This Article can Help You Avoid This Kind of Hurricane Damage When Moving to Florida
Are you thinking of moving to Florida but are worried about hurricanes?
If so, this article will explain the risks hurricanes pose, and show you where the safest places to live in Florida are, to lower those risks.
Here’s why lowering your risk of being affected by a hurricane is important:
Where are the Safest Places Away From Hurricanes?
- No town in Florida has completely escaped the effects of all past hurricanes.
- However, some Florida cities are far less affected by hurricane damage and forced evacuations, than others.
- Living in these places can greatly minimize your risk of having to deal with the enormous hassle of being forced from your home, long term black outs, trees falling onto your car, home pool cage, etc.
After watching the life altering negative affects the people of Texas suffered from Hurricane Harvey, I thought about writing a post on where to live in Florida to avoid a similar fate. After reading some of the information on the web claiming to name the safest places from hurricanes in Florida, which I felt was incorrect, I felt compelled to write this post. Allow me to explain why…
The leading search results had included Florida cities right on the coast of Florida that are actually at high risk from a direct hit from a devastating major hurricane. A couple of lists even named a town on an island stuck out in the Atlantic among it’s top 10 “safest” places in Florida from hurricanes. In my opinion, this is terrible advice, bordering on dangerous. Apparently part of the reasoning used for their choices was that if a place in Florida has not suffered from many direct hurricane hits in the past, then it gets a high score.
Here’s the problem I have with that thinking. Just because a hurricane hasn’t made (or rarely has made) a direct hit in a particular town on the coast in Florida in the past, that in no way means that it can’t happen the the very first hurricane season after you move there. The only way such thinking would work is if you had a time machine and could go back in time and move to one of these very vulnerable places and only live there for the time you knew it wouldn’t be hit. However, if you don’t happen to have a time machine, or it’s broken or in the shop, the list below of the real places to live in Florida to be safest from hurricanes is for you.
To Know What it Takes to be Safe From Hurricanes in Florida, We Need to Know The Different Threats Hurricanes Pose
To learn where the best cities to retire or live in Florida to be the safest from hurricanes, we first need to understand the three biggest threats these powerful storms pose. There are other threats such as long term power outages, downed and possibly live power lines in the streets, etc. that are covered in the Florida Move Guide, but for this post, we’ll concentrate on the 3 most serious threats from hurricanes that Florida residents can face within the first 7 days after the storm makes landfall.
The 3 Most Serious Threats from Florida Hurricanes, In No Particular order…
Florida Hurricane Threat #1– Storm Surge
Storm surge is a wall of water that a hurricane can push inland. Tidal surge is storm surge plus the normal astronomical tide (such as high tide) that occurs. This combination can put homes completely under water in areas with low elevation on the coast.
Even if your home is outfitted with the best hurricane resistant windows, doors and roof, if a a wall of fast moving seawater puts it underwater, it will be damaged and would become a life threatening situation. Your beloved belongings will also be affected. To avoid the devastating hurricane threat of storm surge, you could decide to live away from the Florida coast.
There are other advantages of choosing to live or retire to a place away from coast besides reducing or eliminating the chance you’ll be affected by storm surge. The cost of housing, both to rent or buy, will likely be lower inland than a similarly desirable area right on the coast. Often much lower. The closer you live to a beach in Florida the more you will pay to put a roof over your head.
Another advantage of living inland is a lower overall cost of living compared to living on the coast. Paying less for a home will mean you will also likely pay less in real estate taxes. Or your landlord will pay lower taxes so he or she can offer the place for at a lower rent. The cost of homeowners insurance in Florida is the highest of any other U.S. state. This cost is also lower inland for similar areas due to lower risk such as little or no threat from storm surge, compared to properties on or near the coast.
If you don’t live near the coast, you’ll likely be less negatively affected by over 100,000.000 tourist that visit Florida every year. However, living inland does not mean you’ll never be able to enjoy the beach. You can leave for the beach in the morning and enjoy the sand and surf for a day and return home in the evening, from just about anywhere in Florida. The difference is you’ll likely never have the sand and surf in your home.
Safety from a hurricane’s storm surge was used to create our list.
Florida Hurricane Threat #2– Flooding
Hurricanes can dump huge amounts of rain in a short period of time. If you’ve seen news coverage of the devastating flooding that Hurricane Harvey caused in Houston Texas in August and September 2017, you’ll probably want to do everything possible to avoid that from happening to you, after you move to Florida.
