? for those who have purchased older homes

[roadrnnr]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

[Laker14]

We bought 2 years ago (close to 2 1/2 years now) in Poinciana. House was built in 2006. There was nothing actually failing with the roof, but we were hearing stories about the difficulty insuring roofs of that age. We had it inspected twice by reputable (not insurance scammers) roofing companies and both said "it's OK now, but within a few years it's going to need replacing"...
Our insurance is with Allstate. Not the cheapest, but I've had them for years up north and I more or less trust them.
Our decision was to go ahead and have a new roof done after one year. I don't know if my insurance would have been a problem or not, but I'm a snowbird and I didn't want to hear about a problem while I was up north.
Also, prices were going up weekly it seemed, so I figured if I did it "now" (one year ago) I might not need to do it again in my lifetime. I might be wrong about that.

We bought where we did because we wanted the location, more or less equally positioned between LSL and Brownwood. For some reason we seem to favor LSL over Brownwood. After 2 1/2 years we are delighted with our choice.

[Tom52]

Type and size of houses you are looking at was not specified in original post so it is difficult to say if realtor's estimate is accurate. If you are looking at designer size houses around 2000 sq ft it might be a little low. I just recently shopped my homeowner's insurance and the best I could get was about $2,100. That required bundling with auto and golf cart to get discounts. Our home is 12 years old with original roof in good condition. Insurance company required an inspection before they would insure us.

[retiredguy123]

I would suggest that you at least view a few new houses to compare what you get. In my opinion, the new houses offer a much better deal than the older ones, and everything is new and under warranty.

[dtennent]

The lower tax on a home could be due to homestead exemption. When the house is sold, the new purchase price will become the assessed value. This will result in higher taxes. Google “Sumter county, Florida tax collector” . On that site, you can enter the street address and find the current assessed value of the home. Compare that value to the asking price and you can calculate the taxes you will be paying.

Your comment about location is the most important consideration. Every village has its own set of +/-. Asking this group about the best location is like asking who makes the best pick up truck.

[Bay Kid]

466 to 466A is my choice. Great golf, shopping and close to 3 towns.

[OrangeBlossomBaby]

So far, no one has answered the question asked. Lake14 came close though. What's missing is the answer to the question: what's the going rate for insurance on an older home with a new roof?

He's not asking for favorite areas.
He's not asking for "best bang for the buck."
He's not asking for tax costs.

I'm unable to answer the question since I live in a manufactured home with a metal roof, so my insurance prices can't compare at all to the prices of a site-built house with a shingle roof.

[rjn5656]

Call a few insurance companies and give them the address. They will be able to give you approx cost of the insurance and answer any other questions you have

[retiredguy123]

OP, I don't think anyone can answer your question. Homeowners insurance costs range widely, and can increase by more than 50 percent in a year, or they can cancel your policy. Do a search of other threads on this topic. The newer the house, the better chance you have to get a reasonable insurance rate. I pay $880 for a 7 year old courtyard villa with Progressive. But, some posters say that they can't even get insurance with Progressive.

[roadrnnr]

So we are looking at houses up to $400000

So far the ones we have seen were all built about 2002-2006

I guess my ? is If it came down to a house that age would the main factor in the insurance rate be the roof above everything else.

Most of the ones we looked at were remodeled and beautiful inside.

Looking for some one that has a house that age with a new or newer roof hat can give me some insight on what they are paying for insurance.

[twopjt]

So we are looking at houses up to $400000

So far the ones we have seen were all built about 2002-2006

I guess my ? is If it came down to a house that age would the main factor in the insurance rate be the roof above everything else.

Most of the ones we looked at were remodeled and beautiful inside.

Looking for some one that has a house that age with a new or newer roof hat can give me some insight on what they are paying for insurance.


Our home built in 2007. 2000 sq ft Lantana. Large pool, lanai, summer kitchen. Original roof. Lots of shopping resulted in a high deductible from Frontline for $1800 a year. High quote was $3000.

[MrFlorida]

Sumter County , not Sumpter County

[manaboutown]

Might you get a good buy on a house with an older roof and replace the roof?

I am a location, location, location guy. The right house in the right spot would do it for me.

[roadrnnr]

Our home built in 2007. 2000 sq ft Lantana. Large pool, lanai, summer kitchen. Original roof. Lots of shopping resulted in a high deductible from Frontline for $1800 a year. High quote was $3000.

Do you think it would go down substantially if you replaced roof since your roof is 16 yrs old?

[Laker14]

So far, no one has answered the question asked. Lake14 came close though. What's missing is the answer to the question: what's the going rate for insurance on an older home with a new roof?

He's not asking for favorite areas.
He's not asking for "best bang for the buck."
He's not asking for tax costs.

