Cameras Essential to Every Day, iSight Replacement Program a Lifesaver!

The picture below was taken a few weeks ago and was my background for a tablet screen soon after.  iPhones and cameras are such an important part of a real estate broker’s day, I could never have anticipated the change 30 years ago.  My first Sony digital camera was a square setup with disc drive.   It worked, but was primitive by today’s standard.  The shot below is actually far below current standards and I’m waiting for something even better in the fall.

My phone started taking blurred pictures a few days ago.   You’d think photos would be the biggest noticeable issue, but my first clue came when I tried to scan a survey for a


Macro…a sea anemone in the rocks at the jetty. Again, iPhone 6

client.  If you haven’t used a phone for this, you can create fairly good scans for images 3 or 4 feet across.  Just take your time to brace the phone for stability and watch the lighting.  The normally crisp scan with a scanning app  (TurboScan)  for the iPhone, was completely unreadable.   I normally add copies of contracts to a cloud storage area on my phone.  Paper is a waste of space and money, so I keep, literally, every file in one of several rented spaces online.

In the coming few days, I need to take picture of a new listing.  I’m accustomed to using an iPhone before calling my favorite local photographer for more professional shots, but often the exterior images are equivalent.  With several thousand images each year for the past 20 years, I’m slowly learning photography.  Even the blind photographer….well, you get the idea.   My day often begins with pictures and ends with pictures.   Instagram, Facebook, Pinterest, this blog

Example of an unfocused picture in our front yard. Definitely a problem. Oddly, the camera does not consistently shoot out of focus shots. Mechanical? Regardless, thank you $APPL for the program. Appreciate standing behind the product.

and more make up a photo intensity you really don’t notice until the pictures begin to blur.

The replacement program is reasonable and, to avoid delays, I’m going to an actual Apple store in a day or two.  Feedback will follow, but the issue with my camera appears to be a specific iPhone 6 Plus issue dating from specific dates.  The replacement program is painless and, I’m hoping, fast.    After testing the software, rebooting the phone, removing a case, restoring original settings, gently tapping the camera area as one forum suggested, trying a different camera app and even double checking all the camera settings, I finally thought to search for replacement and my model.   Beside the $6 online camera I could buy, a link to a known issue and 3 year replacement for the iSight rear camera……!!!!  Thank you Apple!

If you think about your day, the video and image creating ability of a phone is beyond important.   Think about scanning, bar code scans, shopping with image recognition on Amazon, bar code scans for food entry in my fitness app, social media and just images in communication became so much a part of the phone, it seems broken when the focus won’t work.

edit of shrimp boats

Probably too much enhancement, but entirely with an iPhone


After making an appointment for the camera, the wait for a repair was about 15 minutes, followed by about 2 hours for the repair itself.  No charge and a pristine new camera assembly later, I’m very pleased with the Apple store in Jacksonville Town Center.  Two bumps and notes I thought of in advance.  First, I made sure to have a few examples of the issue saved to photos and I made sure to have the phone backed up with encryption this morning.   When I walked in, after a drive home, the messaging and email was in a lock-screen.  Even the power-off button wouldn’t work.  I’m currently backing up the saved settings from this morning and it should resolve the issue, but without the backup, I might have lost data.


Appropriation of Ideas and Influence

I’m constantly pitching ideas to clients.  Daily, I’m sometimes asking if splitting a property or remodelling in a certain way would work.  Will a location work for your business, will a wall moved make the room brighter, will a lot work with a plan facing a certain direction?

We all talk about appropriation or it seems to be one of the words we use to describe a variety of behaviors.  It wouldn’t occur to me to dress up as a veteran, if I weren’t, but some people actually chose to wear uniforms and decorations.   Whether pretending to be a race, dressing in a way normally reserved for a specific group or actually claiming to be a part of a group, the purpose is usually to gain a benefit of some kind.

Amelia Island is a very small place and I don’t think many ideas haven’t been thought of in years past.   When I first started working in the real estate industry, I can remember feeling annoyed when someone “appropriated” an idea, without sharing the credit.  Then, I began to see it as a tool.  Taking credit for the idea may give influence, but if you have many ideas and already have the influence, it becomes a matter of sharing or nudging the right people into helping the idea move forward.   Think about marketing as a kind of encouraged appropriation and tie that to influence.