When people moving to Florida say they want to live near the beach but they don’t want to buy a property located in a flood zone, they are sometimes shocked to learn that the whole area is a Special Flood Hazard Area (SFHA). Even if you buy in an area that isn’t in a SFHA now, that does not mean your home will never flood and the area will never become a “flood insurance required” area, which could affect its resale time and value.
Higher overall elevation was a criteria used in creating this list.
Please note: To minimize flooding risk avoid homes that are already high risk flood zones (in flat low elevation Florida it’s not as easy as you may think) and homes near rivers and streams even if they aren’t in a high risk flood zone yet.
Why? Because every year now, there are homes that are not in designated flood zones but are damaged by flood water causing them to be included in special hazard areas when flood zone mapping is updated. This will cause the homeowners to be required to carry flood insurance if they have a mortgage, which could then make the home unaffordable and more difficult to sell.
Florida Hurricane Threat #3- Hurricane Force Winds
Damage from strong winds is usually the threat that most people associate with hurricanes. Like storm surge, hurricane force winds are usually strongest in the area where a hurricane makes landfall, so living along the coast is where this threat is the greatest.
As hurricanes move inland, they can no longer feed off of the warm water of the Gulf of Mexico or Atlantic Ocean, and so they lose strength. This causes the hurricane to become downgraded as it moves inland. As a hurricane’s winds diminish, so does its ability to cause damage.
Safety from the most damaging winds of a hurricane was considered when creating the list below.
Other Criteria Used to Identify Hurricanes Safe Cities in Florida: Better Overall Quality of Life
- The city or town must have property and violent crime rates lower than the national average. This is required to qualify for any of our best places lists.
- The town must be a fun place to live. Preference was given to cities with a higher number of dining, shopping, recreation and entertainment options per capita, than other Florida cities.
- The town must also have better employment opportunities and higher rated schools, than most in Florida. I feel better schools may help a town keep it’s low crime rate that way in the future if well educated graduates can get the jobs they need to support themselves.
So here they are, in no special order…
The 8 True Safest Florida Cities from Hurricanes and Enjoy a Higher Quality of Life
#1 Winter Springs Florida
Winter Springs Florida is a small city of about 34,000 people. It’s located a half hour drive heading north from Orlando. The crime rate here is much lower than the national average. The city would be ideal for both retirees and families.
Winter Springs Florida Elevation- 52′ above seal level
Distance from the nearest coast- 35 miles
Watch a video of this great place to live.
_____
#2 Minneola Florida
Minneola Florida is a small town of 10,000 residents. It’s located an half hour’s drive west from Orlando. Student test score here are higher than both Florida’s and the National Average. The crime rates is substantially lower than the U.S. average. This small town would be a great place to raise a family and ideal for retirees desiring small town living.
Minneola Florida Elevation- 98′ above sea level
Minneola Florida Distance from the nearest coast- 70 miles
#3 Heathrow Florida
Heathrow Florida is a small town of just 6,000 residents. It’s located 30 minutes north of Orlando and less than an hour southwest of Daytona Beach. Unlike Orlando and Daytona Beach, Heathrow has a very low crime rate. Heathrow offers a very high overall quality of life compared to most of Florida. It would be a perfect retirement location as well as for families desiring a safe quiet small town. Note: Housing availability here can be tight because of the town’s size.
Heathrow Florida Elevation- 49′ above sea level
Heathrow Florida Distance from the nearest coast- 30 miles
Sorry, no video available.
_____
#4 Doctor Phillips Florida
Doctor Phillips Florida has nearly 13,000 residents. It’s located just 20 minuets southwest of Orlando. It’s nearly surrounded by many of the area’s famous theme parks. Doctor Phillips offers one of the highest overall quality of life scores in Florida including one of the lowest crime rates in the state. However, the housing cost here is almost double the Florida average. This small city would be ideal for anyone who can afford to live here comfortably.
Doctor Phillips Florida Elevation- 121′ above sea level
Doctor Phillips Florida Distance from the nearest coast- 60 miles
Best video I could find…
_____
#5 Wekiwa Springs Florida
Wekiwa Springs Florida is a small city of 24,000 people. It’s located just a 20 minute drive north of Orlando. Wekiwa Springs offers a high overall quality of life and low crime rate. When shopping for a places to live in Florida to be safer from hurricanes, this city should be on your list to visit but don’t move too close to the area’s rivers or creeks.