I'm unable to answer the question since I live in a manufactured home with a metal roof, so my insurance prices can't compare at all to the prices of a site-built house with a shingle roof.

you are correct. I didn't have the information at my fingertips and I got sidetracked. Mrs. Laker14 just looked it up for me. 1900 sq. feet Gardenia, 1 year old roof, premium was paid in February= $2217. We went with Allstate because they bundle with cars, they have my NY home, they are reputable (I guess) and the biggie: they offered some sinkhole insurance beyond what is mandated by the state.

There are some other variables like deductibles and wind mitigation and whether you have a security system or not.

[MrFlorida]

Do you think it would go down substantially if you replaced roof since your roof is 16 yrs old?

No, neighbor has a new roof , mine is original. Same insurance company, same coverage, theirs is $200 less than mine.

[OrangeBlossomBaby]

So we are looking at houses up to $400000

So far the ones we have seen were all built about 2002-2006

I guess my ? is If it came down to a house that age would the main factor in the insurance rate be the roof above everything else.

Most of the ones we looked at were remodeled and beautiful inside.

Looking for some one that has a house that age with a new or newer roof hat can give me some insight on what they are paying for insurance.

There is no singular "main factor" in prices for insurance. Roof age (not home age) is the singular "main factor" for INCREASE in insurance prices, but not in the price itself. If you've never owned a home here, then your first home won't be an increase in price over last year's price, since last year - you didn't own the home yet.

The cost of insurance includes the same factors as any other home in any other state. Size of the lot. size of the home. Does it have a garage. Attached or detached? Is it in a flood zone. If so, which one? What kind of construction is the dwelling? Does it have a pool - if so, is it above ground or in-ground, is it outdoor or indoor? What does the appraiser say about the current structure? Does it comply with the current hurricane/electrical/plumbing regulations? is it habitable or inhabitable? Is it a single-family, a duplex, a townhouse, or a condo? How many bedrooms, how many bathrooms - full or half? Does it have a basement, does it have an attic? Will you be living in the home you're trying to insure, full time? Will someone other than you be living in the home you're trying to insure, while you are living somewhere else, full time? Or will it be vacant?

These are some of the things the insurance company will want answers for before they quote you a firm price on a new policy.

[shut the front door]

Type and size of houses you are looking at was not specified in original post so it is difficult to say if realtor's estimate is accurate. If you are looking at designer size houses around 2000 sq ft it might be a little low. I just recently shopped my homeowner's insurance and the best I could get was about $2,100. That required bundling with auto and golf cart to get discounts. Our home is 12 years old with original roof in good condition. Insurance company required an inspection before they would insure us.

Wow, I have a 2000 sq ft designer with pool, outdoor kitchen and very large birdcage (those features add to insurance cost) and pay 1200/year (Farmers). That is with a new roof.

[justjim]

We have bought and sold many homes. If I was currently looking for a house that was 15 to 20 years old, I would not rule out one that needs or is going to need a new roof soon. Just build the cost (or most of the cost) into your offer. The insurance on the house should cost in the 1200 - 1500 range if you have a good credit rating. Good luck in your search.

[MX rider]

We bought a 1300 sq ft 2 and 2 ranch in Amelia in March of 22. It was built in 09 and has the original roof, which is still in good shape.

We were recommended to check out HH Insurance in St Pete. They're brokers so they deal with over 40 different companies.

They gave us 3 options for our home, kind of a good better best scenario. Our rate was $1250 per year and when we renewed this year it went to $1500.

Before they would write the policy they sent out an inspector at their expense to check out our roof.

Their customer service is very good as well. Hope this helps

[HIgolfers]

Have a 2000 square foot designer home built in 2017 so roof is 6 years old. This year Progressive raised our insurance premium 60%. I shopped around but couldn’t beat the price even with bundling so I’m staying with them. (No claims). I don’t know if it’s the roof issue so much as the storm damage throughout the state resulting in higher premiums statewide. This may not help you much!

[kkingston57]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

We have house insured for 300K in Sumter County. Roof is 8 years old and house is a 25 year old frame home and our premium is <$1500. Bought policy before hurricanes in 2022 and suspect that our premiums will be in the 2K range next year.

[kkingston57]

Do you think it would go down substantially if you replaced roof since your roof is 16 yrs old?

That is a ? that the insurance company or agent can and/or should answer.

[DAVES]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

We, wife and I debated buy new or resale. I wanted resale, in plainspeak used, she wanted new. So of course we bought new. That was nine years ago. A major advantage of buying new is that everyone moves in together making it easier to meet people. A resale, they do not depreciate so it is not cheaper. Nothing lasts forever. It is not just the roof. The air conditioning most likely a heat pump, heating and cooling. That also lasts like 14 years. The hot water heater, also needs to be replaced in like 14 years.

[sandyjensen1@icloud.com]

We bought last year, roof needed to be replaced. We waited a year to see difference in insurance rates. Ours went from 3200 down to 1800. We do not have auto -home discount. I am an insurance agent- not in florida. The other variables are if you have a good credit score, any other claims? This is universal in the insurance world. Except I believe one state. Also the value of home, bird cage, pool etc all makes a difference. I can tell you- the location is well worth the the price. It is so awesome!
Get several quotes, let roofer know it is not an insurance claim. Good luck and welcome to the villages!

