Florida
Florida condo owners look at higher costs as new regulations take effect in the new year
MIAMI (AP) — Florida condominium owners are looking at higher costs from condo associations in the new year, a consequence of a safety law passed by state lawmakers in 2022.
It requires associations to have sufficient reserves to cover major repairs and to conduct a survey of reserves every decade. Because of the law, older condos — found largely in South Florida, according to state records — are facing hefty increases to association payments to fund the reserves and repair costs.
Gov. Ron DeSantis signed the law in response to the partial collapse of Champlain Towers South, which killed 98 people in Surfside in June 2021. New regulations require condo associations for buildings with three or more stories to file an inspection report focused on structure, maintenance and expected costs for repairs or renovations by Dec. 31.
The report is just a small sector of the large-scale issue in Florida’s condo and property insurance crisis. A May report from the Florida Office of Insurance Regulation noted that the average homeowner’s insurance premium is approximately $3,600, about $1,000 more than the national average, according to the National Association of Realtors.
In Hallandale Beach, condo owner Kelli Roiter sympathizes with people having trouble paying the higher fees, but she said she supports rules requiring associations to maintain reserves for repairs if it means her oceanfront building — built in 1971 — gets the repairs it needs.
She said her building, a few miles from Champlain Towers South, is showing some of the same problems that were visible before that building collapsed.
“I’m concerned that this building will collapse,” Roiter said. “There are nights I wake up hearing a creak, and I jump. And then I remind myself that, no, no, no, we’re safe. But am I safe?”
Rick Madan, president of the Biscayne Neighborhoods Association, which represents 22 condo associations, said the law is bringing condo owners strife by forcing buildings to take full coverage and bringing forth a blanket solution that doesn’t holistically address the crisis.
Madan said the law puts newer condos in the same category of needing reserve funds, inspection reports and recertifications as much older buildings at the expense of the condo owners.
That’s especially tough for people who retired in South Florida on fixed incomes, Madan added.
“You’re making us do all these reserve studies. You’re making us fund our reserves more, so we have to come up with more money,” Madan said of the Florida Legislature. “On top of that, you’re not giving us any flexibility on the insurance side where the insurance companies are basically making so much profit because they write a policy for $100 million, which they know they’ll never have to pay a claim on.”
Democratic State Sen. Jason Pizzo, who represented Surfside at the time of the collapse, said he agrees with Madan’s point about property insurance.
Pizzo and state Sen. Jennifer Bradley, a Republican, held a condo summit in early December where he warned of transparency among associations about the required projects for repair costs to prevent structural damage.
Pizzo told The Associated Press it is important for associations to have that transparency with condo owners to ensure that the rising payments are truly related to repairs and not to amenity costs, and that it is done within a reasonable timeframe for residents’ safety.
He said it’s understandable to worry about anticipatory costs but that is why objective inspections of older buildings are necessary.
Nearly 90% of the 1.6 million condos in Florida are more than 30 years old, and Pizzo said it is concerning that they haven’t had critical inspections.
“They’re going to get a milestone inspection, and they may find some immediate repair or replacement requirements as a result of it,” Pizzo said. “That’s not really by operation of law. That’s by operation of common sense.”
Luis Konski, a Miami attorney who deals with construction and commercial liability cases, said previous condo regulations kept fees low by failing to save money for future repairs, and then owners were hit with special assessments when repairs finally needed to be done. Konski said this encouraged many associations to ignore necessary but expensive maintenance, which is what likely led to the Surfside building collapse.
He said he’s not sure whether the state has committed enough staff to actually make sure associations are following the new rules. Pizzo echoed similar concerns, saying the state’s Department of Business and Professional Regulation might require legislative changes so it can start reviewing structural integrity and inspection reports while continuing to regulate all parts of business in Florida, including licensing and enforcing rules.
Konski said that if associations can continue to delay maintenance with inaccurate surveys and minimal oversight, it’s only a matter of time before another disaster.
“It’s a question of do you save money or do you save lives?” Konski said. “You can’t do both.”
Real estate agent Rebeca Castellon, who owns a condo in Coral Gables, said she agrees with the idea of requiring condo associations to maintain reserves for future repairs but acknowledges that the timing is bad when the increased fees are combined with higher insurance costs and recent inflation.
“I think part of the challenge is that right now there is tsunami of things that are really making it very challenging for condo owners,” Castellon said.
The condo market has cooled with the uncertainty created by additional fees and regulations, but Castellon said condos are still the most affordable form of home ownership and the new regulations will just give buyers more information going forward.