Influence socially, and I mean social media as well, means you have the ability to use a kind of delegation.  Becoming a key influencer can make marketing easier and can build relationships leading to even more influence.   Why would anyone care about the idea or credit, if you choose the result and your influence grows.  I go through periods of thinking about influence and how our communication changed the way we make things happen.  In real estate sales or politics, we sometimes think in terms of protecting information and protecting our ideas.  If we change the thought to pursuing a result and forget about the credit for an idea or appropriation as a bad thing…it becomes a kind of tool.

In searching for intellectual property and appropriation a first line from a paper on intellectual property made me think of social networks and just the idea of benefit someone might hope for by using my ideas.

“One goal of intellectual property is to increase the proportion of social surplus accruing to the innovator.” Michele Boldrin and David K. Levine, Jan 25, 2010, Appropriation and Intellectual Property 5/26/2017

Creativity can work for marketing if you think about sharing the idea as the goal and networking to make the idea move quickly.  Social surplus isn’t quite the thing I’m looking for, but the idea is to offer an idea or picture or property in a way to encourage the spread.  Think about what it means when something goes “viral”.  I want people to appropriate my ideas.   It saves effort and, if I’m occasionally given credit, my influence gorws.


Bare Minimum Thoughts

Occasionally an offer just won’t work. Whether unrealistic or just “Dreaming of Dry Water”, there are sellers with impossible dreams and buyers with no money or credit. If only to save my time, I make an effort to educate clients early in the process. Consider a sale with a hypothetical list price of 100,000. If the “Seller” is loan free, could he or she consider owner-financing and why? “Would” might be a better word. Why? Whether you consider it an installment sale, contract for deed or owner financing, the general idea is a sale with a delay and some risk to the owner, if unpaid. Think about an agreement in terms of both sides. It sounds obvious, but one-sided offers usually have no chance.

There should be some advantage to both parties in any sale, if you hope to reach agreement. In other words, think about something they might want and try to make that happen. Offering to buy without down-payment at all is an example of an unappealing offer. As an owner, I’ve had several owner financed sales and a handful of option contracts. Generally, I want to be sure the buyer won’t walk away from a sale or loan, without significant loss and I want to have a feeling they can afford to repay the debt.

Thinking in terms of the “bare minimum”, what would be appealing to a seller? Owners usually cringe at a sale without any proceeds at closing and are almost never interested in bringing money to close. In the years after the 2007 crash, owners would bring money to close occasionally, but this just doesn’t often happen in a healthy market. Think about common sense in an offer. Everyone needs to benefit. If an owner can sell easily, they probably don’t care about accommodating a buyer hoping for owner financing. If an existing loan and closing costs are due at closing, offering far below the number required to pay these off…. probably won’t work either. Offering something each party wants does work. Offering stability works. Selling listings is only half the effort in a creative sale. Selling the offer is the other half.

The Narcissist Number and Sales

…Obviously worried about appearances, my son took a picture of me exaggerating the size of a fish.

We all hear a lot about narcissism and social media seems to encourage it.   Just think about selfies.  Over coffee this morning, I thought it might be interesting to compare social media users and the number of selfies in their last 20 pictures, assuming they post pictures at all.  My number is very low and, I hope, a good thing.

Ego and focus on yourself is a difficult mix with clients.  A good salesperson should always want to succeed, but not to the exclusion of communication or empathy.   Do you listen or catch yourself doing all the talking “to” a client?  I don’t think the tendency necessarily goes away, even with effort.  In sales, listening is the first rule.  Talk too much and your client is unable to tell you what they need and you don’t build anything.  In my opinion, you can learn a lot about someone by just looking at their social media profiles and at what they feel is important. Everyone can use a little humility and self-awareness.  Take a few minutes to look at your last 20 pictures on social media.  If you sell for a living, what does this mean for you or to your clients?

Narcissistic personality disorder (NPD) is a personality disorder in which there is a long-term pattern of abnormal behavior characterized by exaggerated feelings of self-importance, an excessive need for admiration, and a lack of understanding of others’ feelings.  Source: Wikipedia  5/1/2017

How does this translate into effective social media use or service to a client?   Real estate sales is about much more than appearance or a fast sale.  I want relationships and hope to build a certain trust with clients.   The relationship is, in a way, like a marriage.  As a client, do you want a partner focused on their needs or on your needs?   This version of a “narcissism number” might be a clue to how your salesperson really sees the world and you.

Island Lifestyle in Pictures

Just Walk Away….

Everyone should be willing to walk away from an offer or contract.  As a broker, I want to help clients when they need to agree or when they need to move on.  Being an advocate for a client sometimes means reinforcing a realistic view or speaking, when going forward may not be in their best interest.

