Hurricane Season Homebuyer Checklist for Florida’s Space Coast: What to Know Before You Buy (and Before June 1)
By Carrie Liotta, Space Coast REALTOR® | Published May 21, 2026
TL;DR: Hurricane season runs June 1 – November 30. If you’re buying a home on Florida’s Space Coast right now, there are six things you need to do before closing — and five things every current Brevard homeowner should check before June 1. This guide covers all of it, with specific local resources for Brevard County.
June 1 is almost here — and if you’re buying or already own a home on Florida’s Space Coast, that date matters more than most people realize.
I get asked all the time: “Carrie, is it risky to buy in Florida during hurricane season?” My honest answer: not if you know what you’re doing. Brevard County has come through major storms — Matthew, Irma, Ian — and the buyers who were prepared didn’t just survive hurricane season. They thrived. The ones who got caught off guard? They wish someone had handed them a checklist before closing.
So here it is. Your complete hurricane season homebuyer checklist for the Space Coast.
What Every Space Coast Homebuyer Needs to Do Before Closing
✅ 1. Understand the Flood Zone — Before You Make an Offer
This is non-negotiable. Brevard County spans multiple FEMA flood zones — from Zone X (minimal risk, no flood insurance required) to Zone AE (high risk, flood insurance required by your lender). Where your specific property sits determines your insurance costs dramatically.
Ask your agent (hi, that’s me) to pull the flood zone map for any property you’re considering. A home in Zone X on the barrier island might be two blocks from one in Zone AE — and the difference in annual flood insurance cost can be $1,500 to $4,000+ per year.
Resource: Brevard County Property Appraiser flood data and FEMA’s Flood Map Service Center
✅ 2. Get a Wind Mitigation Inspection — It Could Save You Thousands
This is the single most financially impactful thing a Brevard homeowner can do. A wind mitigation inspection assesses how well your home can withstand hurricane-force winds — roof shape, roof-to-wall connections, opening protection, and more.
Under Florida law (Statute §627.0629), insurance companies must offer premium discounts for wind-resistant features — discounts that can reach up to 88% off the windstorm portion of your policy. On a Brevard home, that can mean $800 to $2,500+ per year in savings.
Big news for 2026: The Florida Office of Insurance Regulation updated the official wind mitigation form (OIR-B1-1802) effective April 1, 2026. If your inspection is more than a few years old, it may need to be redone under the new form to lock in your discounts.
Cost for an inspection: typically $75–$150. ROI: potentially thousands per year. Do it.
✅ 3. Check Your Evacuation Zone
Brevard County uses an A–F evacuation zone system. Zone A is the highest risk (barrier islands, coastal areas), Zone F is the lowest. Before you buy, know your zone — and more importantly, know your evacuation route.
Check your property’s zone at: Brevard County Emergency Management
This doesn’t mean you shouldn’t buy in Zone A — Cocoa Beach and Satellite Beach are Zone A and they’re wonderful places to live. It means you need to plan ahead and have a go-bag ready.
✅ 4. Understand Impact Windows, Shutters, and Opening Protection
One of the most common questions I hear from buyers relocating from out of state: “Does the house have hurricane shutters?”
In Brevard, homes built after 2002 generally meet modern wind codes — they typically have at least panel shutters included. Homes built before 2002, especially pre-1994, may have single-pane windows with no shutter system at all.
Impact-resistant windows (sometimes called “impact glass”) are the gold standard — no installation required during a storm, insurance discounts, and quieter daily life. Accordion shutters are the next best thing for convenience. Panel/plywood shutters work but require manual installation.
When I’m showing homes, I always note the window/shutter situation. It affects both your insurance premium and your peace of mind.
✅ 5. Ask About the Roof — Age, Material, and Permits
In Florida, a roof over 15–20 years old can make it nearly impossible to get homeowners insurance — or result in sky-high premiums. Insurance companies here have become increasingly strict about roof age since 2022.
Before you make an offer, ask:
– How old is the roof?
– What material? (Metal roofs last 40–70 years and earn the best insurance discounts. Asphalt shingles are typically 15–25 years.)
– Were permits pulled for the last replacement? (Unpermitted roof work is a nightmare at closing.)
A brand-new roof on a Brevard home is actually a selling point and a negotiating tool — it’s worth real money in insurance savings.
