THE SWEET SPOT
Why Volusia County?
Volusia County offers what many Florida transplants are looking for: authentic coastal living without the crowds and prices of South Florida, yet close enough to Orlando for easy access to its amenities and airport.
Location Advantages
→ 50 minutes to Orlando International Airport
→ 90 minutes to Jacksonville
→ 23 miles of Atlantic beaches
→ No state income tax
→ Lower cost of living than Miami/Tampa
Lifestyle Benefits
→ Year-round outdoor activities
→ World-class fishing & boating
→ Laid-back beach town atmosphere
→ Growing restaurant & arts scene
→ Strong sense of community
KNOW THE NUMBERS
Cost of Living Comparison
Median Home Prices (2025)
What Your Dollar Buys
$300K-$400K: Updated 3BR/2BA single-family home in established neighborhoods. Pool homes available at higher end.
$400K-$500K: Newer construction, larger lots, waterfront condos, or homes in premium communities.
$500K+: Waterfront estates, beachside properties, luxury homes with water access.
WHAT'S DIFFERENT HERE
Florida-Specific Considerations
🌊 Flood Zones & Insurance
This is the #1 thing out-of-state buyers underestimate. Flood insurance is separate from homeowners insurance, and costs vary dramatically — from $500/year to $5,000+ depending on the flood zone.
Average NFIP flood insurance in Florida: $865/year. Coastal properties in high-risk zones often cost significantly more.
🏠 Homeowners Insurance
Florida's insurance market has been volatile. Citizens Property Insurance (the state's insurer of last resort) now requires flood insurance for all policyholders by January 2027.
I help buyers understand total insurance costs before making an offer — this is critical for accurate budgeting.
🌴 Homestead Exemption
Florida offers a $50,000 homestead exemption that reduces your property tax bill if the home is your primary residence. Apply within 30 days of closing.
The Save Our Homes provision also caps annual assessment increases at 3%.
🏢 Condo Considerations
Post-Surfside legislation requires condos 3+ stories to complete Structural Integrity Reserve Studies (SIRS) and maintain full reserves. This is causing significant special assessments at some older buildings. I review condo financials before recommending any condo purchase.
BUYING FROM A DISTANCE
How Remote Buying Works
Many of my clients purchase their Florida home before physically visiting. Here's how it works:
Discovery Call
We discuss your goals, budget, timeline, and preferences. I explain the areas and help narrow your search.
Virtual Tours
I provide video walkthroughs of properties, neighborhood driving tours, and detailed market analysis.
KCAP Assessment
Before making an offer, I evaluate flood risk, insurance costs, and total ownership expenses.
Electronic Closing
Florida allows remote online notarization. You can close from anywhere in the country.
READY TO EXPLORE?
Let's Start Your Florida Search
Schedule a free consultation call. I'll answer your questions and help you understand if Volusia County is the right fit.