? for those who have purchased older homes
 

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 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.

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.

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 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.

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

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.

Insurance
 

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

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.

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.

Sumter County , not Sumpter County

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.

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

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.