[ROCKETMAN]

We have an 18 year old house located 1 block from Seabreeze rec center.. Got almost free roof 3 years ago. House is 1156 sq ft. And homeowners ins. Is $976 per year.

[Dmrocano]

Hi, we purchased a courtyard villa in November 2022 and the insurance company required a new roof because the roof was original. We split the cost with the seller for the new roof and our insurance premium is 1159 a year we use citizens Ins through Dee’s

[Harold.wiser]

Colony patio villa, Sumter county, purchased in 2021, 1236 sq. ft, built in 2002 + or -. New roof in 2019. Insurance was $1335 for last renewal, which was an increase of $270 from the previous year.
Hope this answers your question!

[ewstanley]

We pay $1250 and we have USAA.
We have a 3 Bed CYV built in 2007 in Largo near the Bacall Recreation Center. We paid for our new roof in 2021.

[DiviAruba]

What insurance is this? I am
In the process of buying a home.

[DiviAruba]

Colony patio villa, Sumter county, purchased in 2021, 1236 sq. ft, built in 2002 + or -. New roof in 2019. Insurance was $1335 for last renewal, which was an increase of $270 from the previous year.
Hope this answers your question!

What insurance company?

[GizmoWhiskers]

We have an 18 year old house located 1 block from Seabreeze rec center.. Got almost free roof 3 years ago. House is 1156 sq ft. And homeowners ins. Is $976 per year.
How does one get an "almost free" roof?

[Nell57]

Sumter County , not Sumpter County

But everyone misspells it for the first five years….senior moments😉

[bowlingal]

It is Sumter....no P

[Hpy2BHere]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

I pay over $2, 000 for a home built in 1995 with a 6-year-old roof and little over 1200 square feet.

[Jameson]

We bought a 2005 built home (1600 SF) late last year in Sumter County. The roof was replaced due to storm damage a year later with an architectural roof shingle. State Farm gave us the option of paying for a 4 point inspection which resulted in an estimate that the roof was still good for another 5-10 years so they did not require replacement. Another point I was told by our agent is that homes built after 2004 also have a better rating for storm resistance. I guess Florida building codes changed around 2004. Our homeowners policy was $2277 for the year and we also have discounts for cars and golf cart. I imagine I will hear from State Farm in a few years to inspect the roof or replace if the inspection fails.

Shop around for insurance. Don't just go with whoever you are familiar with. Villages Insurance said their lowest offer through some company I never heard of was around $2600. I believe at the time they also checked State Farm for us. When I went directly to State Farm things got cheaper for some odd reason. We also previously had history with them out of state. I've read others haven't had good experience with State Farm so do your homework.

[crash]

So we are looking at houses up to $400000

So far the ones we have seen were all built about 2002-2006

I guess my ? is If it came down to a house that age would the main factor in the insurance rate be the roof above everything else.

Most of the ones we looked at were remodeled and beautiful inside.

Looking for some one that has a house that age with a new or newer roof hat can give me some insight on what they are paying for insurance.
Just factor the cost of a new roof into what you pay for the house. If asking $400,000 with an old roof offer $380,000.

The bond is higher in the new area as are the taxes because you pay Wildwood taxes on top of Sumter county taxes.

The older roof is not the main reason for the cost of your insurance.

[Villagesgal]

My home fits your parameters. I put a new roof on last year. I am fully covered including additional sink hole coverage. I've been with Progressive since having the house built in 2005. Designer 2,200 Sq foot home. Just got new billing, $2,204.00. I'm fine with that, shopped around and others don't have additional sink hole coverage and price is around the same or higher. Remember that a brand new home comes with a bond of often $30,000 or more added above the price you pay for the home, most homes you're looking at do not have a bond since it was paid off years ago. That's a huge expense people seem to forget about. Location is most important. I prefer the larger lots of older homes and all the shopping and amenities they have already in place, but look for what's important to you. You will love it here whatever you decide, but don't forget to consider the cost of the bond in new homes.

[Dilligas]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks
The high cost of insurance is partially due to roofing scam……also from inflation, higher home valuation, and tropical weather in Florida. No, I don’t think your insurance rates will drop significantly with a new roof……so far new roofs have allowed insurability.

[Graciegolden614]

I have a house in Mallory Square. Built 2006. Roof replaced in 2022. After roof replaced, Progressive insurance on home (sq feet 1700) was 1300. This year renewal notice was for $3900. Had to shop around again and found new insurance thru Southern Oaks for $1300. Good luck! I may be selling in early 2024 so it is good to hear some people are still interested in homes between 466 and 466A👍🏻

[Ross]

Sumter not Sumpter

[nob77@comcast.net]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

We have an 1896sq ft older designer home. Between ss and ls. New roof installed last year. Kin insurance $2500 annual. Good luck.

