Older condos and the post-Surfside rules

Condo buildings line much of the Jacksonville Beach oceanfront, and some of them are decades old. After the 2021 Champlain Towers South collapse in Surfside, Florida began requiring milestone structural inspections for many condo buildings three stories or taller, along with structural integrity reserve studies. Salt air is hard on concrete and steel, so an oceanfront building can face expensive repairs once engineers take a close look.

For owners, that can mean higher monthly dues, a special assessment, or a unit that's hard to sell while repairs are pending. We review the building's inspection reports, reserve study, budget, and any assessments, and make an offer that accounts for them. You don't have to wait for the association to finish its work.

Building rules near the dunes

Oceanfront property may fall seaward of Florida's Coastal Construction Control Line. Major construction or repair seaward of that line generally needs a permit from the Florida Department of Environmental Protection on top of city approvals. Hurricane Matthew in 2016 took a lot of sand off the Duval beaches, and later storms have kept erosion a live concern. Rebuilding a dune walkover, a damaged structure, or anything else close to the beach can take engineering and time. We buy oceanfront and near-ocean property with those questions still open.

What salt, sand, and water do to a beach property

  • Corroded air conditioning condensers, railings, and fasteners
  • Wood rot and termite damage in older beach cottages
  • Water intrusion through aging windows and sliding glass doors
  • Low streets toward the Intracoastal Waterway that can flood in heavy rain and storm tides
  • Older roofs that make insurance hard to place

Second homes, investors, and inherited units

Many Jacksonville Beach condos and cottages are owned by people who don't live in them full time: second-home owners, investors, and families who inherited a parent's condo. Managing a unit from out of town, paying dues and insurance on an empty place, or dividing it among siblings wears on people. If that's where you are, you can sell as-is and often sign with a mobile notary or remotely, without traveling back for the closing.

City records and the closing

Because Jacksonville Beach is its own city, the title company requests lien and permit information from Jacksonville Beach rather than the City of Jacksonville. For a condo, it also gets an estoppel letter from the association listing any dues or assessments owed. The documentary stamp tax on the deed is $0.70 per $100, and your contract spells out who pays each cost.

Frequently asked questions

Do you buy condos in older oceanfront buildings in Jacksonville Beach?

Yes. We review the milestone inspection, the reserve study, and any special assessment, and our offer reflects them.

Who handles permits and code enforcement for a Jacksonville Beach property?

The City of Jacksonville Beach. It stayed out of the 1968 consolidation, so its records are separate from the City of Jacksonville's.

Will you buy a property with dune or erosion damage?

Yes. We evaluate the damage, where the property sits relative to the Coastal Construction Control Line, and the likely permitting before we make an offer.

Can I sell a condo I've been renting to vacationers?

Yes. Tell us about upcoming bookings and the association's rental rules, and we'll set the closing date around them.