The 4 Types of Florida Keys Homes You Need to Know

by amyprumo | Oct 4, 2022 | Buyer Information

Florida Keys Homes

Buying a home in the Florida Keys can be a bit confusing at times. While searching for a Florida Keys home, you’ll come across words like, Mobile, Modular, Frame and Concrete Block and Stucco (CBS). So what do all these types of homes mean exactly, here in the Florida Keys.

Mobile Homes in the Florida Keys

One of the first things I noticed when I started to sell real estate in the Florida Keys is that often people think modular homes and mobile homes are the same. However, they are not. Mobile homes are property, in which the the wheel axis remains on the structure. Over the years individuals have changed and added onto these structures, making it hard to tell that they are a mobile home. The best way to find out if the structure is a mobile home or not is to look underneath the property. Again, if you see that the wheel axis remains on the structure, you know for sure that the home is considered a mobile home.

Another way you can tell if the home is a mobile home or not, is to look for a certificate label. This is usually a small metal tag located on the outside of the structure. On the tag it will have the serial number, model, and the date it was manufactured. In addition, the home, if your lucky, will have a data plate, which is a sheet of paper usually located inside your kitchen cabinet that includes information like who the manufacturer is, date the home was built, serial number, model number.

Due to hurricane and storms in the Florida Keys, and home owners re-doing their kitchen cabinets or changing the siding of the home, finding the metal tag and data plate can be a bit of a challenge. If you are buying a mobile home and are getting financing, the lender will need these items. Along with several other items as well. Obtaining financing on a mobile home is no small task and takes a lot of extra work and money down. Some mobile homes can be financed while others can not. Always check with your lender before making an offer.

Modular Homes in the Florida Keys

On just about every street in the Florida Keys, you will see a modular home. These homes are built to the state and local building codes in a factory off site and then brought into the Florida Keys by truck. Typically the modular homes are transported in two parts, and then completed by professionals on site. The foundation, columns and beams are constructed on site and then the pre-fabricated home is place on top of the beam.

Many home owner choose to build a modular home as they are more affordable option. In addition, during Hurricane Irma, the newer modulars faired well through the storm. Modular homes are mostly constructed out of wood.

Frame Homes in the Florida Keys

Frame homes are wood homes that are built on site. This is your typical wood home. Frame homes are more affordable than a Concrete Block and Stucco home. They do require you to keep up on maintenance, as if there are any cracks in the structure, this can lead to water getting in and cause rotting. Frame homes do provide advantages if you want to make changes to your home. It is easier and cheaper to remodel a wood frame home. Walls can be demoed, moved, and additions constructed with ease. New Construction frame homes in the Florida Keys are rare. However, it can be done but requires a lot of extra strapping and engineering.

Concrete Block and Stucco – CBS

Concrete Block and Stucco is the most popular home construction type in the Florida Keys. With this type of construction, a combination of concrete blocks and pour concrete are used to construct the home. The beams and walls will also contain rebar inside making the structure extremely strong and durable. You can expect your CBS home to last a long time.

However, not all CBS home are entirely made of concrete. To save on cost, home builders have been using a combination of wood and concrete. Often you will find a home with CBS walls and wood frame floors and trusses.

Spalling is a common maintenance issue with CBS homes. Spalling is when water gets inside the concrete and interacts with the rebar inside. The rebar expands and causes the concrete to crack. If left unattended for great lengths of time, this can cause structural damage to the home. If you see any cracks in your concrete it it best to take the time and money and invest in getting them fixed as soon as possible.

Concrete Block and Stucco Florida Keys homes are the most expensive type of construction. They require a lot of custom work and extra materials to make the frames for the concrete. In addition, concrete is heavy and not the easiest material to work with.

Lots of Options for Florida Keys Homes

The Florida Keys is home to a variety of different types of homes. While you look to buy a home in the Florida Keys be sure to ask your agent any question you might have. The perfect house will ultimately depend on what needs and price you are looking for.

The Best Roof For Your Home

by amyprumo | Oct 2, 2022 | Building in the Florida Keys, Buyer Information

Metal Roofs – The Golden Standard in the Florida Keys.

