Hi, I’m Shawna. I live in MiraBay, and every year I help more than fifty families buy and sell homes on the water around Tampa Bay. Here is what all of those closings have taught me: the view sells a waterfront home in about four seconds, and everything that decides whether you will actually love living there takes a little longer to see.

Below is what I check for my own buyers, in the order it matters most. Read it here, or grab the printable version to take with you on showings. If a question stumps you, call or text me at 509-294-6818. I would much rather answer it now than after you have fallen for the wrong house.

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Why does elevation matter so much when you buy a waterfront home?

Elevation comes first because it drives almost everything else: what you will pay for flood insurance, how the home handled past storms, and how easy it will be to sell someday. Look up the flood zone for the exact address on FEMA’s Flood Map Service Center. Zones can change from one street to the next, so check the house, not the neighborhood. Ask the seller for the Elevation Certificate. It shows how high the lowest floor sits compared to the level floodwater is expected to reach. If there isn’t one, a licensed surveyor can produce one, and it is worth every penny. Ask when the home was built.

Homes built before the current flood maps were often built lower, and lower usually means a higher premium. Read the seller’s flood disclosure carefully. Since October 1, 2025, Florida sellers must disclose flood insurance claims, flood assistance they received, and any flooding that damaged the home while they owned it. Ask how the home and the street did during Helene and Milton in 2024. Neighbors are often the most honest source here. If you are looking in Apollo Beach, I wrote a whole guide on whether Apollo Beach is in a flood zone.

What should you know about flood insurance before you buy?

This is the number that surprises people most, so get it early. Ask the seller for their current flood policy declarations page and what they pay each year. Ask whether it is an NFIP (federal) policy or a private policy. An NFIP policy can be assigned to you when you buy, and any discount and the statutory glide path on the premium go with it. That can save you real money.

Private flood policies often cannot be transferred, so ask before you count on it. Get your own quote during your inspection period, not the week before closing. If your lender requires flood insurance, which it will in a high-risk flood zone, build that premium into your monthly budget from day one. If your homeowners policy will be with Citizens, know that Citizens already requires flood coverage in high-risk zones and, by January 1, 2027, will require it on nearly all of its personal residential policies that include wind coverage, even outside flood zones. My Florida flood insurance guide goes deeper on how premiums are set.

How deep is the canal at low tide, and why does it matter?

You will usually tour at a pretty time of day. The boat has to live there at low tide. Ask for the water depth at the dock at mean low water, not the depth you see on a high-tide afternoon. Know your boat’s draft, meaning how deep it sits in the water with the engines down. Ask about the shallowest point between the dock and open water, not just at the dock.

Canal mouths and channels can silt in over time. In winter, strong north winds can push water out of Tampa Bay and leave unusually low tides. Ask the neighbors how their boats do on those days. A canal that is perfect for a 24-foot bay boat can strand a bigger boat a few times a month. Here is more on canal depths around Apollo Beach and boat size restrictions.

How do you know if the boat lift will hold your boat?

The lift has to hold your boat, not the one the last owner had. Find the lift’s weight capacity in pounds. It is usually on a plate on the lift or in the seller’s paperwork. Compare it to your boat’s loaded weight: hull, engines, full fuel, water and gear.

The brochure dry weight is always lighter than real life. Ask how old the lift, motors and cables are, and when it was last serviced. Measure the space between the pilings and make sure your boat’s beam fits with room to spare.

Will your boat fit under the bridges to open water?

A fixed bridge between you and the bay decides what boat you can own. Map every fixed bridge between the dock and open water. Get each bridge’s clearance at high tide and compare it to your boat’s height with the T-top, tower, antennas and outriggers up.

Ask how long the run to open water takes. No-wake and manatee zones are part of life here, and they add time to every trip.

Who maintains the seawall, and what condition is it in?

The seawall is one of the biggest costs of owning on the water, so find out who pays for it before you fall in love. Walk the seawall. Look for cracks in the cap, leaning or bowing, gaps between panels, and soil that is sinking or washing out behind the wall. Ask how old the wall is, what it is made of, and whether it has been repaired.

Find out who is responsible for it: you, the HOA, or the CDD. In MiraBay, the seawalls are covered by the CDD, which is a real advantage. In many communities the seawall belongs to the homeowner. Consider having a marine contractor look at the seawall, dock and lift in addition to your regular home inspection.

Are the dock and lift permitted?

Paperwork is not exciting, but it matters when you want to change something later. Ask whether the dock, lift and any boathouse were permitted, and request copies.

Ask whether there are any open or expired permits on the property. If you plan to add or extend a dock or lift, ask what the HOA and the county allow before you buy, not after.

What will you pay in CDD and HOA fees?

Two homes at the same price can cost very different amounts to own. Ask for the annual HOA dues and exactly what they cover, such as the gate, amenities, lawn care or common-area insurance. Find the CDD assessment on the property tax bill, where it shows up as a non-ad valorem assessment. Ask how much of it is debt repayment and how much is maintenance, and when the debt portion ends.

Ask about any special assessments, past or planned. Ask for the HOA’s rules on boats, lifts, trailers and docks so there are no surprises after you move in. If CDDs are new to you, start with my CDD vs HOA explainer.

What should you ask before you write an offer?

Bring these to every showing. If the answers are good, you can write with confidence. How did this home do during the last two hurricane seasons? What does the seller pay for flood insurance, and can I take over that policy? What is the water depth at the dock at low tide? What is the lift’s weight capacity?

Are there fixed bridges between here and open water, and what is the clearance? Who maintains the seawall, and when was it last inspected or repaired? What are the HOA and CDD fees, and are any assessments coming? And the one I always ask: how do you want to live here? Is the boat a weekend thing or an every-evening thing, and do you picture it in your backyard or at a local marina?

Want a second set of eyes on a waterfront home?

Every waterfront home has a story the listing photos don’t tell. If you would like me to walk any of this with you, I am happy to, whether you are buying next month or just starting to dream about it. Call or text me at 509-294-6818, or send me a note here.

Shawna Calvert, REALTOR and Team Leader of The Calvert Home Team at 27North Realty in Apollo Beach. #1 agent in Apollo Beach by total sales volume, Stellar MLS, Jan 2025 to Aug 2026.

Related reading

Keep going with Is Apollo Beach in a flood zone?, Florida flood insurance for buyers, canal depths, boat size restrictions, CDD vs HOA and waterfront communities around Apollo Beach.