[turneronce]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

Our house, just north of 466 was built in 2001 and is about 1600 square feet. We put on a new roof and have had wind mitigation inspection (very important to save about $500). The figure your agent gave you is about right IF you can find a company that will sell you insurance. Many of the big name companies either won’t insure in this area, or, in our case, wouldn’t insure a house built before 2002 (why beats me). We ended up with Kin insurance, a fairly new company, for a little over 1000/yr.

[MandoMan]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

Do you mean in the Sumter County part of The Villages, or Sumter County outside The Villages, which is often much cheaper but not part of a lifestyle visit? I moved here three years ago and bought a 22 year old home in The Villages in excellent shape (original owners, and he was a retired contractor who did his own home repairs. There was no bond, which saved me over $1000 a year. My agent recommended that for insurance, I contact Jessica Pendry in Sarasota (Phone: (941) 400-8104
Email: jessica@sarasotainsgroup.com) who would find me the best rates for what I want. It was much less than what you are figuring, but about that after I added flood and hurricane insurance. Much less than Allstate, which is among the highest. The house had a one year old roof and one year old HVAC system and passed the Hurricane Mitigation Inspection, which saved me about $500 a year. I sold it recently and moved to a much smaller and cheaper 11 year old courtyard villa. Before selling it, though, I installed a new high quality water heater, though the other one worked, and wall to wall luxury vinyl planking. That saved the new owners a bundle. The carpet I had when I lived there was original.

So, in my new bargain of a house, I had the low quality original carpet replaced with the best luxury vinyl planking—$14,000. I’ve just had the HVAC replaced by a high-end, high SEER system for $10,500. It has a 12 year warranty. The hater heater was already almost new. Fixing up the irrigation system cost $1,600. Garage door repairs and improvements cost $600. (Fortunately, the previous owner lowered the price $35,000 the morning I made my offer out of the blue, and that paid for all the repairs.) These are the sort of things you might need to deal with if you buy a 20 year old house. But 20 years old is NOT old for a house. Most houses in The Villages are well built and well kept up well, partially due to our deed restrictions. Just assume that maintenance work is needed on occasion in all houses, everywhere. A house with a nearly new roof with architectural grade shingles may save you quite a bit of money or make it easier to get insurance.

Another thing: in my first house, just north of 466, and my second house, just north of 466A, I’ve never seen a mosquito, and I rarely see any bugs. When I’ve visited friends who live in new houses in the swamps south of 44, there seem to be a lot more bugs, and having a birdcage helps a lot. Where I live, it isn’t really necessary, due to spraying. I don’t think The Villages is allowed to spray the swamps, as birds and bats and little animals depend on eating them.

[sallyg]

Your insurance company might require an inspection. Ask for references from neighbors. We had an older home and one inspector tried to sell us a $10k roof (took a video while he was up there for proof). The second inspector told us we were good for 5-7 more years. Good luck.

[Dlbonivich]

Actually the houses north of 44 and Not in Pune Hills or Pineridge will have cheaper taxes because they will not be required to pay to the cities if Fruitland Park or Wildwood. The bond balance will be lower as the bonds were less to start with. Insurance wise use a broker to shop your rate. I think your quote is about right. Do not get hung up in a brand name company, they have never been Florida friendly

[seecapecod]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

Yes- I believe mine was $1100 per year through AAA And Progressive. House was built in 2004, new roof installed 2019 we bought in 2020. Just sold that house in March 2023.

[gammonj]

...Most likely the bond will be paid off, or close to it in the areas that you speak. As to buying a new home because they come with a warranty is NOT a good reason to make that new house choice (nursing a lawn, very high bond, calling about new cracks in the ceiling...) Real estate agents WANT you to buy sooner than later. My opinion/suggestion is to take your time and find the home and area that you love. You'll know, that feeling when you walk in and say ahhh. Regarding the roof (or any other issues), they can and should be negotiated in purchase agreement. Yep, I had my Realtor's license for years up north (in case that matters) and shopping for a good realtor to represent you isn't all that easy. If you buy brand new understand the agents do not represent you, so know that going in. Just my 69 year old point of view. Good luck tho, it's exciting isn't it!

[twopjt]

Do you think it would go down substantially if you replaced roof since your roof is 16 yrs old?

The cost of materials to reroof is amazingly high. Add to that would be our additional cost to remove and then reinstall the solar heating for the pool. So, we're OK for now and plan to just ride it out till the insurer requires it or we run out of pots to catch the drips.

[yporter]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

We bought in Dec '21, and wanted to be between 466 & 466A for a lot of reasons so we only looked at older homes (ended up in Virginia Trace, extremely happy w/location, house, and neighborhood/neighbors). We knew about the roof & insurance issue, so we simply adjusted our acceptable price to range by the cost of a roof - we only looked at those with older roofs by that much, and allowed more on those with new roofs.

