An Expert Shares Things to Consider When Buying Oceanfront Property

Lauren Fichtl describes herself as a southern girl, now living out West. Indeed, her roots stretch from Georgia to the Florida panhandle to the Rocky Mountains and the Southwest. She’s an adventurous mountain towner who loves the beach; a hunter and cowgirl who’s not afraid to swim with great white sharks; and a passionate real estate agent who devotes her career to helping clients find the perfect place to call home. 

Lauren currently splits her time between Santa Fe, New Mexico and coastal Florida where she specializes in buying and selling oceanfront property. For many, living on the water is a dream, one she works hard to make come true in her current role as a Hayden Outdoors real estate agent. But in order to achieve the dream, there are a variety of considerations and pitfalls to avoid. Oceanfront property can be unique in a variety of ways. Here, Lauren walks through the dos and don’ts of buying land or homes near the water. 

Location Matters: Not All Oceanfronts Are Equal

Before diving in, so to speak, Lauren cautions that each oceanfront property is different in structure, access, coastline, and maintenance. “Depending on where you are, you don’t always own all the way to the ocean. Every county is different as to where that property line is, so it’s important to be mindful of what you’re buying. Most people buying oceanfront have the understanding that the majority of the property line will go to the high tide water line. This means others can walk near your property.” 

If you’re looking for a completely private beach, talk with your real estate professional about what that means to you and how realistic it is within your budget. Lauren outlines these considerations:

• Learn where the property line is – the high tide water mark, which can fluctuate, or another landmark.
• Does the property line extend into the water?
• Do you own surfer’s rights?
• Does the county have an easement that allows public access across the beachfront near your home?
• What are the HOA regulations associated with the property?
• Is there one access point, or are there multiple places homeowners and the public can walk onto the beach?

Proximity & Climate

It’s also important to think about proximity to urban areas. If seclusion is what you’re after, private beachfront can offer that, however, you might also find yourself farther away from local community amenities such as hospitals, school systems, grocery stores, and dining establishments and nightlife. 

While climate and surrounding environment are always an important consideration when investing in real estate, it is an elemental aspect of buying oceanfront property. There is the obvious threat of hurricanes, which can batter poorly built homes into disrepair. But oceanfront property homeowners also need to consider:

• Humidity
• Rain
• Wind
• Severe storms
• Flooding

Know the Risks: Erosion and Flooding

When you’re looking for the ideal beachfront property, two key factors to consider are coastal erosion and flooding. Both can decrease the value of your home and contribute to significant safety hazards. If your house is level with the ocean, this is particularly important. Coastal erosion can affect property values and personal safety by:

• Causing structural damage, such as structural instability, foundational damage, and faltering utilities
• Increasing flood risk by lowering the land elevation
• Driving up homeowner’s insurance costs
• Increasing the possibility of landslides
• Decreasing the market appeal and value of a property

Make sure you thoroughly understand flood zones as they relate to your property’s location. FEMA defines a flood zone as a geographic area with a specific level of flood risk. Flood zones can be anything from high-risk to minimal flood hazard. Flood zones can also affect your options for building as well as securing adequate flood insurance. Talk with your real estate agent about how flooding might impact your oceanfront property and the flood zones in and around your area. 

Along those water lines, flood insurance goes hand-in-hand with flood zones, and is an elemental aspect of any successful beachfront property purchase. Flood insurance protects your property, helps you recover more quickly in case of flooding, and helps you avoid financial loss and replace damaged goods. 

Maintenance Costs: It’s More Than Just the View

The ocean can be a beautiful, warm, sunny, inviting place to live. But it also presents a variety of maintenance challenges. Salty air can be hard and corrosive on exterior materials. Wind and water can batter a house over decades, increasing the cost of upkeep. Says Lauren, “It’s one thing to see a big, beautiful house, but you definitely want to look into the age of the property. Most of the properties that get completely wiped out in a hurricane are older construction.” 

Lauren’s list of materials and construction items to consider when buying on the beach include:

• The age of the home
• How it was constructed
• If any updates have been made
• Hurricane-proof windows
• Exterior materials, e.g. paint versus concrete versus metal siding or stucco

Additionally, take into mind the angle of the home – whether it faces the on-shore winds and water or is slightly askew to them. Buyers will want to look closely at landscaping and, if there is none, put in trees and shrubs that can withstand high winds, such as palms and heavy bushes. Stucco is a good alternative to paint or stain if you want to avoid having to reapply materials every few years. Passive homes also tend to better withstand the harsher, constant elements of coastal climate. 