Wekiwa Florida Elevation- 52′ above sea level
Wekiwa Florida Distance from the nearest coast- 35 miles
Wekiwa Florida Video (sorry, no video available)
#6 Oviedo Florida
Oviedo is a Florida city of 36,000 residents. It’s located about a half hour drive from Orlando heading east. It offers a high quality of life compared to most places in Florida and also offers prospective new Florida residents a crime rate far lower than the national average. Oviedo Florida would appeal to anyone looking for a great place to live that offers easy access to Orlando and Florida’s east coast beaches.
Oviedo Florida Elevation- 48′ above sea level
Oviedo Florida Distance from the nearest coast- 30 miles
If the chickens aren’t worried about hurricanes here…
Start Here Before Moving to Florida
#7 The Villages Florida
The Villages in Florida is the largest gated 55 and over retirement community for active adults. Unlike most active adult retirement communities that offer the routine clubhouse, pool and shuffleboard, The Villages Florida is an entire city. Up to 150,000 people call this community home. There are so many restaurants, shops, entertainment and recreation options and other services available, you may never have to leave the the safety of The Villages gates. The Villages Florida would be perfect for active folks over the age of 55 who want to try retirement community living.
The Villages Florida Elevation- 75′ above sea level
The Villages Florida Distance from the nearest coast- 35 miles
_____
#8 St Cloud Florida
St Cloud is a city of 36,000. It’s 45 minutes south of Orlando. Home prices here are lower than the average for Florida and lower than the national average. Rentals however, are not as cheap here. The crime rate in St Cloud is substantially lower than the national average. The same can not be said of nearby Kissimmee Florida. St Cloud Florida is the place to live for people who want to be as safe as you can be from hurricanes in Florida and also want to buy a home at a reasonable price.
St Cloud Florida Elevation- 75′ above sea level
St Cloud Florida Distance from the nearest coast- 50 miles
A St Cloud Video…
_____
Here are cities you may have seen on other “Safest Cities From Hurricanes in Florida” type lists that do not qualify for our list, and at least one reason why.
- Leesburg Florida- Property and violent crime rates both far higher than the national average. Poor overall quality of life scores
- Orlando Florida- Is Orlando safe from hurricanes? Orlando is safer but it’s not on my list because property and violent crime rates both far higher than the national average. However, you may have noticed that many of the places on my list are within easy commuting distance of Orlando and the area’s theme parks.
- Sanford Florida- Property and violent crime rates both far higher than the national average.
- Kissimmee Florida- Property and violent crime rates both far higher than the national average.
- Palatka Florida- Property and violent crime rates both far higher than the national average and other low quality of life scores.
- Lake City Florida- Property and violent crime rates both far higher than the national average and other low quality of life scores.
- Naples Florida- Distance to the coast is 0 miles. Elevation just 3′ above sea level. The Naples area was also hit by a hurricane recently.
- Ocala- Property and violent crime rates both far higher than the national average.
- Gainesville- Property and violent crime rates both far higher than the national average.
- Fernandina Beach- Distance to the coast 0 miles. Elevation 25′. Fernandina did not make this list, but is on many of our other best place lists.
_____
Ron Stack “That Best Places Guy”
- Want to be certain if moving to Florida is right for you or your family? You’ll know after reading the Florida Move Guide.
_____
Thank you so much for this info! I just bought your ebook and will be reading it on the plane tomorrow. We are in Florida for the first time and my husband is hellbent on buying a home here to live in a few months a year in Winter and Air BNB out the rest. I am so curious and would love to know where YOU live, if in Florida at all. Thanks so much!
Ron, I’m thinking of an uproot relocation to the Unicorn State of Florida, but I’m deeply concerned with the excessive heat and humidity, hurricanes, flash floods, dangerous lightning events, gunplay on the roads, bad drivers, under-inspected vehicles on the roads, alligators, poisonous and constricting snakes, poison frogs, lizards, fire ants, cockroaches, homeless derelicts, drug abuse, wild pigs, coyotes, black panthers, red tide, over-crowdedness from tourism and general laziness. Could you suggest a town that would suit my needs? In jest, Frank
Hi Ron, I lived in gorgeous, sunny, dry southern Arizona for 18yrs. Was amazing. Now I am stuck here in Northeast, however I am venturing down to Florida. for the warmth, and freedoms that the current Governor has provided all citizens. I am not worried about too much except freedom to work, choose my lifestyle. Yes, the above you mentioned dwell there, but you can find areas that are free of those things, or not too much. Safe high elevation areas are free of the damages other areas of Florida experience. Visit first, and good luck!
