Selling on Marco Island during hurricane season can feel like trying to hit a moving target. You want a smooth sale and top value, but storms, insurance rules, and fast-changing news can add stress. This playbook walks you through what to prepare, what to disclose, and how to keep your deal on track from listing to closing. Let’s dive in.
Marco Island hurricane reality
The Atlantic season runs June 1 through November 30, with the most activity typically mid‑August through mid‑October. Stay alert to seasonal updates from NOAA so you can time prep and photos wisely. NOAA’s latest outlook is a good place to start.
Marco Island’s barrier‑island setting means exposure to storm surge, tidal flooding, and strong winds. The city has ordered mandatory evacuations in past events, such as Hurricane Ian in 2022, which is a useful reminder to plan around local protocols and evacuation zones. You can review the city’s evacuation history in this Marco Island mandatory evacuation notice.
Bookmark local resources for real‑time guidance on shelters, evacuations, and alerts. Collier County’s Emergency Management page is your hub for updates and registrations like Alert Collier. Find it here: Collier County Emergency Management.
Know the law: flood disclosures
Florida requires sellers to provide a specific flood disclosure to buyers at or before contract signing under F.S. 689.302. The law expands effective October 1, 2025, and includes disclosure of any prior flooding that damaged the property during your ownership, plus whether you received assistance to remediate flood damage. Review the statute text here: Florida Statutes, Chapter 689.
You also have a duty to disclose material facts that affect value and are not readily observable. The statutory flood form adds precise wording and timing for flood information. Florida Realtors provides context on the changes in this overview: Florida expands flood disclosures.
Pre‑listing prep checklist
Protect the structure
- Schedule a professional roof inspection and gather roof age, permits, and any wind‑mitigation upgrades. Certificates can help underwriting and buyer confidence.
- Document impact‑rated windows, doors, shutters, or other opening protection. Keep permits and product approvals where available.
- Trim trees and secure loose exterior items. Keep receipts and photos for buyers and insurers.
Get inspections and certificates
- Order a wind‑mitigation inspection. These reports can qualify buyers for insurance credits and help quotes arrive faster. The My Safe Florida Home program offers free wind inspections and potential grants for eligible owner‑occupied homes.
- Confirm whether your property is in a FEMA Special Flood Hazard Area and whether you have an Elevation Certificate or LOMA. Collier County can help with records: Floodplain Management.
- Consider a 4‑point inspection for older roofs, electrical, plumbing, and HVAC. Insurers often ask for it on older homes and condos.
Assemble records
- Completed Florida Flood Disclosure (F.S. 689.302) signed and ready for delivery at contract.
- Permit history, contractor invoices, photos of past storms and repairs, wind‑mitigation report, Elevation Certificate, roof reports, and any insurance claim or assistance records.
- HOA/condo documents, including reserves and any planned hurricane‑related projects or assessments.
Tap mitigation grants
- If eligible, use My Safe Florida Home to fund upgrades like opening protection or roof improvements. These can reduce premiums and strengthen your marketing story.
Plan marketing windows
- Time exterior photos and showings around high‑tide cycles and weather windows. If water levels are temporarily elevated, document and disclose. Transparency builds trust.
Insurance and underwriting timing
- Flood insurance: Most home policies exclude flood. If a buyer needs flood coverage for a loan, new NFIP policies often carry a 30‑day waiting period before coverage takes effect. Plan this into your timeline. Learn more via Collier County’s Floodplain Management.
- Hurricane/wind deductibles: Florida policies commonly have separate hurricane or windstorm deductibles, often a percentage of dwelling coverage. Encourage buyers to understand the deductible and terms. See this primer on hurricane deductibles.
- Binding moratoria: Many carriers restrict new policies or changes when a named storm approaches Florida. Closings can be delayed if coverage is not bound early. Share this reality upfront and prompt buyers to confirm binding well before a storm is named. Here is a clear explainer on insurance binding moratoria before storms.
Contract strategy in storm season
- Build in buffer time for inspections, appraisals, insurance binding, and closing logistics. Travel and access can be limited after storms.
- Use precise contingency language that addresses inspection windows, repair responsibilities, closing extensions tied to declared disasters, and remedies if damage occurs before closing.
- Decide in advance how to handle damage discovered during escrow. Options can include seller repairs before closing, repair escrows or holdbacks, or buyer termination rights. Coordinate details with your title company and closing attorney.
If a storm hits mid‑transaction
- Safety first. Wait for local authorities to clear re‑entry. Monitor county updates here: Collier County Emergency Management.
- Document the condition with timestamped photos and video when it is safe. Notify your insurer and open claims promptly. Save all communications and receipts.
- If a federal disaster is declared, you may be eligible for FEMA Individual Assistance or SBA disaster loans. Application windows are time sensitive. Start with FEMA’s guidance: FEMA disaster assistance.
- Alert your title company, lender, and buyer’s agent right away. Discuss next steps, from extensions to repair escrows.
After‑storm repairs and contractors
- Hire only licensed contractors. Get multiple written bids, pull required permits, and collect lien waivers before final payment.
- Be cautious with door‑to‑door solicitations. Verify licenses and review consumer protections here: Florida contractor consumer info.
- Keep a clean paper trail of permits, invoices, and photos. Buyers, underwriters, and title officers will ask for them.
Your hurricane‑season game plan
A strong plan turns uncertainty into leverage. Prepare the property, assemble flood and insurance documentation early, and write a contract that anticipates storms rather than fears them. With the right steps, you can protect your equity and keep your sale moving on Marco Island.
If you want a concierge, storm‑smart sale plan tailored to your property, connect with Donna Pyle. Our team blends neighborhood expertise with the systems and marketing reach you need to list, disclose, and close with confidence.
FAQs
When is hurricane season for Marco Island sellers?
- The Atlantic season runs June 1 to November 30, with peak activity typically mid‑August to mid‑October. Track NOAA’s outlook as you plan.
What flood disclosure must I give a buyer in Florida?
- Florida requires a flood disclosure at or before contract under F.S. 689.302, expanded effective October 1, 2025, to include prior flood damage during your ownership and any assistance received. See the statute.
How do insurance binding moratoria affect a Marco Island closing?
- When a named storm approaches, carriers often stop binding new policies or changes. If flood or home coverage is not bound early, the loan and closing can be delayed. Learn how moratoria work here.
Which inspections help buyers secure insurance in Collier County?
- A wind‑mitigation inspection and, for many properties, an Elevation Certificate and 4‑point report. Collier County’s Floodplain Management page explains flood rating documents.
What should I do if my home is damaged during escrow on Marco Island?
- Put safety first, document damage, notify your insurer, and contact your title company and lender to review contract remedies and timelines. If a disaster is declared, explore FEMA assistance.
