Waterfront Elevation: When is a property "too low"?

[Nick Ruocco]

I am currently under contract for a very unique off market property that is waterfront (Manatee river, Bradenton, FL) and very close to the seawall(1958) & rip rap(2016). I have met with sea wall contractors, done a full home inspection and met with another structural engineer and seawall professional that did an inspection and performed soil density tests around the property. All reports have come back positive and have only found very minor settling evidence. My biggest concern is the flood certificate says the main floor of the property is 3.7 feet above Base Flood Elevation. The back living room and master bedroom are at 3.2 feet above BFE. I checked with the neighbors and their houses are at 4.2 above BFE. Could anyone share their experience or advice on when is "too low"? We would be investing in a few ways to mitigate the lowest level with flood proof doors or deployable barriers. Thank you in advance!

[Caroline Gerardo]

I start with thank heavens it's not California where you are not allowed to do anything to preserve your real estate against the ocean also known as the Coastal Commission. You need to read more about Florida CCCL and understand that politics can change and become the same as CA.

You will always need flood insurance. Flood insurance might not be available in the future. There's that pickle.

You can raise up the whole house on piers, but expect it to crack and settle.

You can build sump pumps and automatic Moen water sensors to trigger the pumps but if the water rises fast it won't save the ship, and power will probably be out so you need a generator.

Do not expect or plan that anyone will fix the seawall, it's on you and the problem is will your neighbors all have millions of dollars to fix at the same time that you need to?

Research what IRMA did to the city. FEMA didn't bail them out.

Expect more hurricanes. You will lose the roof sometime in the next 40 months. Cost to replace $20000 BUT it will take months to get the materials, so the cost is $29000. Before you buy know where you can get the roof materials in Texas and truck it there as a plan, and pay contractors from out of state.

Did you get an insurance quote? Insurance was the first thing to investigate BEFORE making the offer. Ask seller who their carrier is, start there.

If the rip rap is stolen by the sea and the house caves, will city planning even allow you to rebuild? Your lender is going to ask for guaranteed replacement policy because you probably cannot rebuild in that case, going to be a catch 22.

Been there, not in FL in CA.