Offers should always have a budget.  It may mean pre-qualifying for a loan or establishing a number you are unwilling to exceed. Regardless, be willing to walk away if the seller or buyer does not need your price.  Knowing when to walk away can result in better prices and terms.  When you feel the property is the only choice for you , poor decisions are more likely.

Inspections can destroy sale.  Watching a sale fall apart over an overzealous description of property condition, can turn purchase anxiety into something more.   Discussing the limits of an inspection and talking about realistic results of an inspection, go a long way toward calming a buyer or seller, looking unprepared for a negative result.  A common problem is an inspection showing too much minor detail and minor flaws, considered more cosmetic than defect.  Inspectors can describe a property, but, occasionally, you see something unusual.  Years ago, I spent several hours explaining the difference in changes to code and a defect requiring owner repair.  The inspector they chose, specialized in new construction and his entire focus was “Does this home meet current building code?”.   Building codes change and a 1980’s home will not meet 2017 codes.  The buyer, reading through the report, became convinced/determined an older home, in excellent condition, needed extensive work to meet current code.   Unfortunately, the contract and repair addenda, do not normally cover code updates….only non-working or damaged features.  That said, all inspections uncovering a significant defect, should be cause for discussion.  Some contracts offer pre-determined repair amounts and some only offer the right to end the agreement.  If significant and unknown before the inspection, the parties will generally meet to discuss.  If significant enough and if a seller is unwilling to offset the defect it may be time to consider walking away .

Unrealistic people make sales difficult.  Sometimes the buyer expects to negotiate far below a realistic range.   I try to reign in unrealistic expectations with statistics on the market.  Currently, the average percentage of sale to list is in the high 90’s, but knowing list sell percentagethis sometimes changes the expectation.  The most difficult year for this kind of unrealistic came just after the recovery.  As short sales disappeared and inventory dropped, most buyers thought we were still in a market with “steals”.  There are always good buys, but sometimes a buyer remains unrealistic through good and bad markets.   These occasional difficult buyers never make a realistic offer.  Knowing not to chase a sale, as an Owner, with no chance of an agreement,  preserves your ability to price in the future , but it also saves time and energy for your agent.  Sometimes, it serves no useful purpose to reply to an offer and sometimes broadcasts a willingness to drop in price for an unworkable Buyer.

Failure to permit work or construction is another common problem.  See this link for Fernandina’s online search tool.  This is not a substitute for a thorough closing agent, but


Typical Kinds of Permits Shown

it can raise red flags if you see recent work and no accompanying permit.  Occasionally you see a home with extensive missing permits.  If this work is not permitted or permits cannot be closed,  you need to make a decision.  The work and responsibility for a missing permit may become your liability, if you choose to move forward with a sale.

Appraisals can kill sales.  Based on past data, numbers can sometimes be lower than the market will bear.  Many buyers are unwilling to move forward when an appraisal falls below the purchase price.  In the past few years several results came in low for me and, more often than not, it had more to do with limited comparable sales than value.   Keep in mind the market.  Some areas are increasing and the limited comparables mean an appraiser’s opinion is based on limited data.    That said, a big difference in contract and appraisal can mean the end of a sale.

Termites are common in Florida.  Generally, most homeowners carry a bond on structures.   Occasionally a property does not have a bond and has extensive damage uncovered during inspections.  When this is the case it may be reasonable to have a structural damage to the property.  If the damage is too severe and cannot be repaired and if the homeowner is unwilling to correct the issue.

Flood zones are almost certainly changing in August, with new FEMA maps going into effect.  Elevation can become an issue, if flood insurance or a high premium is required for a property previously built at a required elevation.   While not anyone’s fault, building a home below the required elevation can significantly increase your cost to insure.  Consult with your insurance agent, verify the flood zones early and consider costs.

Undisclosed defects are less common, but can be more serious if an owner knows and chooses not to disclose.  Agents are also obligated to disclose known to defects.  During the contract period, hidden defects can be an issue, but becoming aware of a hidden defect after the sale is a much different issue.  An attorney can explain your rights and help you determine your next course of action.  Knowing your rights, and being willing to walk away, if needed, is important.  It is far easier to discuss or resolve issues before actually closing on a property.