OMG FRANK, YOU FORGOT THE BIG ONE – SINKHOLES
Hi Ron
What do you think of celebration Florida
As far as crime and hurricanes and flooding or etc. We were looking in this area.
Hello Lou Lou,
Celebration Florida is one of the better places to live in Florida and it’s as safe from hurricanes as any other pick on this list. Like all highly desirable places in Florida during this strongest sellers market in my lifetime (my family says I’m not young anymore despite my insistence that I’m still only 39), most people can’t afford to live there. On flooding, that can happen anywhere including places that aren’t in a designated flood zone yet, it’s more of an individual home issue as described in the Florida Move Guide.
_____
Ron Stack “That Best Places Guy” of Zeus Press Inc
Hi Ron,
My husband are headed soon to give Winter Springs a look. We saw some listings in Winter Park but I’m concerned about the crime rate (as well as the school system). Do you have an opinion on that area?
Jen M.
Hello Jennifer,
To qualify for any of our best places lists, towns must
1) Be safer having lower, usually far lower crime rates rates than the national average.
2) Have higher student test scores than most in the US.
3) Score better than the rest in other quality of life ratings.
So yes, Winter Springs, which is also on this list is safer from crime and has better rated schools than most of the US and other places in Florida.
_____
Ron Stack “That Best Places Guy” of Zeus Press Inc
I’m a resident of 22 years in Winter Springs Florida, originally from the Boston area. Let me sum it up this way, I have never looked back in regret. I believe Winter Springs is THE BEST, of course I could be partial. Winter Park is overpriced and overrated. If you get the itch to go there it’s a stone’s throw.
Hello, Ron. We are looking to move to Florida from Denver. The lists you have are very useful to us. Somebody also suggested Palm Coast, FL as in a least hurricane prone area of the state because it is in the Northeast area. What do you think of Palm Coast? Thanks.
Hello Paul,
Here’s an image from NOAA of past hurricane tracks that’s in my book, the Florida Move Guide. It’s in a chapter that fully explains what living in an area that can be affected by these storms is really like, how it affects the cost of homeowners insurance, what to look for in a home if you are thinking of buying in such an area, etc.
Can you even see northeast Florida? I’m not saying this is what happened, but if “someone” will make $$,$$$’s if you buy something from them in a certain area, and $0 if you don’t, sometimes they will express opinions without knowing what the facts are. Some people will outright lie. Any place on or near the coast of Florida is at risk being negatively affected by a hurricane. The closer you are, the more severe the potential damage and disruption to your enjoyment of life. As you can see from the image, you’re pretty safe from hurricanes where you are right now.
We do not use the threat of hurricanes to rate places for our lists, with the exception of this article. So hurricanes aside, Palm Coast still does not meet our criteria to qualify as a best place for any of our lists. Good luck Paul.
_____
Ron Stack “That Best Places Guy”
Maybe I’m crazy, but I can’t see Florida at all on that hurricane track map. It’s completely covered.
Stay away from Palm Coast, FL. Crime and unfriendly. We lived there for 10 years – never again. We returned to Ormond Beach, FL, and love it.
Thank you for expressing your thoughts and I’m glad you found a place you’re happy with. Ormond Beach is not recommended as a best place on this website because it’s property crime rate is higher than the national average (however, it does score high on the other quality of life factors we analyze). Palm Coast also fails our first test, which is personal safety, because both property and violent crime are above the national average.
I realize most people moving to Florida intend to remain in the state long term, often for the rest of their lives. That’s why I only recommend places that are likely to be “best” for a long time. Since Ormond is so close to Daytona Beach, which has one of the highest crime rates in Florida, I wouldn’t relocate there because if personal safety decreases, home values usually follow. Besides, some experts predict that extreme weather including stronger hurricanes will likely become more of a problem. At only 7′ above sea level and sloping down to 0′ at the waterline, Ormond is not the best choice for those wanting to avoid having their life affected by these destructing storms. Actual hurricane landings are one thing, but having to pay ever higher costs to insure a home because of increased risk is something everyone should consider when deciding where to relocate to.