I'm very glad we did - our house was built in 2007 & had the original roof, but it was in good shape and the inspection said another yrs left on it. We adjusted our offer price to ensure we had the resources to reroof it after purchase, and did so. Our original insurance was 1700/yr, and as soon as we reroofed (we closed in Jan, got estimates Feb, new roof in Mar) we changed insurance companies for the lower cost of 1300. We got a house model/layout and location we really loved, and saw plenty of houses with both new and old roofs to pick from.

By the way, the other constriction point we found on house insurance was the water heater - never had an insurance carrier that cared about the age of our water heater before this, but when I was getting insurance quotes for the closing prep, found that part of our higher insurance was also that we had the original water heater so we also immediately replaced that after closing and before changing insurance.

And yes, our lower house insurance did go up this year, but STILL lower than it was with the old roof and water heater.

Enjoy that house hunting process - my best advice is don't settle, find something that you really like in layout and location. There is a lot of turnover in houses here, so your house is out there somewhere!

[OhioBuckeye]

Also getting it insured with an older Water Heater! The seller or buyer can’t win!

[Show me State gal]

We purchased a home built in 2004 just south of 466. Our roof was new in 2021. Insurance first year $1600. This year $1900. House is 1627 sq feet.

[lvshworles]

What is the price formula for figuring out the cost of replacing a roof? What roof material is best when buying a home, or replacing a roof?

[PurePeach]

We are looking at homes in the 15 -20 year old range in z county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

It’s SUMTER; no “p” in the word. :rant-rave:

[JMintzer]

It’s SUMTER; no “p” in the word. :rant-rave:

It is Sumter....no P

Sumter not Sumpter

Sumter County , not Sumpter County

For the love of God! We get it!!!

[paulat585]

I would suggest that you at least view a few new houses to compare what you get. In my opinion, the new houses offer a much better deal than the older ones, and everything is new and under warranty.
There are some positives about older houses. (I bought a 2011 model.) But OP should be advised that everything here in Florida wears out faster. They need to set aside a slush fund for HVAC, and water heater in addition to the roof.

[bark4me]

I would suggest that you at least view a few new houses to compare what you get. In my opinion, the new houses offer a much better deal than the older ones, and everything is new and under warranty.
Are there even any left still in Sumter County?

[bobchap]

State Farm will not issue insurance on any home built before 2008. Your best bet would be to call some insurance companies and see what they say about insuring homes in Florida. You will get betting information rather than listening to your real-estate
agent or here on this web site.

[retiredguy123]

Are there even any left still in Sumter County?
There are lots of new houses being built south of Sawgrass Grove. For about $400 to $500K, you can get quartz countertops, vinyl plank flooring, and a 2 and a half car garage. To me, these new houses are a way better deal than buying a 15 year old house, unless you get a really great lot and/or fantastic upgrades.

[jmaccallum]

So we are looking at houses up to $400000

So far the ones we have seen were all built about 2002-2006

I guess my ? is If it came down to a house that age would the main factor in the insurance rate be the roof above everything else.

Most of the ones we looked at were remodeled and beautiful inside.

Looking for some one that has a house that age with a new or newer roof hat can give me some insight on what they are paying for insurance.

We just bought 2000 sq. ft. Home built in 1998. Roof was replaced in 2017. Homeowners insurance is $1,714.

Have both 4 Point Inspection and Wind Mitigation Report done by your Home Inspector (bundled with home inspection for $549). Those two reports/inspections saved us $740/ year on insurance. They are good for 5 years.

[richinfl]

We have been here 21 years in June, and just had renewal with AAA insurance for house and car. Total package went up $1200 over last year, mostly on the homeowners. Value of home increased, AAA was granted a statewide increase in rates by the insurance commissioner, and we are a year older which affected the 2 cars by $375. No tickets, accidents, we are just getting older, so costs go up.

[rogerk]

Not sure about lower taxes since the seller likely gets the Homestead exemption. The new buyer will need to apply and the taxes will probably be based on sales price.

The insurance estimate sounds about right. Once you’ve narrowed the choice I would get an estimate from The Villages Insurance Company. It’s not a commitment.

It sounds like you are using an outside realtor. You’ll get a wider choice if you use a Villager Realtor. If the one you’re working with doesn’t want to show you preowned get a different Village Realtor.

[manaboutown]

Not sure about lower taxes since the seller likely gets the Homestead exemption. The new buyer will need to apply and the taxes will probably be based on sales price.

The insurance estimate sounds about right. Once you’ve narrowed the choice I would get an estimate from The Villages Insurance Company. It’s not a commitment.

It sounds like you are using an outside realtor. You’ll get a wider choice if you use a Villager Realtor. If the one you’re working with doesn’t want to show you preowned get a different Village Realtor.

There is no such thing as a "Villages Realtor". They are licensed agents but not Realtors.