Title Defects are very common .  Simple defects can be corrected prior to closing, but an underwriter, lender and your attorney, might insist on resolution before closing.  Some issues cannot be corrected within a reasonable time.   I make an effort to ask questions before closing and am usually aware of possible issues.   Self-prepared quit claim deeds sometimes raise a red flag.  One potential client wanted me to look at a site last year.  While looking, they started telling me about the purchase…cash sale, quit claim deed, not closed at an attorney’s office or title company.   To make a long story short, the deed appeared to have only one owner’s name, an unrecorded easement, a big one, was running through the property, another neighbor had a driveway on an actual recorded common easement, but didn’t want to share.   The deed even added in a description of property another neighbor was using.  I gave him names of three attorneys and two surveyors I use, along with an estimate of value assuming everyone is cooperative.

I always tell buyers to visit a neighborhood after work on a weekend or at different times during a day.  Knowing how many cars park outside the home were trying to be a few of your neighbors can become important over the years.  The annoying neighbor doing


woodworking daily, with exotic pets or throwing parties every weekend, may not be your ideal.


Ok, this isn’t a legal pet for your neighbor in Florida, but loud or aggressive animals do not make a happy neighborly relationship. 

Occasionally the subdivision or neighborhood includes excessive covenants or deed restrictions.  These restrictions can occasionally become a burden or a deal breaker for a buyer.  One of the most annoying restrictions in a subdivision included a specific “non-standard” fence height.  The height had nothing to do with quality, but meant every homeowner was expected to cut a standard fence down to size or buy more expensive custom-made fencing.  I include,  in almost all contracts, a feasibility or due diligence period to review everything, including deed restrictions.   ARB members, with an overinflated sense of their importance, can be annoying.  Restrictions and architectural review sound good when you own an existing home, but can be an issue if neighbors try to over control the late arrivals.  Meeting nearby owners can help.

Surveys sometimes show encroachments and sometimes the dimensions of the property are much different from the description in multiple listing.  A property without an available survey is usually the problem  The property appraiser is much more accurate today, but is not a substitute for a survey.  That said, even a survey can have errors.  Last year, I sold a lot with a portion deeded for easement.  The depth was 20 feet less than a platted size and, luckily for me, I furnished the buyer and their agent with an old survey and the accurate measurement.  A new survey missed the change and showed the total depth, including the deeded portion.  I called everyone to be sure they understood the new survey was in error, but errors are usually in reverse.  A lot with one description is suddenly a little smaller or subject to a previously undisclosed easement.  Once, at closing, a survey arrived showing a restrictive easement.   None of us knew before the

Walking away might be the only option, but always be aware of your rights and obligations under an agreement.   I’ve been a broker for 30+ years and I use attorneys when I’m in doubt.   Walking away before signing a contract is reasonable for dozens of reasons.   Just consider consulting an attorney if you want to be certain of the meaning, have a concern about proper notice to end an agreement or want to be sure you aren’t creating an unintended liability.

Remembering Early Investment Lessons or Oatmeal Never Killed Anyone

Beyond most of the thoughts you might have when buying investment property, being fairly certain of a profit should be an early rule.  I can reroimember buying a duplex in the late 80’s.  Not long out of college and I was saving most of my income and lucky enough to have a nudge in the right direction.

Return on Investment sounds nice, but the average investor is worried about paying the bills, keeping a tenant in place and having enough left over each month to put something in the bank.  I use estimates or, when available, actual numbers today.   Over time, I picked up a handful of ideas.  Beginning with having something left each month, is good, but not really enough to compare properties.   Valuing a property needs to include a way to judge the cash flow, value of the land and building, updates to the property and the return, based on the particular property, financing options and future.

I started from a little different place than most brokers.  The family business was real estate and, after graduating college, I realized how much freedom it gave me.  Granted, I ate oatmeal with a multi-vitamin for breakfast for the first 6 months and my recreation for the first year was a workout at a local free-weight gym for $10/month, but investing always felt like freedom.  Anyway, within 2 years, I’d built a first home and begun buying small rentals.  Just out of college, I only really cared about positive cash flow and the ability to borrow money for the next project.  With each buy, I built up a little bigger reserve of cash.  I’m guessing my reserve rarely dropped below 12 months of living and loan expense.  Saving was easier than you might think.  I knew enough to do quite a bit of the work when


First Home late 80’s

building my first home, but would make a point of paying subcontractors immediately after completion.  Whenever possible always added my own labor.   When I needed a roof, an engineer friend showed me how to start and I spent the next 2 1/2 days finishing…along with help from a friend.  Some of my best memories are of working on my first home.