_____
Ron Stack “That Best Places Guy” of Zeus Press Inc
Palm Coast Florida is very nice I have lived there 20: years
Not safe from hurricanes has ocean and inter coastal
Was hit bad by hurricanes Mathews back in 2016
Hi, Ron.
I currently live in Southern California and seeking to move to a more conservative place to live with some freedom! Our criteria is
1. Conservative city
2. Warmer climate
3. Diversity and entertainment options
We’re considering Texas and Florida. Our 20 year old is more interested in Florida than Texas but once she leaves our next we’ll be stuck so her preference is not as important, lol.
I love where I am as far as climate, diversity, and entertainment options but hate the politics and tyranny. Where can freedom and fun loving people go???
Thanks in advance, Ron.
Hello Amy,
This article compares Florida to Texas based on actual quality of life ratings which may be helpful.
Texas has more land mass farther from a coastline that will be less affected by hurricane damage and higher insurance rates.
I have another website with articles that 1) lists the pros and cons of living in Texas and 2) lists the best places to live in Texas.
Please be aware that the political leanings and demographics of any place almost never remain exactly the same over time. Currently, many places are now in flux more than ever due to so many people moving in and out of different cities and states for various reasons, including not being tied to a particular location because they are now allowed to work remotely from anywhere with an internet connection.
Most of the people I’ve worked with that moved from California to Florida and bought a home, reported that after they lived in the state awhile, the climate in Florida was not as they had expected. Just like people who moved to Florida from other states, many moved out. My Florida Move Guide explains why in detail. Good luck Amy.
_____
Ron Stack “That Best Places Guy”
Hi Ron
Wondering if you have Revised your list for 2020.
You have St. Cloud on this list, but as we know having friends who live in that town, that it does flood, and in some places pretty bad. Wondering how you can say, safe from flooding, if it floods, just wondering.
Can you recommend any city, around 50 min to Lake Washington Area in Melbourne, that sits up on a higher elevation.
Low Crime, free from Sinkholes, and safer from hurricanes. Has to be a nice area. Not going to move, just because of the Sunshine, when i already live in a Sunshine State, with no alligators, sinkholes, flooding, and Major Hurricanes.
Would like to know what Cities you can recommend. I don’t find having to pack up during the night not know what your coming home to in case of a Major Hurricane, your home may be standing or you may not have a home, that does not seem appealing to my family. So a city or town close to Melbourne, with low crime rate, nice people, shopping medical and Restaurants . What can you tell me about Port St. Lucie, I hear good and bad, so confuse about it. And Vero Bach Area. Again, the Water is not something we have to be close too. How do you feel about Sebastian, or Malabar.
Very interested in hearing you thoughts. Thanks for all your information.
Hello P. S.,
You wrote “You have St. Cloud on this list, but as we know having friends who live in that town, that it does flood, and in some places pretty bad. Wondering how you can say, safe from flooding, if it floods, just wondering.”
The title of the article is “the safest places in Florida from hurricanes”. The title isn’t “the 8 places that will never experience any effects from hurricanes ever”. Just so you know, the Federal Emeregency Management Agency says that “Floods can happen anytime, anywhere — to anyone.” It’s 1 minute read here from FEMA. Looking for a place in Florida that never floods is like trying to find a place in the Artic that is never cold. The Florida Move Guide explains how to buy a home that is less prone to flooding.
Port St Lucie Florida doesn’t qualify for on any of our best places lists. This article explains why.
Have a nice day PS.
_____
Ron Stack “That Best Places Guy”
Hi. I’m a mother of two and wife currently living in New York. Husband has a job offer in west palm beach but due to high crimes and hurricanes history in that area we are hesitant about moving anywhere near west palm beach. We are thinking about Tampa instead but I read that it’s a hot spot for sinkholes. 1-Are sinkholes something to be worried about? 2-any recommendations for cities low on crimes, good schools and diverse?
Hello Farah,
Tampa has issues with hurricanes and crime just like West Palm. Other “safe from hurricane” articles have named areas because of a safe history, but were then struck.
