Hutchinson Island Real Estate Guide: Buying & Selling a Home

For Buyers

Buying a home on Hutchinson Island: what to know

Martin County, St. Lucie County or Fort Pierce?

Hutchinson Island is split between Martin County and St. Lucie County, and the area near the Fort Pierce Inlet is partly in the City of Fort Pierce. Mailing addresses such as Stuart, Jensen Beach and Fort Pierce don't always match the jurisdiction, which affects property taxes, permits, zoning and flood-insurance ratings. Confirm the county and city on the property appraiser's record for any home you consider.

Property taxes and the homestead exemption

To qualify, you must own the home and make it your permanent residence by January 1, then apply by March 1 with the Martin County Property Appraiser, or the St. Lucie County Property Appraiser for St. Lucie County addresses. The exemption deducts $25,000 from assessed value, plus a second exemption of about $25,000, now adjusted each year for inflation, on assessed value above $50,000. After you qualify, assessed value can rise no more than 3% or the change in the Consumer Price Index each year, whichever is lower. Taxes reset for a new owner, so don't budget from the seller's current bill.

Flood zones and flood insurance

Oceanfront and lagoon-front homes on the island may sit in higher-risk flood zones, including coastal V zones. Most homeowners policies do not cover flood damage, and homes with federally backed mortgages in high-risk A or V zones must carry flood insurance. Look up any address on Martin County's flood zone resources or FEMA's Flood Map Service Center. Martin County reports 25% and 10% flood-insurance discounts for unincorporated residents through its Class 5 Community Rating System status; St. Lucie County and Fort Pierce are rated separately.

Condos, HOAs and inspections

Florida requires milestone structural inspections for condo and co-op buildings three or more habitable stories tall, generally at 30 years and every 10 years after, and condo associations in those buildings must complete a structural integrity reserve study at least every 10 years. Before buying a condo, ask for those reports, the budget, reserves and any planned special assessments. Many island buildings meet that three-story threshold. Also ask about the association's windstorm and flood coverage, and review rules on rentals, pets and boats. Florida insurers commonly ask for a wind mitigation inspection and, on older homes, a four-point inspection, so get insurance quotes during your inspection period.

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Lifestyle

Living on Hutchinson Island

• Stuart Beach, Bathtub Reef Beach and Jensen Beach's public beach are popular Martin County beaches on the island.
• The House of Refuge at Gilbert's Bar, built in 1876 to shelter shipwrecked sailors, is the last of Florida's original houses of refuge and is now a museum.
• The Elliott Museum and the Florida Oceanographic Coastal Center are near Stuart Beach.
• Fort Pierce Inlet State Park, just across the inlet on North Hutchinson Island, is popular for surfing, swimming and fishing.
• Sea turtles nest along the island's beaches from spring through fall.
• The island connects to the mainland by the Ernest Lyons Bridge near Stuart, the Jensen Beach Causeway and the bridges in Fort Pierce.

Also see William's Jensen Beach, Stuart, Port St. Lucie and Vero Beach real estate guides.