Several rentals later, I finally gave up doing all the maintenance.  I began to look at the cost if I hired someone, instead of writing off the cost of my time and labor.   It worked, but sweat equity has value in your time.

As I remember, my first calculations for actual gross income included 90% of market rent to allow for vacancy, less tax, insurance and maintenance (10% of rent), less reserves.   Subtract monthly loan cost and add back in the benefit of depreciation, if any, for a net number, then compare the return to the initial investment for ROI.  Before looking at depreciation or any other part of the calculation, I just wanted to know if money would be left over each month, after considering fixed expenses, repairs, vacancy and reserves.   I never used a rental manager, so the 10-15% added a little more safety. When selling, I generally saved a selling side broker’s fee and, instead of cheering, would add to my reserves.

What would I tell a beginning investor? Identify the work you can do and are capable of doing well.  Be sure it can be at or exceeding code and is work you can legally complete.  Save money and always have a reserve.  The more properties you control, the more important it will become to keep a decent reserve.  Back in 2007, I watched brokers, attorneys, contractors and more, lose live savings and credit.  Most were overextended and held property longer, hoping they would somehow recover.  In my case, I sold a lot of property, never lost good credit, but had some lean years.  Sometimes having a front seat view is educational.   Regardless, you should always be frugal and, if you ever need to sell, don’t argue with a profit.  Real estate can be unforgiving and buyers aren’t always cooperative.  Buy older cars for cash.   I drove one great BMW for 7 years and paid about what everyone else paid for a Honda.   Friends traded cars 3 or 4 times, while I just kept replacing the tires and smiling.  I think I paid $12,000 for a 3-year-old car and drove it another 7 years.  No payments for 7 years is a really big deal, when car payments add up to down-payments on investment property.   I didn’t make a payment on a car until my late 40’s and only because the interest rate was just ridiculous.  This goes along with two rules I tried to follow.  First, buy income property to hold and try to never hold anything vacant.  It should be obvious, but financing is easier for income property, you can use depreciation and tenants pay your cost of holding.  The return is multiplied with leverage.   The second rule is to live within your means.  Try not to make payments on anything with a decreasing value.  Oddly enough, I almost always pay with a credit card, but have, for many years, used only cards with a zero fee and annual rebate.  That said, I only used the card to avoid paying with cash and never used it to borrow….better credit and no debt.

You should always want the market to pay off a part of any debt with appreciation.  It never became part of an investment formula, but it is there.  The safety is in buying “long-term”.  Real estate, over a long period of time, will generally go up by 3 to 5% per year.  By the way,  I never bought a mobile home as a rental, because I felt the buildings actually decreased in value and become more difficult to finance.  Essentially, mobile homes always looked like financial traps, no matter how wonderful the cash flow.   When you look at an investment, think about whether it makes sense.  Would you want to live in the property or do business from the location, if needed.   Never buy anything you really would not want to use.  Tenants change based on convenience and a bad location isn’t worth buying.   If the tenants aren’t happy, you won’t be happy.

iPhone Pictures and Real Estate

I’m often at a property with only an iPhone for pictures….or is it “ONLY” an iPhone?   The shots I manage with several apps and the editing features built into the phone aren’t exactly shabby.  Some of the tricks I use include panoramic shots, angles meant to show off the depth or showcase a feature and even the height of the IMG_0649camera to eliminate the perception of low ceiling height.  How to make a room appear bright or how to improve/edit a picture after shooting, can make a huge difference in advertising or social media traffic.  Many of us use social media to promote property or use listing shots to showcase a listing.  We can see, literally, thousands of views on a single good shot, so the edit and picture can mean a lot.

Why do I think an iPhone is enough?  Well, phones are made, in my opinion, to be used with social media and advertising.  Apple recently released a list of tips for using the camera with an iphone, but the enhanced editing options can create some amazing pictures.

My “agent’s” persective tips would include a few key points.  Learn the editing features available in the photo app.  Take higher definition and straighten or cut pictures to improve the shot.  Don’t only use default filters or enhancements for shots.  Sometimes they work, but it is always possible to do more with manual edits.   Think about light and depth.   Where is the sun?  Is the lighting similar enough to make it easy to edit the entire shot?

I use apps to create effects like the one above, sometimes a sketch effect or sometimes an app like “Pixelmator” or “Enlight” to add an effect.  That said, I’m looking at a higher end camera in the coming few months, but I picked up good basic photography skills with a phone.