1- Sinkholes are just like hurricanes, in that they are factors wise people consider before moving because of the threat they pose to our safety and property, and the cost of insuring property against that threat now and in the future (and resale value). The more car wrecks you get in the higher your insurance rates will go, and at some point you may not be able to get insurance. Homes are insured by mostly the same companies that offer auto insurance.
2- This article on the best places to live in the Tampa area may help you, but it doesn’t factor in sinkhole or hurricane risk.
_____
Ron Stack “That Best Places Guy”
Hi Ron, thanks for your article. Its very informative. Would you know anything about Tavares, FL 32778? we are exploring a retirement place. Any help you can provide will be greatly appreciated. Thanks again
Hello Raju,
Tavares is currently on our best smaller towns to live in Florida list and would be a safer place from hurricanes than cities closer to the coast, if you can avoid being in or near a flood zone.
_____
Ron Stack “That Best Places Guy”
Excellent and informative article!!! Thank you for writing this and sharing this valuable information.
Am just in wonder how, Ron you are so careful in your reviews…I’ve been reviewing places throughout the USA to live… I’ve been a Florida; MA; CA; WA STATE RN…
Also, have not come up with ANY USA PLACE THAT IS IN THE PERFECTO CATEGORY:
Low Crime; low natural disasters;
Quality Producing- Primary Education ; Recreational- Entertainment factors; Sustainable Climate- factors; Costs of Living/ Taxes; Health care availability!!!
Want to thank you for your Florida Efforts- truly more accurate navigation…it takes a committed reviewer for the WELFARE of others…Appreciate these articles…
Dont believe those other reviews; and, appreciate your Remarks pertaining to the ‘misleading trends of those that can misguided us’…
Still I have not bought real estate, away from my home a block away from a City’s Safety Compound…
( I worry over the amt of Mosquitoes/ insects that can cause bite- infections- inflammation… more then cloudy skies…
Also, please review INSURANCE REVIEW CATEGORIES- SEE THE AMT OF SINKHOLES- PROPERTY
GEOLOGY CONCERNS!!!)
My husband and i wanna it move to Fl, but, have concern about hurricanes, rain, and safety, we are from las vegas
no rain, none of that, but, to far away from life, and family’s , i love Orlando and kissimmee, witch will be the best place? thank you!
Ruth
I believe you meant to direct that question to me, not Anon. While Orlando and Kissimmee may be safer from hurricanes than moving to Florida’s coast and are ideal places to be a tourist for many for a week or two, neither place is recommended on this website as a best place to live. Both places have higher crime than the national average, a deal breaker to qualify as best here, with Orlando being the worst of the two by far.
St Cloud Florida which is one of the places listed in this article, is not far from Kissimmee or Orlando and is a far better choice with crime rates about 50% lower than the national average. You may visit a higher crime tourist area for a week at a time, a few times a year without a problem. It’s when you live there, year after year, that the the odds of becoming a victim can catch up with you.
Unfortunately, there isn’t anywhere in Florida where you’ll be safe from rain (Florida is also the “lightning capital” of the world), including torrential downpours from tropical storms and hurricanes. However, the Florida Move Guide explains how to find a place to live that will lower the odds of suffering from flood damage when the downpours take place. There’s far more to it than avoiding flood zones.
_____
Ron Stack “That Best Places Guy”
Hi Ron,
We are thinking of retiring in Tarpon Springs. I would imagine the Anclote River is prone to flooding. What about areas to the south of the river? Thanks!
Hello Karen,
You wrote: “We are thinking of retiring in Tarpon Springs.”
Tarpon Springs is no longer recommended on this site due to the property crime rate rising slightly above the national average. For the last few years I have only chosen places that have crime rates far lower than the national average for my “best” places. Many people may not think rates around the national average are a big deal, but I know that most (not all of course) are moving to Florida with intention of retiring in the sunshine for many years or permanently. So if a place has crime rates that are increasing, what will the place be like in 3, 5 or 10 years? As crime increases, real estate values and quality of life tend to decline. I’m not saying this is going to happen in Tarpon Springs, but based on watching 100’s of best places across the country for years, there’s a higher chance of that happening than places on my best places lists that have crime rates far lower than the national average and have been among the safest places in the US for many years and rates are still as low or lower today.
Additionally, if someone was moving from a city such as Ashburn VA for instance, which has rates far lower than the national average, to a place with just average rates the difference is still significantly higher. Going from an extremely safe place to one that’s just average, can feel the same as going from just average safety to far less safe. I’ve seen this cause people go through the hassle and expense of another home sale, purchase and move, if they feel they can still afford to.
