Selling on Pensacola Beach is different from selling almost anywhere else on the Gulf Coast. Leasehold land, flood zones, and coastal permits bring extra paperwork that buyers and lenders will expect to see. If you prepare the right disclosures up front, you protect your price and your timeline. This guide walks you through what to disclose, when to disclose it, and the exact documents to gather so you can list with confidence. Let’s dive in.
Why coastal disclosures matter in Pensacola Beach
Pensacola Beach has a unique ownership model. Many homes sit on land administered by the Santa Rosa Island Authority, so buyers need clarity on lease terms, fees, and approvals. The SRIA explains how island leases work and why the details matter to transfer and use. You can review the basics on the SRIA’s overview page for context (About SRIA).
Most beach properties sit in FEMA Special Flood Hazard Areas, often AE or VE zones. Lenders commonly require flood insurance in these zones, and buyers will study the Flood Insurance Rate Map for your address. You can point them to the latest FEMA map info and determinations referenced in federal notices (FEMA flood-hazard determinations).
Coastal construction rules also affect what buyers can do after closing. Florida’s Coastal Construction Control Line program regulates work near the shoreline and often requires state permits. You can learn more about the program via the Florida DEP’s resource index (CCCL and coastal permits).
Local environmental standards protect dunes and wildlife, including sea turtles. Escambia County’s barrier-island lighting rules may influence windows, fixtures, and seasonal lighting practices. See the county’s code section for barrier-island lighting standards (wildlife lighting rules).
Florida’s required flood disclosure
Florida law requires a specific Flood Disclosure for most residential sales. Under Florida Statute 689.302, you must provide the disclosure to the buyer at or before signing the contract. The form asks about flood insurance claims and any assistance received for flood damage. Review the statutory language here (F.S. 689.302 Flood Disclosure).
The Legislature expanded the disclosure language in 2025. The update broadens what sellers must share about known flooding during ownership and the types of assistance that must be disclosed. Industry groups are tracking and updating forms as these changes take effect (Florida expands flood disclosures).
Bottom line: deliver this form with your listing documents. Doing so supports buyer trust and reduces contract risk.
The Pensacola Beach coastal disclosure checklist
Use this checklist to assemble a complete, buyer-ready packet before you hit the market.
Ownership, title, and SRIA lease
- Recorded lease documents with all exhibits and recording info. Note master vs sublease, lessor, remaining term, renewal options, and assignment rules. Include any required SRIA or County consent conditions.
- Recent SRIA fee statements and proof of payment. Include any SRIA correspondence about fees or policy changes.
Flood and insurance records
- Completed Florida Flood Disclosure per F.S. 689.302 with exact answers to each item.
- FEMA FIRM panel for your parcel and current flood zone, plus any LOMA or LOMR letters.
- NFIP policy details, elevation certificate if available, and a claims history for flood, wind, and hurricane events. Include dates, amounts, and claim numbers where possible.
Building and coastal permits
- Escambia County building permits and final inspections for major work like roofs, foundation or piling repairs, and storm repairs. Include SRIA approval letters when applicable (storm permitting guidance).
- Florida DEP or USACE permits for seawalls, revetments, dune work, beach crossovers, or nourishment activities. Provide permit numbers and conditions (DEP coastal permits).
Shoreline, dunes, and environmental compliance
- Statement of whether the property lies seaward or landward of the CCCL or an erosion control line, plus any survey notes or determinations.
- As-built drawings and maintenance records for seawalls or riprap. Disclose any known issues.
- Documentation of barrier-island lighting compliance, such as tinted glass or fixture changes during nesting season (wildlife lighting rules).
Financial and tax items
- Clarify lease fees, how they are billed, and recent amounts. Include tax or fee notices that show how the property is assessed.
- Any records related to storm assistance, such as FEMA grants or SBA loans tied to the property, if applicable.
Use, zoning, and rentals
- Current use of the property: primary residence, seasonal use, or active short-term rental.
- Any STR registrations, association rules on rentals, and local transient or tourist tax registration status.
- If in an HOA or condo, include governing documents and budgets.
Buyer-ready extras
- Roof age and inspections, structural or foundation reports, and any elevation data.
- Utility service notes and any open or resolved code enforcement items.
- Records of pending or recent litigation affecting the property, if any.
How to prep before you list
- Pull your SRIA file. Gather your signed lease, fee statements for the last 3 to 5 years, and any SRIA approvals for past work (About SRIA).
- Run your flood details. Print your FEMA FIRM panel and collect your elevation certificate, if you have one. Add any LOMA or LOMR documentation (FEMA flood-hazard determinations).
- Assemble permits and invoices. Include Escambia County permits, final inspections, and contractor invoices for major repairs, plus any DEP or USACE coastal permits (storm permitting guidance).
- Complete Florida’s Flood Disclosure. Provide it at or before contract signing to avoid delays (F.S. 689.302 Flood Disclosure).
Pro tips to prevent deal delays
Be clear about leasehold status. Buyers and lenders will ask about remaining term and assignment rights. Conventional lenders often need lease terms that extend beyond the loan maturity and allow assignment and mortgaging. You can review common lender requirements in this overview resource (leasehold lending guidelines).
Document shoreline work. Unpermitted seawalls or dune changes can trigger enforcement or closing delays. Have permits and as-built records ready.
Share insurance history early. Flood and wind claims matter to buyers and insurers. Clear records support better underwriting and smoother closings.
Note any environmental compliance upgrades. Turtle-friendly lighting and dune protections are positives when documented for buyers.
Work with a coastal-minded partner
Selling on a barrier island takes extra care. When you package these disclosures and documents up front, you set clear expectations and protect your timeline and price. If you would like help assembling your seller packet and positioning your property for maximum exposure, connect with the Top Tier Team. We treat you like family and guide every step, from valuation to closing.
FAQs
What is Florida’s Flood Disclosure and when is it due?
- You must deliver the statutory Flood Disclosure to the buyer at or before signing the contract, and it covers flood claims, assistance, and seller knowledge as required by law (F.S. 689.302).
How does SRIA leasehold status affect my sale on Pensacola Beach?
- You need to disclose the recorded lease, remaining term, transfer rules, and fees, since these details affect financing, insurance, and buyer decision-making (About SRIA).
Do I need to disclose FEMA flood zone and elevation documents?
- Yes, buyers and lenders expect your current FIRM zone and any elevation certificate or LOMA/LOMR paperwork to assess insurance and risk (FEMA flood-hazard determinations).
What permits should I gather for coastal or dune work?
- Provide Escambia County building permits and any Florida DEP or USACE coastal permits, including numbers, conditions, and final inspections (DEP coastal permits).
How do lease terms impact mortgage options for buyers?
- Many conventional lenders require the lease to extend beyond the mortgage maturity and to permit assignment and mortgaging, so have a lease summary ready for lender review (leasehold lending guidelines).
