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It depends on the flood zone and the loan. Zone AE is a Special Flood Hazard Area with a 1 percent annual flood chance, and flood insurance is mandatory there for buildings securing a government-backed mortgage. Shaded and unshaded Zone X sit outside that area, where a lender can still require it, and lower risk is not zero risk. Cape Coral's current FEMA flood maps took effect November 17, 2022, so check the zone for the exact address before you make an offer.

Cape Coral has more than 400 miles of canals, according to the City, and they fall into three kinds. Direct gulf access describes a route to open water without a fixed bridge. Indirect gulf access reaches the Gulf with a fixed bridge on the route, and freshwater canals do not connect to the Gulf by boat. Before you rely on access for a particular boat, check the dock, the route, bridge clearances and the vessel's size.

Agent commissions are fully negotiable and not set by law. Since August 17, 2024, MLS participants working with a buyer must sign a written agreement with that buyer before touring a home, and that agreement states what the buyer's agent is paid. Sellers can still offer to pay that compensation off the MLS or offer concessions toward a buyer's closing costs. We lay out who pays what before you sign anything.

It can be. Under Florida's Save Our Homes limit, a homesteaded home's assessed value can rise no more than 3 percent a year or the change in the Consumer Price Index, whichever is less. When the home sells, that limit ends and the property is assessed at just value on the following January 1. Budget from your own estimated tax bill, not the one on the listing.

Yes. We show you homes listed by any brokerage, in person or with you on a live video walk-through, and one point of contact lines up the inspection, insurance quotes, title and closing. Inspection and escrow can be handled while you are still out of state.