You also wrote: “I would imagine the Anclote River is prone to flooding. What about areas to the south of the river?”
The Florida Move Guide says to check with a reputable local insurance agent BEFORE making an offer on any home to find out if flood, wind, sinkhole, etc. is recommended or required (if getting a mortgage) in addition to homeowners insurance. You can check flood zone maps yourself by going to FEMA online and putting in the address of any property. Please be aware that places near the coast that are not currently in a flood zone can still be flooded by a hurricane’s storm surge and will then added to the flood maps when they’re updated in the future.
Good luck Karen.
_____
Ron Stack “That Best Places Guy” of Zeus Press Inc
_____
Thank you for your research and information. It is nice of you to want to share it.
Hello! My husband and I live in Woodstock, GA but we both are from Brazil. We always dreamed about moving closer to the beach and we were thinking about moving this year. But we have 3 young kids so we have to be careful with our decision. We love outdoors and hot weather so that is not a problem for us. Our concern is regarding safety, school and hurricane. What do you think of the city of Wellington? Is it far away enough from the coast so it wouldn’t be impacted by the storm surge? How about the nuclear plant evacuation zone? I made some research online and it looks like it is pretty safe and school are good. Could you confirm that?
Thank you so much!
I WAS LIVING IN WELLINGTON DURING HURRICANE ANDREW AND ONLY LOST ONE TREE—A YELLOW TAB WHICH IS KNOWN FOR ITS BRITTLENESS; THE PALMS AND HOUSE WERE FINE. I AM PRESENTLY LIVING IN PEMBROKE PINES. I HAD ROOF DAMAGE AND A CAR TOTALED DURING HURRICANE IRMA.
My name is Andres. I live in Chicago and we are planning to move to Florida.
You mention “high risk flooding zones and homes near rivers and streams”
What about near lakes?
I will appreciate your opinion.
Thanks
Hello Andres,
Apparently you haven’t read the Florida Move Guide, a book I wrote for people just like you. A lake? in Florida? You do know that alligators just love lakes, right? Do you have pets? Will you be cutting grass by this lake? Will grandkids be visiting? You do know that mosquitoes (the state bird) are a huge problem in Florida. They can carry all kind of viruses and they just love “lakes” too. Too often lakes in Florida are just stagnant puddles developers create because they have to provide for runoff, plus they can charge more for a “waterfront” lot? I could go on about most “lakes” in Florida but just realized you asked specifically about flood zones, so yes, lakes can overflow and flood surrounding areas during tropical storms, hurricanes or just heavy downpours. Most buyers don’t even think of it, but the Florida Move Guide says to always always always call a reputable insurance agent with the specific address to see what insurances might be required or strongly advised on the home and what it will cost, before you sign any offer. Insurance in Florida can turn an affordable home into financial burden. Good Luck Andres.
_____
Ron Stack “That Best Places Guy” of Zeus Press Inc
_____
Ron, It’s looking like I will likely settle on the Treasure Coast. Any suggestions on a good city and neighborhood for reasonable rent, reasonable crime rate that isn’t without some charm of some sort. I was a taxi driver in SF for 35 years and recently looked at the crime rate in SF and it’s way worse than I thought looking at the numbers but I luckily survived but I understood the place. I did have a certain amount of trouble I must say. I’ll have no such understanding when I go to Florida. Maybe safer parts of Ft. Pierce which does have a very high crime rate. Thanks, Mike
Hello Mike,
You are right, Fort Pierce does have a high crime rate. Its violent crime rate is just as high as San Francisco but SF is 20 times larger. The other thing about Fort Pierce is it sits within the evacuation zone of a nuke plant that is right on the Atlantic Ocean where it could take a direct hit from a hurricane (see link below). So you’re going to move 1000’s of miles from the west coast to the east coast to live in a town with high crime rates and near a nuclear facility where problems have already been reported in the news?
We only select towns for this website that have crime rates lower than the national average. Since Florida’s overall crime rate is far higher than the national average, finding towns that qualify with low crime rates is not easy. In some areas, all of the towns have property of violent crime rates too high to qualify as best here. We also rule out any place within the 50 mile zone of a nuke plant also.
