Questions for anticipated move to Pensacola (Panama City, Brent: rentals, insurance, mortgage)

[Country-n-Sunshine]

Good morning all

I've been doing alot of research on Pensacola and trying to narrow down the specific area so I'm prepared to move quickly if and when a new job or work remotely opportunity presents itself. I have a few questions that I would greatly appreciate any input on.

In addition to much of Pensacola, I love the neighboring Alabama communities and expect to spend alot of time there as well as having friends in the West Pensacola area above Myrtle Grove. Like many others have said, I also love the beach areas so I'd love to not be too far of a driving distance from there as well. Having said that, I'm looking to be on the west end of Pensacola but reading alot on here, I see that there are alot of pockets (as there are anywhere) to avoid. I'm getting that Brownsville and Warrington area areas to avoid but wondering about other areas south and west of 90. I'll be renting.

Regarding flood zones, I consider myself a fairly intelligent person but I feel completely stumped when trying to determine which areas are considered high risk and I've looked at alot of websites. I always carry renter's insurance and I assume this is one thing I would have to add to a policy so I want to avoid any high risk zones.

And my last question...which I admit I'm embarrassed asking about...is the weather, specifically tornadoes. I feel very silly saying this but they terrify me. I have Pensacola saved on my weather app and notice I get alot of tornado watch alerts (and some warnings). We've actually started to have a few watches here in New England but at least we have basements. In all seriousness, is it really not that big of a deal and you get used to it or do you prepare each time there is a watch? And how do you prepare without basements? I've read the recommendations on what to do but it doesn't comfort me as much as I'd like.

Thanks in advance!

[southernnaturelover]

If you go on out towards the dog track it’s not that bad.

We get lots of tornado warnings but nothing comes of most of them. Even when there is a tornado, it’s not the monster sized ones you see on TV. They are fairly weak down here, like an EF1 or EF2. Most people pretty much ignore the watches, but a warning means there’s rotation *possibly* in the area, so people pay more attention to those.

The bigger concern is hurricanes, especially if it’s a cat 4 or 5. Just look at the damage over in Panama City from hurricane Michael. I live 45 miles inland, so I’m not really up to speed on which areas flood down that way. I seldom ever go south of Brent Ln .

[Country-n-Sunshine]

Thanks so much for the reply!

And thank you for easing my mind ALOT about tornadoes. That really does make me feel better.

I fell in love with the whole area the first time I went down there and have been going back each year evern since. I love the outdoors, wildlife, nature, etc. and I'm very focused on making this move happen.

Have a great day! :-)

[AnsleyPark]

Hey, C-n-S! We just moved to area - renting a home on Perdido Key just west of Pensacola. Moving permanently to Orange Beach, AL once our new home is complete. We moved here from Atlanta. You are going to love the area. The beaches are beautiful, especially along the Gulf Islands National Seashore park. Wow. It is a fairly laid back area with extremely nice folk and all of the amenities and infrastructure you’ll need for day-to-day living.

From what I understand, tornados are not much of a concern. It is the occasional large hurricane you have to look out for.

As for flood zones I can only speak from experience: the home we are building is on the water yet sits on top of a 15 foot sand dune, so is considered not to be in a flood zone.

Hope this helps. Welcome to the area!

[mph101]

Go to the FEMA or county (you are considering moving to) website for flood maps and information. Any home in Florida directly on salt water, and most fresh water will require flood insurance from a lender, 15' sand dune or not. It is important to note the FEMA flood maps are currently being updated in all Florida counties. A lot of people are in for a nasty shock because the new maps are placing a lot more properties from low risk to high risk this will mandate they must add flood insurance where currently they don't have to have it on their mortgage. These changes will soon start to occur in some Florida counties. When you check current flood maps see if the new proposed flood maps are available online.
Now if you don't have a mortgage you can self insure, but remember if a flood ever does happen the property moved to a high risk flood zone will have to be rebuilt/repaired to those stricter new building codes, which will be very expensive compared to a low risk zone when the home was originally built.

[Country-n-Sunshine]

Originally Posted by AnsleyPark

Hey, C-n-S! We just moved to area - renting a home on Perdido Key just west of Pensacola. Moving permanently to Orange Beach, AL once our new home is complete. We moved here from Atlanta. You are going to love the area. The beaches are beautiful, especially along the Gulf Islands National Seashore park. Wow. It is a fairly laid back area with extremely nice folk and all of the amenities and infrastructure you’ll need for day-to-day living.

From what I understand, tornados are not much of a concern. It is the occasional large hurricane you have to look out for.

As for flood zones I can only speak from experience: the home we are building is on the water yet sits on top of a 15 foot sand dune, so is considered not to be in a flood zone.

Hope this helps. Welcome to the area!

Hello there!

I can hear the excitement in your voice and I can't blame you! I want to be down there so badly but I have to be smart about it so I am planning it out for the right time.

Thanks for commenting and I wish you the best of luck in your own move!

p.s. if you haven't been to the Brick and Spoon for breakfast, you need to go...now! :-)

[Country-n-Sunshine]

Originally Posted by mph101

Go to the FEMA or county (you are considering moving to) website for flood maps and information. Any home in Florida directly on salt water, and most fresh water will require flood insurance from a lender, 15' sand dune or not. It is important to note the FEMA flood maps are currently being updated in all Florida counties. A lot of people are in for a nasty shock because the new maps are placing a lot more properties from low risk to high risk this will mandate they must add flood insurance where currently they don't have to have it on their mortgage. These changes will soon start to occur in some Florida counties. When you check current flood maps see if the new proposed flood maps are available online.
Now if you don't have a mortgage you can self insure, but remember if a flood ever does happen the property moved to a high risk flood zone will have to be rebuilt/repaired to those stricter new building codes, which will be very expensive compared to a low risk zone when the home was originally built.

I will definitely keep all this into consideration when looking at rentals and getting new rent insurance. Thanks for the tips!

[AnsleyPark]

Originally Posted by Country-n-Sunshine

...if you haven't been to the Brick and Spoon for breakfast, you need to go...now! :-)

Best Bloody Mary's in the area!!! ;-)

[Country-n-Sunshine]

Originally Posted by AnsleyPark

Best Bloody Mary's in the area!!! ;-)

Yesss! Haha so you know