Have you ever looked at the roofs of the homes in the Florida Keys? If so, you will notice most of the homes have opted for a metal roof. A metal roof is the gold standard when it comes to protection in a hurricane and added home value. According to the Metal Roofing Alliance metal roofs earn a 140-mph rating and can some can withstand wind gust up to 180 mph.

From an untrained eye you might think that all metal roofs are the same, but they are not.

The two most popular metal roofs that are installed on homes in the Florida Keys are V-Crimp Roofs and Standing Seam Roofs.

So what’s the difference and is one better than the other?

V-Crimp

A V-Crimp roof is a metal roof that has an “V” groove in it. When looking at a v-crimped roof, the fasteners are exposed and you are able to see the screws. The fasteners that are used are screws with rubber washers. The problem with the rubber washer is that the extreme heat and sun cause the washers to deteriorate over time and eventually the rubber washer will need to be replaced.

Standing Seam Roof

With a Standing Seam Roof, the fastener and the washers are hidden or concealed. Which makes this type of roofing extremely durable and weather resistant. The panels are attached to the roof deck, so the metal is free from any holes that could allow water to get in. Metal roofs of this type are lightweight and can last up to 60 years.

Maintenance

Both types of metal roofing are low maintenance and last much longer than your standard shingle roof. In addition, both are versatile and come in different colors. The best color options to reflect light and reduce heat transfer is white. However, if you really like the look of a black roof, you can get that too.

Cost

When comparing Standing Seam vs. V-Crimp, roof, cost can be a big difference. If you choose to install a Standing Seam Roof, you can expect to pay quite a bit more. Standing Seam roofs require a complex installation process.

Conclusion

Whether you chose to install a V-Crimp Roof or a Standing Seam roof, remember to stay on top of your roof maintenance so you can prevent large costly problems in the future.

Local Florida Keys Roofing Companies

All Area Roofing and Construction

Lindholm Construction

Eagle of the Keys Roofing

Prumo & Carden Team

Amy’s success as a Florida Keys Elite Agent and Diamond Award Winner is truly awe-inspiring. With over a decade of experience in the real estate industry, she has cemented her position as a trailblazer and pioneer. Her unwavering commitment to excellence is reflected in her impressive academic credentials, which include a Master’s Degree in Marketing and Management. Amy’s marketing programs are simply unmatched, ensuring that your property is showcased to the widest audience of potential buyers, thus guaranteeing maximum exposure.

Tom is an accomplished expert in the Building, Planning, Zoning and Development field, with an extensive career spanning over several years. He has worked in the Civil Engineering Department for the USAF and was the Building Official/Director of Building Planning and Zoning for a municipality for over a decade. Additionally, he is the owner of Alliance Custom Builders, a testament to his entrepreneurial spirit. Tom’s impressive track record includes building homes in both Marathon and Key Colony Beach. He holds twenty licenses through the International Code council, including Commercial & Residential Plan Reviewer and Certified Building Official, cementing his position as a true leader in his field.

Go Get your Re-Entry Stickers Now

by amyprumo | Sep 24, 2022 | Hurricanes & Emergencies

We might be getting a hurricance. Remember to get your reentry stickers in case you need to evacuate!

Often in times of emergencies such as hurricanes or a pandemic, Monroe County closes the Florida Keys to visitors and sets up check points that only allow residents and business owners to enter.

Today, we want to remind all our newest residence that if you haven’t already done so, you should pick up your re entry stickers!

The stickers are placed on your car and make reentering the Florida Keys faster and help ensure safety for our friends and family.

The entry stickers now have bar codes and are color-coded by area: Upper Keys, Middle Keys and Lower Keys.

You must show proof of residency to get a sticker, so don’t forget to bring your drivers license. You can also use your vehicle registration or property bill.

Stickers are available at Monroe County Tax Collectors offices. Check out the link below.

