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.
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. I covered the full 2026 FEMA map updates in my post: New FEMA Flood Maps for Brevard County: What Homeowners and Buyers Need to Know.
You can look up any property’s exact flood zone on the FEMA Flood Map Service Center, or pull detailed parcel data from the Brevard County Property Appraiser. I always check both before my clients fall in love with a house.
✅ 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 Statute §627.0629, insurance companies are required to 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. 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 to lock in your discounts.
Cost: 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. Check your property’s zone at the Brevard County Emergency Management website before making any offer — and bookmark the Brevard County Shelter Locator while you’re there.
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 a plan. Know your route, know where you’re going, and go early before the highways clog.
If you’re weighing neighborhoods specifically for flood risk and evacuation access, read my post on Brevard neighborhoods without the flood zone risk — it’s one of the most practical guides I’ve written.
✅ 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?”
Homes built after 2002 generally meet modern Florida Building Code wind requirements. Homes built before 1994 may have single-pane windows with zero hurricane protection. Impact-resistant windows are the gold standard — no storm prep required, insurance discounts, and quieter daily living. Accordion shutters are the most convenient manual option. Panel shutters work but require installation before every storm.
If you’re looking at waterfront property, opening protection is only one piece of the puzzle — read my full guide on seawalls in Brevard County for the other factors coastal buyers often miss. And for an honest look at waterfront ownership costs overall, check out Merritt Island waterfront costs: 3 expenses buyers miss.
✅ 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. Ask before making any offer: How old is the roof? What material? Were permits pulled for the last replacement?
Metal roofs last 40–70 years and earn the best insurance discounts. Asphalt shingles typically run 15–25 years. An unpermitted roof is a nightmare at closing — lenders don’t like them and neither do insurers. The Florida Department of Business and Professional Regulation has good guidance on what to look for in a licensed roofing contractor if a replacement is needed.
A brand-new roof on a Brevard home is 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 program is genuinely underused. The My Safe Florida Home program offers a free wind mitigation inspection and matching grants up to $10,000 for hurricane hardening improvements — impact windows, impact doors, and roof upgrades. Eligibility: homesteaded single-family homes with an insured value under $700,000.
If you’re buying a home and planning improvements anyway, apply at MySafeFLoridaHome.com first. It’s real money left on the table if you don’t. You can also learn more about available programs through the Florida Division of Emergency Management’s preparation resources.
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 when major storms threaten. Take them seriously. Know where you’re going, have your documents, and leave early. Full guidance from the Florida Hurricane Guide is worth bookmarking now.
Should You Buy During Hurricane Season?
Yes — with eyes open. 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 skipped the homework on insurance, flood zones, and roof age. The ones who did their homework? 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 considering a condo, also read my post on what Florida’s condo safety laws mean for buyers and whether a special assessment can kill your deal — two things every condo buyer on the Space Coast needs to understand.
What Carrie’s Clients Say
“She helped us relocate from out of state by answering every question: ‘What are Merritt Island schools like?’ ‘Where should I live near Kennedy Space Center?’ ‘What’s the cost of waterfront homes in Brevard County?’ Carrie’s expertise in Space Coast real estate made our home search easy and successful.”
— ⭐⭐⭐⭐⭐ Google Review, Merritt Island
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 carry 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: Most Brevard homeowners pay $3,000–$8,000+ per year depending on location, home age, roof type, and coverage. Homes with newer roofs, impact windows, and current wind mitigation inspections pay toward the lower end.
Q: What’s the difference between hurricane shutters and impact windows?
A: Hurricane shutters are installed over existing windows before a storm. Impact windows are permanently installed and require no prep. Impact windows 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 Atlantic side historically sees fewer direct hits than the Gulf Coast — but indirect impacts, flooding, and storm-spawned tornadoes are real considerations.
Q: When should I evacuate?
A: Follow Brevard County Emergency Management orders. Zone A residents should evacuate 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? 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 and community.
By Carrie Liotta, Space Coast REALTOR®
Boardwalk Realty | Brevard County, Florida