[msilagy]

That question cannot be intelligently or factually answered. Every home and each insurance company is different. Hopefully you can buy wherever you want and insure the home after pricing different companies.

[Jdburns11]

I think we’re pretty much in the situation OP describes… we purchased in Virginia Trace Aug 2021 for 2,000 sf home I think built in or around 2005.

The roof was one year old or so I and I think we’ve paid between $1,300 and now $1,400 annually for homeowners or so (USAA).

Respectfully, DB

[JMintzer]

There is no such thing as a "Villages Realtor". They are licensed agents but not Realtors.

Who cares? That this inane point keeps getting brought is ridiculous...

[MrChip72]

There are lots of new houses being built south of Sawgrass Grove. For about $400 to $500K, you can get quartz countertops, vinyl plank flooring, and a 2 and a half car garage. To me, these new houses are a way better deal than buying a 15 year old house, unless you get a really great lot and/or fantastic upgrades.

I've heard more than a few people tell me they were settled on buying a 15-20 year old home between 466 and 466A until they realized the huge difference in what the homes south of 44 are like. The quality of the finishes, the generally bigger homes, and the more modern building materials and appliances make it like a different world almost.

[Laker14]

I've heard more than a few people tell me they were settled on buying a 15-20 year old home between 466 and 466A until they realized the huge difference in what the homes south of 44 are like. The quality of the finishes, the generally bigger homes, and the more modern building materials and appliances make it like a different world almost.

It is a different world south of 44. The location has, IMO, a completely different "feel" and look to it, compared to the 15, 20, and 25 year old neighborhoods.

[Larchap49]

We are looking at homes in the 15 -20 year old range in Sumpter county simply because of the location and lower tax
Working with a realtor and we told him to only show us houses with new or newer roofs because of all the stories I have heard about insuring with an older roof.

My ? is if purchasing a house in that age range with a new or newer roof is the price of insurance back to reasonable levels.

He is telling me I could expect to pay about 1200-1500 a year with a house that age with a new roof.

I would like to hear from anyone who is actually in that situation.

We just came back from a lifestyle visit and it was everything I expected and more.

Thanks

The roof is not the only consideration. There are other things that have changed in the building codes due to hurricanes that a house that old will not have. They all affect insurance rates. You might inquire about that before taking a new or newer home off your shopping list

[OhioBuckeye]

Replacing a roof probably would cost 10 to $13,000. to have a Patio home roof replaced. I would hate to guess what a Premier Home would cost, guessing I would say $20,000.+. To get a more exact price you would have to ask a building contractor.I have family that live in Harbour Hills & have an approximately a 2500 sq. ft. home he said out of pocket it would cost $22,000.

[JMintzer]

I've heard more than a few people tell me they were settled on buying a 15-20 year old home between 466 and 466A until they realized the huge difference in what the homes south of 44 are like. The quality of the finishes, the generally bigger homes, and the more modern building materials and appliances make it like a different world almost.

The lady who bought in St Catherine's would beg to differ...

[Bilyclub]

I've heard more than a few people tell me they were settled on buying a 15-20 year old home between 466 and 466A until they realized the huge difference in what the homes south of 44 are like. The quality of the finishes, the generally bigger homes, and the more modern building materials and appliances make it like a different world almost.

I know more than a few people with houses in St.John that are still trying to get shoddy workmanship fixed at their new houses.

[MrChip72]

I know more than a few people with houses in St.John that are still trying to get shoddy workmanship fixed at their new houses.

They don't know about the warranty department? Any issue that I've found has been addressed within 72 hours after calling them. We're kind of picky so we've had at least 12 different contractors come out to correct stuff under the one year warranty.

[Blueblaze]

So far, no one has answered the question asked. Lake14 came close though. What's missing is the answer to the question: what's the going rate for insurance on an older home with a new roof?

He's not asking for favorite areas.
He's not asking for "best bang for the buck."
He's not asking for tax costs.

I'm unable to answer the question since I live in a manufactured home with a metal roof, so my insurance prices can't compare at all to the prices of a site-built house with a shingle roof.

2004 concrete block Lantana with a 2019 roof, from USAA: $1812/yr with discounts.

When I bought it in 2020, it was $603, from one of those no-name fake Florida insurance companies recommended by the realtor, on the condition that I replace a perfectly serviceable hot water tank (which cost me $1200). The premium went to $1000 the next year, and I was continuously harassed by that insurance company for stupid things, the most recent of which was a demand to explain the reason for a prior (dead) owner's roofing claims. I got fed up and went back to USAA, even though it almost doubled my bill. The fake insurance company even refused to refund the balance of the policy, as they are required to do, by law. I reported them to whatever passes for an insurance commissioner in this state, but of course, never heard back from them.

[Raceone]

My home is a designer Whispering Pine in The Village of St Charles with a little over
1900 SF. built in 2009 with the original roof. My insurance company is Kin and my
Policy includes sinkhole & flood. Premium $2685.