Tax Collector Locations:

Key West – 1200 Truman Ave, Ste 101, or the DMV at 3304 N. Roosevelt Blvd
Marathon – 3015 Overseas Hwy
Big Pine Key – 247 Key Deer Blvd (Tuesday through Thursday 9 a.m. to 2:45 p.m.)
Plantation Key – 88800 Overseas Hwy
Key Largo – 101487 Overseas Hwy

Link to Monroe County Website-

Mom Friends in New Places

by amyprumo | Sep 20, 2022 | Family Life

Mom Friends

It’s always a bit of a challenge when you move to a new place and have to make new friends. It’s even more challenging when you add in being a mom and have limited time for yourself. Today we will explore different ways to help make your transition to the Florida Keys as easy as possible.

Small town feels. That’s what the Florida Keys are like. There are million of tourist that visit the Florida Keys every year, but once you live here, you learn real quick who’s here on vacation and who actually lives here. However, making friends can be a bit of a challenge because there are fewer social groups and opportunities to meet others. But don’t let that stop you!

One of the best ways to make new mom friends is to join the various Mom groups on facebook. Join one or join them all. The one thing about the Florida Keys is it’s very transitional, meaning there are always people coming and going. Don’t be afraid to reach out and introduce yourself; more than likely you will also find another mom who just moved to the area and needs a friend too. The moms in the Florida Keys have alway been so supportive and have made us feel welcome.

Mom Facebook Groups

Marathon Playgroup

Mommies of Marathon

Southern Most Moms

Southern Most Moms – Upper Keys

Mommy & Me – Key West

iStoll – Key West

Little Conch aka Florida Keys Kids Playgroup

The Library

Another great place to meet mom friends is at your local library. I have been taking my son to the Marathon Library since he was one. Currently, he is almost nine and the library continues to provide us with different activities as he develops. Over the years, we have gotten to see a lot of the local kids grow too.

Each month the libraries put out the activities calendars, which is fantastic because you can plan ahead!. Some of the activities include: story time, yoga, making slime, legos, crafts, science, and so much more. After attending these events a few times, you will start to see familiar faces and make friends in no time at all. In addition, your kids will be making new friends too! A win-win.

On a side note, it’s hot in the Florida Keys. When you become a local, you quickly learn there is only so much sun you can take. The local libraries offer us moms, an indoor, air-conditioned place, where the kids can play. I like to refer to our library as our indoor playground. I don’t let my son go wild and run all around, so don’t get me wrong when I say indoor playground. We are always respectful of the library rules. However, the librarians understand there aren’t that many places for the kids to go, so they don’t refer to the library as a quiet library, but more of an active library! Which is great for us.

Follow the Link to Keys Libraries

Parent Drop Offs-

Parent Drop-offs are another fantastic way to meet people. It might feel scary and awkward at first to make small talk, but the results will be worth it. Don’t hesitate to say, “Hello,” and introduce yourself. Talk to people at the bus stop and volunteer for activities at the school.

Playgrounds

There are tons of playgrounds through out the Florida Keys and you will be sure to find other Mothers there with their kids. If your kids play well together and you get some good vibes from that parent, grab their number so that the kids can play again together and you and the other mom have some fun too.

Some of the most popular playground in the Florida Keys are listed below:

Key Largo Community Park – Key Largo

Harry Harris Beach and Park – Key Largo

Founders Park – Islamorada

Children’s Rotary Park – Marathon

Sombrero Beach Playground – Marathon

Marathon Community Park – Marathon

City of Key Colony Beach Park – Key Colony Beach

Big Pine Key Community Park – Big Pine Key

Truman Waterfront Park – Key West

Don’t Give Up

It might be difficult at first to meet new mom friends when you just moved to a new area, but don’t give up. Keep putting yourself out there and eventually you will find your tribe.

Now go out and get started!

The Best Guide to Shopping in Marathon, Florida

by amyprumo | Sep 19, 2022 | Marathon

Shopping in Marathon, FL

Living full time in the Florida Keys is a lot different than just coming on vacation. One of the first things you notice is the lack of stores to obtain everyday items. Each area of the Florida Keys has it’s own little section where items can be bought. Today, we are going to explore the Middle Keys and where to go for your everyday items, like food and pantry.