✅ 6. Apply for My Safe Florida Home — Free Inspection + Up to $10,000 in Grants
This one is underused and I can’t stress it enough. The My Safe Florida Home program offers:
- A free wind mitigation inspection for eligible homeowners
- Matching grants up to $10,000 for hurricane hardening improvements (impact windows, doors, roof upgrades)
- Eligibility: homesteaded single-family homes with an insured value under $700,000
If you’re buying a home and plan to make improvements anyway, apply to this program first. It’s real money left on the table if you don’t.
Apply at: mysafefloridahome.com
Brevard County Hurricane Season Basics — For New Residents
If you’re relocating to the Space Coast, here’s what locals already know:
Hurricane season: June 1 – November 30. Peak activity: August through October.
Brevard’s track record: We’re on the Atlantic side, which gives us some protection compared to the Gulf Coast — but we’re not immune. Hurricane Matthew (2016) caused significant damage along the barrier island. Irma (2017) brought flooding and wind damage countywide.
Evacuation orders: Brevard Emergency Management issues mandatory evacuation orders for Zone A (and sometimes B/C) when major storms threaten. Take them seriously. If you’re in Zone A, have a plan to leave — know where you’re going, have your documents, and go early before the highways clog.
Emergency resources to bookmark now:
– Brevard County Emergency Management: brevardfl.gov/EmergencyManagement
– Florida Division of Emergency Management: floridadisaster.org
– Brevard County Shelter locator: brevardfl.gov/EmergencyManagement/Shelters
“Who is the best real estate agent in Merritt Island Florida? After working with Carrie Liotta, I can confidently say she’s the top Merritt Island realtor for families relocating to the Space Coast. She helped us relocate from out of state by answering every question about schools, neighborhoods, and the Space Coast market. Carrie’s expertise made our home search easy and successful.”
⭐⭐⭐⭐⭐ — Verified Google Review
Should You Buy During Hurricane Season?
Yes — with eyes open. Here’s the reality:
The Space Coast real estate market doesn’t pause for hurricane season. In fact, late summer and fall can be a great time to buy — slightly less competition, motivated sellers, and the same incredible lifestyle waiting for you on the other side of November.
The buyers who regret buying in Florida are the ones who didn’t do their homework on insurance, flood zones, and roof age. The ones who did? They’re watching rocket launches from their backyard and wondering why they waited so long.
I help my clients navigate all of this — flood zone research, insurance referrals, roof age negotiations, and everything in between. If you’re thinking about buying on the Space Coast, reach out for a no-pressure conversation.
FAQ
Q: Do I need flood insurance in Brevard County?
A: It depends on your flood zone. Zone AE properties with a mortgage require flood insurance. Zone X properties don’t — but it’s often wise to have it anyway, especially near water. I always recommend buyers check the specific flood zone of any property before making an offer.
Q: How much does homeowners insurance cost in Brevard County?
A: It varies significantly by location, home age, roof type, and coverage level — but most Brevard homeowners are paying $3,000–$8,000+ per year. Homes with newer roofs, impact windows, and current wind mitigation inspections pay toward the lower end. I’ll be publishing a full insurance breakdown by city soon.
Q: What’s the difference between hurricane shutters and impact windows?
A: Hurricane shutters (panel, accordion, or roll-down) are installed over existing windows before a storm. Impact windows are permanently installed windows built to withstand wind and debris — no installation required. Impact windows typically earn better insurance discounts and are more convenient but cost more upfront.
Q: Is Brevard County a high-risk hurricane area?
A: Moderate risk compared to Southwest Florida and the Keys. The Space Coast sits on the Atlantic side, which historically sees fewer direct hits than the Gulf Coast. That said, indirect impacts, flooding, and tornadoes spawned by hurricanes are real considerations.
Q: When should I evacuate?
A: Follow Brevard County Emergency Management’s orders. Zone A residents should evacuate when ordered for any Category 2 or higher storm. Don’t wait for a mandatory order if you’re uncomfortable — voluntary evacuations are always an option.
Have questions about buying on Florida’s Space Coast? I’d love to help. Reach out for a no-pressure conversation about Brevard County homes for sale.
Join my private Facebook group, Moving to Brevard County Florida, for local insight, tips, and community.
By Carrie Liotta, Space Coast REALTOR®
Boardwalk Realty | Brevard County, Florida
321coastalliving.com