[Blueblaze]

Just to give you a comparison between real insurance and a Florida-only company, I just today got my quote for next year on my 2008 concrete patio villa rental with the original roof. No national insurance company that I am aware of will insure a rental in Florida, so I'm forced to stay with a Florida fake insurance company on the rental (which is about half the size of my home), for the liability insurance.

Last year, the State passed a law saying they can't deny coverage on a 15 year old roof that has been inspected (as mine was). So, after that law was passed, my "insurance" company added a rider that removed the roof from coverage except in the case of a named storm, and then hiked my rate 40% to $1,130.12. Before the law was passed to protect me from exactly this kind of thing, the roof had been insured for any risk at replacement value.

This year, after the State passed tort reform, they added a rider that forces me to use arbitration, and applies depreciation to the roof in the case of a named storm (which effectively removes it entirely). They added a bunch of other stuff favorable to themselves, and then hiked my rate 69% to $1,911.27, while claiming it was only a 12% rate hike. All this for a concrete house with steel studs built to hurricane standards, 60 miles from the coast in a place that has never experienced a serious hurricane, with a roof that has five years left on the warranty.

And no, I don't take the fake sinkhole coverage. I can hardly sit down after my Florida Insurance company gets through with me, as it is.

Welcome to Florida!

[Flyers999]

1900 sq ft Designer built in 2003. Insurance company is US Coastal P & C (thru TV Insurance) and my policy includes sinkhole & flood. Premium $2802.

[RICH1]

I would suggest that you at least view a few new houses to compare what you get. In my opinion, the new houses offer a much better deal than the older ones, and everything is new and under warranty.
The ones in the Wet prairie , and near the Turnpike?

[retiredguy123]

The ones in the Wet prairie , and near the Turnpike?
I wouldn't buy a house where I could hear turnpike noise, but I think you can find one in the area.

[SusanStCatherine]

They don't know about the warranty department? Any issue that I've found has been addressed within 72 hours after calling them. We're kind of picky so we've had at least 12 different contractors come out to correct stuff under the one year warranty.

Oh I know about the warranty department and they know about me. I've been trying to deal with them for over 20 months now. Major defects remain (some reported by D'Angelo). Shoddy materials and shoddy workmanship.

Just one example: They backed out of a verbal promise to fix any of our shower wall defects. It will cost us $30K to have them redone properly.

See how picky you are if you can live with this:

Wall tile defects - Google Photos (https://photos.app.goo.gl/Sf2EqhvdraTz8BdG6)

[coffeebean]

There are lots of new houses being built south of Sawgrass Grove. For about $400 to $500K, you can get quartz countertops, vinyl plank flooring, and a 2 and a half car garage. To me, these new houses are a way better deal than buying a 15 year old house, unless you get a really great lot and/or fantastic upgrades.

Doesn't location, location, location come into the mix? I think the location north of 466A is more prime than down south. But, that is just me. Others prefer to be more south where there isn't much traffic because there aren't many restaurants or retail down there.

[coffeebean]

I've heard more than a few people tell me they were settled on buying a 15-20 year old home between 466 and 466A until they realized the huge difference in what the homes south of 44 are like. The quality of the finishes, the generally bigger homes, and the more modern building materials and appliances make it like a different world almost.

Very recently, hubby and I toured a model home south of 44 being sold by The Villages. The countertops throughout the home were Corian. Yes, Corian. The home was on the market for nearly one million dollars. The sales rep did not have any comeback when I questioned him about the downgraded countertops in the home.

[coffeebean]

Oh I know about the warranty department and they know about me. I've been trying to deal with them for over 20 months now. Major defects remain (some reported by D'Angelo). Shoddy materials and shoddy workmanship.

Just one example: They backed out of a verbal promise to fix any of our shower wall defects. It will cost us $30K to have them redone properly.

See how picky you are if you can live with this:

Wall tile defects - Google Photos (https://photos.app.goo.gl/Sf2EqhvdraTz8BdG6)

Oh my goodness. Who did that tile work? The Villages should fire that company stat.

Did someone say the workmanship is really great on these new homes? Did I really read that?

[retiredguy123]

Doesn't location, location, location come into the mix? I think the location north of 466A is more prime than down south. But, that is just me. Others prefer to be more south where there isn't much traffic because there aren't many restaurants or retail down there.
Location is definitely a consideration. But, there are many restaurants located between Rt 466A and Rt 44 and along Rt 466A. Also, the area south of Rt 44 is getting better. My biggest concern would be to find a house that is not too close to the turnpike.

