orlando area, property tax rates generally range from approximately 18 to 28 mills depending on the specific location.

Property taxes fund local government operations, schools, and special districts. Some properties may be subject to additional taxing districts such as CDDs or special improvement districts.

HOA (Homeowners Association)

Many communities in the Greater Orlando area have homeowners associations. HOAs maintain common areas, enforce community rules, and manage shared amenities. HOA fees vary widely, from under $100 per month to several hundred per month.

Before purchasing, review:

The HOA's governing documents (declaration of covenants, conditions, and restrictions)
Current fee amount and what it covers
Any pending or planned special assessments
The HOA's reserve fund balance
Any pending or recent litigation involving the HOA
Rules regarding parking, pets, rentals, exterior modifications, and other restrictions

CDD (Community Development District)

A CDD is a special-purpose government entity that finances infrastructure and amenities for a community. CDD fees are added to your annual property tax bill and can range from a few hundred to several thousand dollars per year.

CDDs are common in newer master-planned communities throughout the Greater Orlando area, including many communities in Horizon West, Lake Nona, ChampionsGate, Davenport, and Sunbridge.

The CDD fee typically covers:

Infrastructure debt service (roads, utilities, drainage)
Amenity maintenance (pools, parks, trails, clubhouses)
Operational expenses

CDD fees are in addition to HOA fees. Understand both costs when evaluating the total annual expense of a property.

Flood Zones and Flood Insurance

FEMA designates flood zones that indicate flood risk. Properties in high-risk zones (Zone A, AE, V, VE) typically require flood insurance for federally backed mortgages. Properties in moderate-risk zones (Zone X) may benefit from flood insurance but are not typically required to carry it.

Even properties outside designated flood zones can experience flooding during heavy rain events. Check the specific flood zone designation for any property you are considering using the FEMA Flood Map Service Center.

Roofs and HVAC

Florida's climate puts extra stress on roofing and HVAC systems. Key considerations:

Roof age: Insurance companies increasingly scrutinize roof age. Roofs over 15 to 20 years old may face higher premiums or require replacement.
Roof type: Hip roofs generally perform better in high winds than flat or gable roofs.
HVAC age: Air conditioning systems in Florida typically last 12 to 18 years. Older systems may need replacement soon after purchase.
Pool equipment: If the property has a pool, budget for pump, filter, and heater maintenance or replacement.

Septic Systems and Wells

Some properties in Lake, Polk, and parts of other counties use septic systems and private wells rather than municipal water and sewer. If you are considering a property with a septic system, have it inspected before purchase. Florida requires septic system permits and inspections, and older systems may need upgrading.

Last updated: August 11, 2026. Published by Moving to Orlando Guide with Tyler Gibson. This guide provides general information and does not constitute legal, insurance, tax, or engineering advice.