EJ,

Flood insurance is a little over $400 a year so it's not too bad. We just got the tax bill, they did go down but are still pretty expensive. A big chunk of it is the CDD fee though (~$3000) which pays for all the amenities. We bought a two story block home. I assume it is block on the bottom and wood frame upstairs as that is the most common construction for this type of home. Hope that helps!

Justin, it appears your last part of your post got lost in cyberspace.

You ended with "Insurance (shockingly!) wound up being about $1000 less than our landlocked home in Bloomingdale due to this being a newer masonry home. Flood insurance was....."

How as Flood insurance and do you have the updated taxes? Also what type of home did you purchase? One of two story? Block two stories?

Thanks in advance.

Welcome to Mirabay Justin! Glad you decided to move here. I hope you are enjoying it.

Maybe I will run into you one day!

Margaret

I forgot about this posting. We actually got a deal on a short sale in Mirabay and moved in Feb. Taxes are kind of crazy right now (escrowed) since they are based on last years higher value. We are looking forward to that going down next year & getting a check back. Insurance (shockingly!) wound up being about $1000 less than our landlocked home in Bloomingdale due to this being a newer masonry home. Flood insurance was

Hi There!

I am an agent and also live in Mirabay. If you want to send me the property address I can help you calculate the answers to all of your questions. The CDD fee is based on lot size and is paid annually on your tax bill. The average CDD fee is 3612.00 per year. The HOA fee is very minimal and averages 124.00 per year. Your taxes are based on Hillsborough County Property Appraisers Market Valuation on the property. These have come down considerably in 2009 and by plugging in the address you can can an instant quote from their website.

Flood and Homeowners are not as bad as one thinks. Once again based on replacement value. If you want to give me the address I can send you a quote on this too.

Need any other help - please feel free to contact me.

You should discuss with an Insurance broker in the area. Mirabay is in Flood Zone and Wind Zone so those higher insurance premiums are just a cost of owning the property. Only the County Property Appraiser can assist you in the real estate taxes and portability. CDD fees, even though a cost, the advantage is all the services and infrastructure are in place because of the CDDs. Mirabay prices have been reduced and there should be some excellent Buys. It's a great Boating community. Good Luck
Jim Soda Group 941-809-7759
Jim@JimSoda.com
Soda BLOG at: http://sodasells.wordpress.com/
Prudential Palms Realty
Sarasota-Lakewood Ranch-Siesta Key-Longboat Key-Immobel

You will be in Flood Zone "A" . Based on my experience, the flood policy will be in the 1000-1500 range. The homeowner's will be anywhere from 4-5,000. You will get a "discount" for a new home with higher elevation, etc., but your insurance will be pricey. As for taxes, the "Save our homes" portability provision is still there (the last I heard), so if you own your home, depending on the taxes, you can convert to the new home. Not sure how this works as a practical matter, however. BTW, I'm a homeowner, not a real estate broker or an insurance agent. For insurance matters, I would call your agent and ask questions.

Don't base your property tax on what someone else is paying. Try the Hillsborough County Property Tax calculator to get a good idea what you would be paying in Mirabay, and make sure you note whether you will have a homestead exemption or not. Keep in mind that some homes you see with high taxes may not have a homestead exemption as they may be a vacation home for the owners.

http://www.hcpafl.org/www/search/tax_estimator.shtml

Below is another link to help you research Florida Home owner insurance rates. The rates vary greatly between Insurance companies. The following link gives you a good starting point for researching Insurance rates for Hillsborough County. Clicking on the county gives you a list of companies rated lowest rate to highest for the average policy. If you click on the company name you are given contact information.

The flood insurance rate wil depend upon the flood zone in which the property is located. You may want to contact the folks at Mirabay and ask what the flood zone is for canal properties in their community and have that handy when you call for rates.

http://www.shopandcomparerates.com/HOCompareRates.htm

Jim Soda is correct about 1.5% of the purchase price for annual property taxes, excluding CDD and HOA., that will get you in the ballpark.

Hope this helps.

I can recommend MGA Insurance: 888-437-6611. Ask for Rob. I've used them for waterfront properties and many others. Real Estate Taxes are usually about 1.5% of the purchase price, not including CDD or HOA fees. The TRIM notices are out, so you may be able to ask a resale owner for their expected taxes. Mira Bay is a beautiful and new construction. We have worked with Builders there and they are offering excellant pricing. Resales are approaching good value.
Jim Soda Group 941-809-7759
Jim@JimSoda.com
Soda BLOG at: http://sodasells.wordpress.com/
Prudential Palms Realty
Sarasota-Lakewood Ranch-Siesta Key-Longboat Key-Immobel

Your insurance will depend quite a bit on the method of construction. Hip metal roof, all masonry construction (2 story block), site elevation, impact windows and doors, security features even age of home can reduce that amount significantly. Local 33572 insurance agents can give you the exact amounts of these discounts.

I work for a good builder (who is building my personal "Green" residence) who includes those features http://(www.schmidtbrothershomes.com). They would be glad to talk to you about several canal options in 33572, including MiraBay or some with no CDD.

Justin,

Try checking out this website:
http://www.flgov.com/shop4insurance

We also recomment Phil Visali for the BEST rate quotes. 904-885-2661 tell him Bill Eckler referred you to him.

Good luck,
The "Eckler Team"