In the Middle Keys, there are two chain grocery stores, Publixs, and Winn Dixie. We also have a Farm Stand, Paradise Produce, which most of the time has lower prices or comparable to the chain groceries; however it’s locally owned, so that makes it better! There is also the Dollar Store (or now the $1.25 store) Walgreens and Home Depot.

Call me crazy, but I like to shop the sales and Winn Dixie and then head over to Publixs to get their deals as well. Hey, it’s not cheap living in the Florida Keys. I try my best to avoid going to the grocery store on Saturday, as that’s when all the rentals come in and the stores are a mad house! Everyone is different, but I like to get my dry goods, canned goods, and some snacks at Winn Dixie. I purchase most of my produce, fruits and meats at Publixs and then some more produce items over the Farm Stand. So yeah, when we go grocery shopping, it’s a long day!

Now, after living here for over a decade, there are some things that I never buy at the grocery stores. These items are: paper towels, toilet paper, bleach, detergents, cleaners and dish soap. I prefer to purchase these at the local Home Depot I am a firm believer that those items are cheaper year around. Now, don’t get me wrong once in a while, there might be a great sale at Publixs, but if nothing is on sale, my go-to for those items is to head over to Home Depot.

Besides Winn-Dixie for snacks, we like to go to the Dollar Store. Did you know you can get a whole package of Snyder’s of Hanover Pretzel Rods at the Dollar Store for way less than Publix or Winn Dixie. Currently, they have Coca- Cola liter bottles too. Yeah, yeah, I know it’s not good for you and we usually don’t drink soda at all. However, just recently I got on a soda kick and I saw the liter bottles there and was super excited. When shopping at the Dollar Store, beware some of the items are packaged smaller, and you are actually spending more for less. There are great deals to be had, just be sure to watch what you buy.

Walgreens, ever since the Dollar Store is now the $1.25 store, I have been going over to Walgreens to get my candy. When candy is on sale at Walgreens, it’s almost always cheaper than a $1.25. Walgreens carries some staple items but almost always its going to be more money than the grocery store.

Although we don’t have a ton of stores to go to, the best part of living in Marathon is that everything is close. On average it will take about about 5-7 minutes to get to any of these stores. I don’t know about you, but I much rather use my time on something else than driving to the grocery store.

Happy Shopping!

Prumo & Carden Team

Amy is a Florida Keys Elite Agent & Diamond Award Winner. She has been selling real estate for over a decade in the Florida Keys.

Tom’s experience is in the Building, Planning, Zoning and Development field. He worked in the Civil Engineering Department for the USAF. He has built homes in both Marathon and Key Colony Beach.

What you need to know about Flood Insurance in the Florida Keys

by amyprumo | Sep 13, 2022 | Buyer Information, Insurance

When you are purchasing a home in the Florida Keys, one of the lender requirements is to obtain Flood Insurance. The big question is how much does Flood Insurance Cost? Well, there is no straight forward answer to this question as each house is unique.

I will go over a little background information on flood insurance and talk to you about some of the experiences I have had recently. However, I am by no means an insurance agent, so please always consult with a local insurance agent.

FEMA 2.0 – FEMA’s – NEW Risk Rating Methodology

What is FEMA 2.0? FEMA 2.0 is FEMA’s new risk rating Methodology.

Straight from the FEMA Website, FEMA States:

“FEMA is updating the National Flood Insurance Program‘s (NFIP) risk rating methodology through the implementation of a new pricing methodology called Risk Rating 2.0. The methodology leverages industry best practices and cutting-edge technology to enable FEMA to deliver rates that are actuarily sound, equitable, easier to understand and better reflect a property’s flood risk.”

FEMA 2.0 is in full effect.

Now I can tell you from personal experience, FEMA 2.0 is not fair or equitable here in the Florida Keys. FEMA 2.0 has caused Flood insurance to increase in almost every home.