My thoughts/tips:

  • I usually shoot with the phone held horizontally.
  • Use the volume tab as a conimg_9059.jpgtrol.
  • The headset volume button works as a remote control for the phone.  If you love selfies, this might be important to you, but it also removes all shake from a shot, giving the appearance of a better resolution.
  • Always edit before publishing.
  • Tap to focus.
  • Swipe to adjust the focus.
  • Brace or rest on something fixed.
  • Use HDR for more dramatic use of highlights.
  • Read through and other tips fro Apple.  They literally give you the keys to the apps and phone!   Read the updates on the phone app and see what it can do.
  • Turn on location services and use the map to locate old listing photos.   Highly under-rated.
  • Use landscape to frame pictues and features to create depth.
  • Never take a picture from directly in front of a home.  I use angled shots, when possible, and think about what I’m seeing.  Your purpose is more than simple information.
  • Inside, try shooting from 2 to 3 feet lower.  I’m tall, but compare the difference.   Lower shots showcase the size of a room and height of ceilings.


Feasibility and Economic Impact Study for Pier Location?

In commercial development or any development, it is almost unheard of to begin without an economic impact or feasibility study first.  Consider any major improvement and expenditure of tax money.  Would you prefer to see measured and careful consideration before construction or would you prefer the biggest impact for dollar spent?

Jacksonville, Flagler, Cocoa, Sebastian, Daytona, Lake Worth, Panama City?  There are quite a few examples of oceanfront piers.   In a local’s Facebook forum, several island residents have some positive things to say about placement of piers.

We recently lost a very long pier inside Fort Clinch State Park on Amelia Island.  The pier is something I rarely used and I always wondered at the site choice.  Other than at the mouth of a river, the location does not create a maximum economic impact for the island.  What if we compared locations….perhaps a pier at Main Beach in Fernandina.  The pier might not be as long, so cost might be lessened, but what about economic impact.  Nearby businesses and walkability for the community might make this an exceptional location.
I would only hope to compare locations for cost, economic impact and community preference.  How many people use the Fort Clinch Pier each year, compared to how many might use the same kind of structure at Main Beach?  How would you like to spend your tax dollars?  Should we rebuild without comparing or look for the highest and best benefit first?  2500 feet compared to 1000 feet?  How many people pay to use a 2500 foot pier, walk to reach it and walk that far with fishing gear?


FEMA Flood Zones Changing in August…If Buying or Building, Check first!

If adopted, the FEMA flood maps will change in August.  Most of the island changes very little…a few areas become more favorable, but some properties, like areas along South Fletcher, might change from Flood Zone X, to VE.  VE zones are areas subject to wave action, with an elevation requirement as well.  Knowing this before you buy, in an area changing from X to VE or AE, is extremely important.  Consider a building not currently requiring a minimum elevation, but constructed before the change.

Flood hazard areas identified on the Flood Insurance Rate Map are identified as a Special Flood Hazard Area (SFHA). SFHA are defined as the area that will be inundated by the flood event having a 1-percent chance of being equaled or exceeded in any given year. The 1-percent annual chance flood is also referred to as the base flood or 100-year flood. SFHAs are labeled as Zone A, Zone AO, Zone AH, Zones A1-A30, Zone AE, Zone A99, Zone AR, Zone AR/AE, Zone AR/AO, Zone AR/A1-A30, Zone AR/A, Zone V, Zone VE, and Zones V1-V30. Moderate flood hazard areas, labeled Zone B or Zone X (shaded) are also shown on the FIRM, and are the areas between the limits of the base flood and the 0.2-percent-annual-chance (or 500-year) flood. The areas of minimal flood hazard, which are the areas outside the SFHA and higher than the elevation of the 0.2-percent-annual-chance flood, are labeled Zone C or Zone X (unshaded). 5/12/17

Zone VE The coastal area subject to a velocity hazard (wave action) where BFEs are provided on the FIRM map.

Site costs can change the cost of construction substantially.  In the image below, I also included the coastal construction control line.  This line, the flood zone and added permitting required for oceanfront or, sometimes ocean view property, is important to disclose prior to contract.


The coming changes to flood zone lines make it extremely important to compare before and, assuming approved, after maps for property being sold in Fernandina.

Chapter 62B-33, Florida Administrative Code, provides the design and siting requirements that must be met to obtain a (CCCL) coastal construction control line permit. Approval or denial of a permit application is based upon a review of the potential impacts to the beach dune system, adjacent properties, native salt resistant vegetation, and marine turtles.