SOLAXY – For generations, buying a house by the water has been the American dream: salt air, crashing waves, sunrise over the horizon. But for today’s homebuyers, that postcard-perfect vision may come with a price tag far beyond the mortgage — one that includes chronic flooding, evaporating insurance options, and the very real possibility that your dream home could be underwater, both figuratively and literally, within a few decades.

Sea levels are rising. And so is the risk.

A combination of intensifying climate change, outdated infrastructure, and real estate practices that haven’t caught up with science have left millions of coastal properties vulnerable. If you’re considering purchasing a home near the ocean — whether it’s a beachfront cottage or a seaside condo — you need more than a good real estate agent. You need a climate resilience strategy.

Here are ten essential factors every homebuyer must understand before making one of the biggest investments of their lives near the ocean.

1. Sea Level Rise Is Already Happening — and Accelerating

This is not theoretical. According to the National Oceanic and Atmospheric Administration (NOAA), the sea level along the U.S. coastline has already risen by eight inches since 1880. While that may sound manageable, the acceleration is the real threat: over the next 30 years, sea levels are projected to rise an additional 10 to 12 inches on average — with some areas, like the Gulf Coast, seeing even more.

That means homes that have never flooded could begin experiencing routine water encroachment. And what was once a “100-year flood” could become a yearly occurrence.

2. Tidal Flooding Is the New Reality for Many Communities

In many parts of the country, “sunny day flooding” — where seawater spills onto roads and yards even without rain — is already happening. Places like Miami Beach, Charleston, and parts of the Jersey Shore see tidal flooding with increasing frequency, disrupting transportation, damaging homes, and corroding public infrastructure.

If you’re touring a home that seems perfect, ask about local flooding history — not just storm-related, but also high-tide events.

3. FEMA Flood Maps May Underestimate Your Risk

Federal Emergency Management Agency (FEMA) flood maps are widely used by insurers and mortgage lenders, but many are outdated and do not account for future sea level rise. A 2020 report by The New York Times revealed that these maps often fail to reflect the full extent of flooding risk, particularly in fast-changing environments.

Buyers should consult more dynamic resources such as Climate Central’s “Surging Seas” or First Street Foundation’s “Flood Factor,” which provide property-level risk assessments that include future climate scenarios.

4. You Might Not Be Able to Get Home Insurance — or Afford It

One of the most rapidly changing aspects of coastal homeownership is insurance. In high-risk zones, many private insurers have either raised premiums drastically or exited the market altogether. As a result, homeowners are left scrambling for state-backed programs or self-insurance, both of which can be expensive and unreliable.

In some places, especially low-lying parts of Louisiana, Florida, and California, entire neighborhoods are now effectively uninsurable. And without insurance, you can’t get a mortgage.

5. Your 30-Year Mortgage May Outlast the Land It’s Built On

It’s a harsh truth, but one every buyer needs to confront: a typical 30-year mortgage is a long horizon. If you buy in 2025, what will this land look like in 2055? In some vulnerable regions, the answer may be “gone.”

Scientists have already mapped parts of the East Coast, Gulf Coast, and Alaska where sea level rise is expected to make entire neighborhoods uninhabitable within that timeframe.

6. Saltwater Intrusion Can Destroy More Than Foundations

Flooding isn’t the only issue. Rising seas lead to saltwater intrusion, which contaminates groundwater, corrodes building foundations, damages landscaping, and makes well water unusable. In South Florida, for example, saltwater has already seeped into freshwater aquifers, threatening both drinking water supplies and property values.

If a property relies on a well or sits near one, make sure you test water quality and understand future risk.

7. Property Values Can Plummet Without Warning

Today’s hot market could be tomorrow’s cautionary tale. In certain coastal zones, property values are already declining due to chronic flooding, insurance issues, and loss of infrastructure support. What’s worse: many owners are unaware, or in denial, until it’s too late to sell.

Academic research shows that homes exposed to regular flood risk sell for significantly less — or don’t sell at all. In some places, banks are beginning to devalue properties before the first drop of water even hits the floorboards.

8. Local Governments Might Not Bail You Out

Many coastal towns simply don’t have the budget — or the political will — to build protective infrastructure like seawalls or raised roads. Even in wealthier communities, mitigation efforts may be reactive rather than proactive.

Before you buy, investigate the municipality’s flood control plan. Are there pumps? Elevation projects? Evacuation routes? Or are you being left to your own devices?

9. Building Codes Matter — and Older Homes May Not Be Safe

If you’re buying an older home near the water, make sure it’s up to code — and ideally elevated. Many coastal homes built before 1980 lack modern protections such as hurricane strapping, breakaway walls, or flood vents.

If your dream house has never been retrofitted, you could be facing tens of thousands of dollars in upgrades just to qualify for insurance or protect against the next storm.

10. Disclosure Laws Are Weak — Do Your Own Homework

Only a handful of states require sellers to disclose whether a home has previously flooded. Even fewer require disclosure of climate-related risks. That means buyers must be aggressive in asking questions and seeking third-party information.

Hire an inspector with experience in coastal properties. Check with neighbors. Ask local emergency management offices for flood records. And don’t assume that “no news is good news.”

A New Reality for Homebuyers

The climate is changing, and the housing market is already feeling the shockwaves. While oceanfront homes may still carry prestige and allure, they also carry immense risk — financially, structurally, and environmentally.

Prospective buyers must now weigh not just lifestyle preferences, but climate data, infrastructure resiliency, and long-term economic viability. If you’re looking at property by the sea, ask yourself: Is this home really built to last? Or is it a beautiful investment waiting to wash away?

The American dream is still alive. But in the era of rising seas, it needs to be built on higher ground.