FEMA 2.0 and NEW Construction

On a new construction home that is elevated above flood, not just inches but several feet, new insurance policy premiums have been quoted between $4,000 – $5,000 dollars a year. Before FEMA 2.0, an owner would get a benefit to building a home above flood. Flood Quotes would be much more reasonable around $800.00 to $900.00 a year. FEMA 2.0 has changed that. There seems to be no rhyme or reason as to how FEMA is coming up with these premiums.

FEMA 2.0 – OWNERS that have Insurance Already

If you are an owner and you already have insurance, did you take a closer look at your insurance premium? Most homeowners experienced an increase of either 18 percent or 25 percent. If your home is a primary residence then you would see an increase of 18 percent. If the property is a 2nd home, then you would have experienced an increase of 25 percent.

FEMA 2.0 – My Flood Insurance is CRAZY

With the implantation of FEMA 2.0 – the Florida Keys are fighting back. Our local organization, FIRM -Fair Insurance Rates in Monroe County, are working hard to help ensure fair rates. If you have a crazy insurance premium and would like to share, FIRM is building a database to see how premiums are affecting owners and will share the database with Members of Congress. This is a fantastic organization to sponsor and follow for updated info on insurance. Follow the link for more info on FIRM.

Do Get an Elevation Certificate

When getting a Flood Insurance quote, the insurance agent will often ask for an elevation certificate. An elevation certificate will show you the lowest point of elevation on a home. Local survey companies can provide you with an elevation certificate for a cost. Insurance agents use the certificate to help with the calculation of your premium. In most instances, having an elevation will lower your flood premium.

Differences in Rates

If you are going to use your home as your primary residence, your insurance premium will be lowered compared to if you use the home as an investment or second home.

Flood Insurance Tip for Seller’s in the Florida Keys

If you have flood insurance KEEP IT. Often in the Florida Keys, we have owners that like to self-insure. These are owners who do not have a mortgage and own the home out right. A lot of owners feel as if they are paying the insurance company too much for what they will ever get out of it. I understand this philosophy and in some instance that could be the best option for someone. However, when you elect to self-insure and not carry any flood insurance, when you go to sell, the new buyer will have to obtain a brand new flood policy if they are seeking a mortgage. The cost of a new policy can be very high and result in the buyer being unable to afford the home. Overall, it can decreases your buyer pool.

Flood Insurance Tip for Buyers in the Florida Keys

As a buyer, one of the easiest ways to save money on flood insurance is to assume the Seller’s policy. Flood insurance is the only insurance that can be assumed. Wind and Homeowners cannot be assumed. The buyer saves money by assuming the flood insurance because often the cost of a new policy is greater than the current sellers rate. The process for assuming the flood is easy but can take a little bit of time, so don’t wait until the last minute before closing to get the essential paperwork completed.

Although, I can’t exactly tell you how much your Flood insurance will be, hopefully you have a better understanding of flood insurance in the Flood Keys and always call your insurance agent.

Also remember, the new flood maps are coming out sometime soon!

Local Insurance Agents:

Regan Roth

Insurance Office of America

Are there Homeowners Associations in the Florida Keys? -Learn More

by amyprumo | Sep 12, 2022 | Buyer Information

Homeowners Association for single family homes are few and in between in the Florida Keys. Typically, if a neighborhood has a Homeowners Association, it is voluntary. The average cost of an HOA in the Florida Keys is around $200.00 – $300.00 yearly.

Although there are a limited number of HOA’s in the Florida Keys, when a neighborhood does have them, they often offer you access to a beach, picnic area, and boat ramp! Which is pretty awesome if you don’t own a home on the water.

Need to Know – Property Taxes in Monroe County, FL

by amyprumo | Sep 12, 2022 | Buyer Information

Monroe County has the lowest property taxes in Florida!

As a buyer, you can expect to pay about 1 percent of the purchase price.

For example, if you purchase a home for $400,000, property taxes will be about 4,000 dollars a year. The actual amount will be a little less, but to keep it simple, we estimate 1 percent.

Often as a buyer, you will see the property listed with the current owner’s tax rate. YOUR taxes will be different, so don’t use the current seller’s rate in your estimates!

Don’t forget to homestead your property for more tax benefits.

Helpful Links

Monroe County Tax Collector’s Office