[Gigi3000]

We bought 2 years ago (close to 2 1/2 years now) in Poinciana. House was built in 2006. There was nothing actually failing with the roof, but we were hearing stories about the difficulty insuring roofs of that age. We had it inspected twice by reputable (not insurance scammers) roofing companies and both said "it's OK now, but within a few years it's going to need replacing"...
Our insurance is with Allstate. Not the cheapest, but I've had them for years up north and I more or less trust them.
Our decision was to go ahead and have a new roof done after one year. I don't know if my insurance would have been a problem or not, but I'm a snowbird and I didn't want to hear about a problem while I was up north.
Also, prices were going up weekly it seemed, so I figured if I did it "now" (one year ago) I might not need to do it again in my lifetime. I might be wrong about that.

We bought where we did because we wanted the location, more or less equally positioned between LSL and Brownwood. For some reason we seem to favor LSL over Brownwood. After 2 1/2 years we are delighted with our choice.

Did your HOI go down with Allstate after the new roof was added?

[justjim]

There are other threads on TOTV regarding homeowners insurance. Our homeowners is through Villages Insurance. Frankly, I believe they do a good job of trying to find the best for your dollars but their “hands are tied “ with the high cost of all homeowners insurance in the State of Florida. Risks are high as noted in another thread but Sumter and Lake (for what it’s worth) are supposedly not as large a risk for claims as some other counties in Florida. Of course, that doesn’t help much when your premium more than doubles or your insurance company cancels you when you have never filed a claim. Needless to say, there are a lot of unhappy Floridians.

[Nucky]

Do you mean in the Sumter County part of The Villages, or Sumter County outside The Villages, which is often much cheaper but not part of a lifestyle visit? I moved here three years ago and bought a 22 year old home in The Villages in excellent shape (original owners, and he was a retired contractor who did his own home repairs. There was no bond, which saved me over $1000 a year. My agent recommended that for insurance, I contact Jessica Pendry in Sarasota (Phone: (941) 400-8104
Email: jessica@sarasotainsgroup.com) who would find me the best rates for what I want. It was much less than what you are figuring, but about that after I added flood and hurricane insurance. Much less than Allstate, which is among the highest. The house had a one year old roof and one year old HVAC system and passed the Hurricane Mitigation Inspection, which saved me about $500 a year. I sold it recently and moved to a much smaller and cheaper 11 year old courtyard villa. Before selling it, though, I installed a new high quality water heater, though the other one worked, and wall to wall luxury vinyl planking. That saved the new owners a bundle. The carpet I had when I lived there was original.

So, in my new bargain of a house, I had the low quality original carpet replaced with the best luxury vinyl planking—$14,000. I’ve just had the HVAC replaced by a high-end, high SEER system for $10,500. It has a 12 year warranty. The hater heater was already almost new. Fixing up the irrigation system cost $1,600. Garage door repairs and improvements cost $600. (Fortunately, the previous owner lowered the price $35,000 the morning I made my offer out of the blue, and that paid for all the repairs.) These are the sort of things you might need to deal with if you buy a 20 year old house. But 20 years old is NOT old for a house. Most houses in The Villages are well built and well kept up well, partially due to our deed restrictions. Just assume that maintenance work is needed on occasion in all houses, everywhere. A house with a nearly new roof with architectural grade shingles may save you quite a bit of money or make it easier to get insurance.

Another thing: in my first house, just north of 466, and my second house, just north of 466A, I’ve never seen a mosquito, and I rarely see any bugs. When I’ve visited friends who live in new houses in the swamps south of 44, there seem to be a lot more bugs, and having a birdcage helps a lot. Where I live, it isn’t really necessary, due to spraying. I don’t think The Villages is allowed to spray the swamps, as birds and bats and little animals depend on eating them.

Spraying has begun. It's much better than several months ago. I got on a list where they warn you when the Mosquito Treatment will happen so you can adjust your schedule if you wish. :clap2:

[Aces4]

Very recently, hubby and I toured a model home south of 44 being sold by The Villages. The countertops throughout the home were Corian. Yes, Corian. The home was on the market for nearly one million dollars. The sales rep did not have any comeback when I questioned him about the downgraded countertops in the home.

That’s a down grade in your mind only, granite is a downgrade in my mind and I’ll take a well planned/ correct color coordinated Corian any day.

[Laker14]

Did your HOI go down with Allstate after the new roof was added?

no it did not. I did not expect it to. I was just hoping they wouldn't drop me.

[Bilyclub]

Oh I know about the warranty department and they know about me. I've been trying to deal with them for over 20 months now. Major defects remain (some reported by D'Angelo). Shoddy materials and shoddy workmanship.

Just one example: They backed out of a verbal promise to fix any of our shower wall defects. It will cost us $30K to have them redone properly.

See how picky you are if you can live with this:

Wall tile defects - Google Photos (https://photos.app.goo.gl/Sf2EqhvdraTz8BdG6)

You would hope the contractor who did that job was fired.

[mrf0151]

Home just south of 466 that was purchased new in 2005. We have a new roof put on 2 years ago. 2100 Sq. Ft. home. We have been with Travelers Insurance since 2005 and pay $1600.00 a year.