Take all of these maintenance costs into consideration before you buy. Oceanfront property can require long-term financial commitments for repairs and maintenance. 

Seasonal Considerations: Off-Peak vs. Peak Periods

You might be someone looking to spend all of your days watching the sun rise and set over the coastal horizon, or you might simply be seeking a warm-weather getaway for part of the year. If you’re buying oceanfront property in a heavily touristed area that enjoys periods of ideal weather and other times of less tempting temps, make sure to account for how often you plan to be at the property and if it will be usable when you want to be there. 

Seasonal considerations include:

• Temperature fluctuations
• Hurricane season
• Tourist season (if you’re looking to escape the crowds, or join them)
• Water temperature
• Amenity availability

To understand the area’s high and low seasons, talk with your real estate professional, but also ask around. Pop into local shops and restaurants and chat with people who live in the area. If you’ll be flying commercially into the local airport, check seasonal ticket prices to make sure you can afford to get to your property when you want to. Think about if you’ll want to visit during high visitation periods (summer or winter depending on the area, spring break, holidays, etc.) and if so, how those costs might impact your decision to buy. 

Insurance Essentials: Beyond the Basics

When it comes to properly insuring your beachfront home, Lauren doesn’t equivocate. “Insurance is essential. Make sure your insurance is adequate and you have the right approval. Find a good insurance agent you have a good relationship with, someone who is looking out for your best interests.” Her top homeowner’s insurance tips for oceanfront property include:

• Don’t stop at hurricane or flood insurance. Get wind, fire, and storm insurance as well.
• Set calendar alerts or set up a yearly call with your insurance agent to make sure your insurance doesn’t lapse or get cancelled.
• Consider an endorsement or add-on to your policy that provides coverage for mold, which can become extremely problematic and systemic in oceanside homes. 

Spend time with a trusted insurance agent to fully understand the cost of your homeowner’s insurance. Talk about expected annual increases if your area is hit by a hurricane, flood, or other natural disaster. If you plan on renting your home either short-term or long-term, include that coverage in your homeowner’s policy (this can drastically increase your premium cost, doubling it in some cases). Compare insurance quotes across companies, policies, and agents. If you’re a veteran or active military service member, you might be able to secure specific rates that can help lower the annual cost of your insurance. 

Maintaining proper insurance coverage for your oceanfront property is key to maintaining the property’s value and ensuring your peace of mind. 

Rental Potential and ROI for Oceanfront Homes

If you don’t plan on living in your beachfront home year-round, turning it into a rental property part of the year is an excellent way to offset ownership and maintenance costs and increase the home’s value. “When you’re getting a loan for an oceanfront property, the lender will look at the rental income because it will affect how much you can afford. Properties that rent for higher and more have higher purchase demand.” 

While this can be a great way to save money in the long run, don’t discount the costs associated with establishing a property as a rental, such as:

• Furnishings
• Amenities
• Landscaping and maintenance
• Utilities
• Housekeeping and property management fees
• Insurance

Before you put down a down payment, assess the rental demand in the area and any legal requirements. 

• Is your property zoned for short-term rentals? 
• If other properties in the area are rented, how much do they charge and what is the average length of stay? 
• Do you want to put any limitations on potential renters, such as number in the party, pets, parking, etc.?

Expert Advice: What to Ask Before You Buy

Lauren encourages potential beachfront buyers to approach the process with a checklist in mind, including key questions to ask real estate agents, inspectors, and local authorities, including:

• How old is the house?
• Where is the property line?
• Has it had any recent updates?
• Has it been tested for mold?
• What are the property taxes?
• How much are the HOA fees if there are any?
• Will you have the beach access you want?
• Are you zoned for short-term rentals?
• What are the environmental influences, including storms, hurricane season, flood zones, natural land barriers, etc.?
• How old is the roof?
• Are the windows hurricane-proof?

Some of these answers are obvious, others less so, which is why consulting with a professional is non-negotiable. Lauren and agents like her know which questions to ask and who to turn to for the most informed answers. She relies on long-established networks of reliable local authorities and inspectors to help her clients find their dream property within their budget. 

Conclusion: Making Your Oceanfront Dream a Reality

In a world where remote or hybrid work is now a reality for many, oceanfront living has become a possibility for those looking to escape to their own slice of beach. Lauren appreciates that. Growing up in Destin, Florida engrained a love of salty air and coastal life, one she’s happy to share with those looking to fulfill their own oceanfront dreams.