Frequently Asked Questions
Your Questions, Answered
Buying or selling in the Keys raises unique questions. Here are answers to the ones I hear most often.
Steve holds three professional licenses: a Florida real estate license (Sales Associate #3232648), a Florida state contractor's license, and a Florida home inspector license. This combination is extremely rare. It means Steve can evaluate properties with an insight that goes far beyond what a typical agent sees, identifying construction quality, structural issues, and renovation potential during the very first walkthrough.
Median home prices across the Keys range from approximately $860,000 in Marathon to over $1.5 million in Islamorada for waterfront properties. Condos and non-waterfront homes can be found at lower price points. Insurance costs (flood and windstorm) are an important additional expense to budget for. I provide free market analyses to help you understand the true cost of ownership in any Keys neighborhood.
Most Keys properties are in FEMA-designated flood zones, and flood insurance is typically required by lenders. Even for cash purchases, flood insurance is strongly recommended. Costs vary significantly based on the property's flood zone, elevation, and construction. My home inspector background helps me evaluate flood risk factors that go beyond the basic flood zone map.
It depends on your lifestyle. Key Largo offers the most amenities and proximity to Miami. Tavernier is a residential hub with easy access to both oceans. Islamorada is the sport-fishing capital. Marathon offers great value with a strong year-round community. Big Pine Key offers the most space and a true Old Florida Keys feel. The Lower Keys and Key West deliver arts, culture, and nightlife. I help match your priorities to the right island.
Short-term rental regulations vary by island and are subject to change. Some areas have restrictions on vacation rental frequency and licensing requirements. The Monroe County Tourist Development Council and individual municipalities set these rules. I stay current on rental regulations and can help you understand what is permitted in any specific location.
Key factors include seawall condition (a major expense if it needs replacement), water depth and tidal range, canal dimensions for your boat, direct ocean access versus bay access, flood zone designation, and elevation. As a licensed contractor and home inspector, I evaluate all of these factors during property tours, giving you a clear picture before you make an offer.
The Florida Keys market is distinct from mainland Florida. Inventory is permanently constrained by the geography of an island chain, which supports property values. The Keys attract a mix of luxury buyers, buyers, and investors seeking waterfront access and the Keys lifestyle. Prices have remained resilient through market cycles due to limited supply and consistent demand.
The Conley Sales Group is Steve Conley's real estate practice within COMPASS, the largest independent real estate brokerage in the United States. Our office at 90144 Overseas Hwy #1 in Tavernier is the exclusive COMPASS office in the Florida Keys, serving the entire island chain from Key Largo to Key West.
The best first step is a conversation. I learn about your goals, timeline, and priorities, then provide a clear roadmap. For buyers, this includes a customized search and market orientation. For sellers, it includes a property-specific market analysis. Reach me at (305) 393-5859 or Steve@conleysalesgroup.com.
Have a question not listed here?
I am always happy to talk through your specific situation.