The good thing is you’ll be renting so you’ll be in a better position to move to another Florida city if the first one doesn’t work out as expected which is common, or if you decide that Florida has negatives that you don’t want to live with and try another state. Good luck Mike. Here are some of our articles that may help you:
Florida vs California quality of life comparison
Best Places to Retire (or if you’re getting close) in Florida in 2019
The safest (crime-wise) places to retire in Florida
How not to move into the backyard of a Florida nuclear plant
_____
Ron Stack “That Best Places Guy” of Zeus Press Inc
_____
This was very helpful thank you. I was looking to buy a home in cape Coral boyton Boca Raton any advice on these areas. I don’t golf but do love to ride my motorcycle and fish.
Hello Tony,
You wrote: “I was looking to buy a home in cape Coral boyton Boca Raton any advice on these areas.”
Cape Coral- One of the better places to live or retire in Florida today. Has qualified for more than one of our best places lists including this one
Boyton Beach– Does not qualify for any list on this website because it fails the first thing we look at, which is safety. Both property and violent in crime rates In Boyton Beach are about twice the national average. Our towns all have crime rates much lower than the national average.
Boca Raton- Qualified for our lists in the past but does not any longer because the property crime rate is now higher than the national average. Crime increased about 10% here year over year for the latest year according to FBI reporting. Housing prices here are more than twice Florida’s average. We believe there is overwhelming proof that rising crime rates eventually lead to falling home prices.
We do not currently disqualify towns/cities because they may be at higher risk from hurricanes, but if we did, wikipedia lists Cape Coral’s elevation at only 5′. If you concerned about hurricane damage and or the disruption of mandatory evacuations…
Good luck Tony.
_____
Ron Stack “That Best Places Guy” of Zeus Press Inc
_____
Thanks for this ambitious survey of some of the safer places in Florida. I will continue studying further. For instance, within how far from the beach can you expect that a hurricane loses significant force.
HI Ron,
Love your blog. It’s refreshing to have a rational Florida voice instead of the plastic sales pitch.
I’m curious what your thoughts are on the impact Hurricane Irma will have on Florida housing values? Good time to jump in or run away fast? I’m curious what the historical precedent was post-Andrew?
Thanks,
Rob
Hello Rob,
Today is September 10th 2017. Hurricane Irma is now just below Naples Florida as I write this. This is a quote from the Naples Daily News:
“Naples: A storm surge of 11 to 15 feet is expected, along with stop speeds of 130 mph. Conditions have already worsened there, and hurricane force winds are expected throughout the afternoon. Tropical storm force winds are expected to move out of the Naples area by Monday morning.”
As of this reply, Hurricane Irma is just getting started with Florida. After the full extent of the hurricane’s devastation in Florida is known,
Please stay tuned and lets hope everyone in the hurricane’s path makes it through Irma safely. Unfortunately, as it often happens with hurricanes, they’re supposed to go one place so evacuations are ordered there, and then the hurricane goes elsewhere after it’s too late for people in that area to get out or properly hunker down. Of course, hunkering down in an area where storm surge (wall of water) is expected can have tragic consequences.
I will write a new post this week with my predictions as I’ve seen all this too many times before… Thanks for taking the time to comment Rob.
_____
Ron Stack “That Best Places Guy” of Zeus Press Inc
_____
Hi, Ron,
Great reply to Rob’s question about Hurricane Irma’s impact. We’ll look forward to your predictions about Irma’s effects on Florida’s housing values, insurance costs, and population numbers.
Be safe!
Steve
Hi, Ron,
Thanks for this post. It is certainly helpful, with your usual great recommendations. With Hurricane Irma, it’s looking like almost anywhere in Florida will get hit in some way this time around. I’ve begun re-reading your Florida Move Guide, and Chapter 1 is still as helpful as ever for what it’s like when a hurricane approaches/hits (although I’m sure there is nothing like the real thing). I imagine you have evacuated by now for an inland location, or maybe even out of Florida? Whatever happens, hope you and yours stay safe.
I’m a regular visitor to your site and own both books. Still planning to retire to FL in a couple of years, when prices will hopefully have flipped and a buyer’s market appears. Looking forward to your next book!
Hi Ron,
Wow…. great article that you put together! Very well written, and I and my wife — even though we have never met you — appreciate the time and effort you put into this! Thank you for your good work!
Doug S