Low ground near the bays

Much of older Nokomis sits close to sea level around Dona Bay, Roberts Bay, and the creeks that feed them. Many homes there were built decades ago, before today's flood elevation standards, so a single flood can leave an owner with a house that costs more to fix properly than it seems to be worth.

That is where the 50 percent rule comes in. Because Nokomis is unincorporated, Sarasota County makes substantial damage decisions here. If the county finds that repair costs reach half of the building's market value, the home generally has to be brought up to current floodplain standards before it can be repaired and lived in again, which usually means elevating or rebuilding. With Helene and Milton arriving about two weeks apart in 2024, some owners reached that line faster than they expected.

Your options after a substantial damage finding

If the county has flagged your home, or you expect it will, these are the usual paths. Selling is the one we handle, and our offer shows how elevation or rebuilding costs factor in. A contractor, your insurer, or a Florida attorney can help you weigh the others.

  • Elevate the existing house, if it is structurally suited to it and you can fund the work
  • Tear down and rebuild to current elevation requirements
  • Use Increased Cost of Compliance coverage from a flood policy, if you had one, toward elevation
  • Sell the property as it stands and leave the decision to the buyer

Casey Key

Casey Key, the narrow barrier island west of Nokomis, holds Nokomis Beach and a long line of Gulf-front homes, from older beach houses to large elevated ones. These homes face the most direct exposure to surge, erosion, and wind. Work seaward of Florida's coastal construction control line needs state approval in addition to county permits, and pilings, seawalls, and dune walkovers all matter to a buyer.

We buy Casey Key homes with storm damage, and we look at what a repair or rebuild would require before making an offer.

Inland Nokomis and longtime owners

Away from the water, Nokomis includes older ranch homes, manufactured-home communities, and newer gated neighborhoods with HOAs out toward I-75. Many of the older homes have had the same owner for decades, and sales often follow a death or a move into care. We buy those homes with the furniture and belongings still inside if that is easier for you. In the newer HOA neighborhoods, we plan around any transfer fees or buyer approval the association requires.

Frequently asked questions

Who decides whether my Nokomis home was substantially damaged?

Sarasota County, since Nokomis is unincorporated. Ask the county for your determination letter or permit file, and share it with us.

Do you buy homes on Casey Key?

Yes, including older beach houses and homes with storm or erosion damage.

Do I need to elevate or demolish my house before selling?

No. You can sell it as it is, and we factor the required work into our offer.

My Nokomis home flooded in both Helene and Milton. Does that change anything?

It can. Tell us what was repaired after each storm and what the county has said so far. How repair costs are counted affects what the county requires, and we factor in whatever applies.