“I would not be surprised if in the future buyers are going to demand to see the structural inspection that the towers are going through right now and take that into consideration, as far as whether or not that’s the right property for them to move forward and put an offer,” Castellon said.
Real estate agent Gatien Salaun, who owns a waterfront condo in Miami Beach, said what appears to be a recent reduction in average sale prices is largely just buyers negotiating with sellers to eat some of the costs.
“They are simply asking for price reductions that are commensurate with that exact amount that they will have to pay over the next 20 years, 30 years in assessments,” Salaun said. “And the sellers are somewhat stuck in terms of negotiating with the buyer or just paying for the cost themselves.”
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Florida
Get ready Fort Myers Beach. You’re getting a food truck park
Cape Coral has one. So do Fort Myers, Bonita Springs and Naples.
And now it’s Fort Myers Beach’s turn to get its very own food truck park.
Access 26 Family Food Truck Park is expected to open early next year at 2500 Estero Blvd. and Beach Access 26. On June 8, Stevens Construction broke ground on the project, which will highlight five yet-to-be-announced food trucks, all with unique menus.
And there’s more. A bar with covered seating, Manny’s Scoops ice cream and retail area will be featured in a two-story, 3,000 square-foot structure. Storage, office space, restrooms, coolers, a freezer and a dumbwaiter system for beer kegs and supplies will take up the second floor.
A 569-square-foot comfort center with restrooms, storage and three outdoor showers is also planned, along with a curbside table rail, artificial turf play area, three shade canvas structures, guest parking lot and beach access.
And it’s designed with storms and hurricanes in mind — the building’s generator and mechanical equipment will be above flood level, metal flood panels and waterproof walls will help with storm surge and flooding, and the foundation’s design lets water flow through more easily.
Southwest Florida’s expanding food truck scene
Access 26 is the latest food truck park to join Southwest Florida’s growing eatertainment scene. Slipaway Food Truck Park & Marina opened a year ago on July 4 with food trucks, a large covered central bar, live music daily and more in Cape Coral.
Bay Street Yard first brought its vibrant food and entertainment concept to downtown Fort Myers in May 2024, while Backyard Social debuted its food trucks and family-fun daytime and 21-and-up nightlife format in south Fort Myers in October 2023.
Bonita Springs welcomed Rooftop at Riverside’s two-story, two-bar (one on the rooftop) open-air venue with food trucks in January 2024.
Naples’ Celebration Park — a waterfront destination with gourmet food trucks, bar and live music — led the way, opening in November 2018.
Robyn George is a food and dining reporter for The News-Press. Connect at rhgeorge@fortmyer.gannett.com
Please support local community journalism and stay informed about Southwest Florida news by subscribing to The News-Press and Naples Daily News; download the free News-Press or Naples Daily News app, and sign up for daily briefing email newsletter, food & dining and growth & development newsletters here and here.
Florida
NASA’s Nancy Grace Roman Space Telescope arrives in Florida – Spaceflight Now
NASA’s next great observatory, the Nancy Grace Roman Space Telescope, arrived at the Kennedy Space Center aboard the agency’s massive Pegasus barge late Sunday morning.
The spacecraft was nestled inside its protective case, which NASA nicknamed the “Chariot” in keeping with the “Roman” theme. That said, telescope is named not for the ancient empire, but instead for NASA’s first Chief of Astronomy, Nancy Grace Roman.
“She was a key person in our exploration of space. She understood that in order to better understand the universe, you have to go in space,” said Lucas Paganini, the program executive for Roman. “That’s why she’s called the ‘Mother of Hubble’ because she made Hubble possible.”
The 43-foot-tall observatory disembarked from the barge shortly after 7 p.m. EDT (2300 UTC), following a stream of thunderstorms that delayed its departure by about an hour. The spacecraft will travel to the south end of the KSC campus to a building called the Payload Hazardous Servicing Facility.
There it will undergo a roughly 70-day prelaunch campaign involving checkouts, fueling, and finally the encapsulation inside the payload fairing of a Falcon Heavy rocket. The observatory is set to launch from Launch Complex 39A no earlier than August 30, moved up from the original September launch date.
“A lot of credit to this great team. They’ve been able to accommodate schedules, to accelerate to be able to launch earlier,” Paganini said. “There’s a lot of things going on at the Cape and of course the team has been amazing.”
This was the second trip to Florida for the Pegasus barge this year after it dropped off the propellant tank section of the core stage for the Artemis 3 Space Launch System rocket back in late April. While the spacecraft arrived safely, Neil Patel, the Roman mechanical engineer who traveled with the observatory, said it wasn’t entirely smooth sailing after leaving from Massachusetts.
“We do have a tight temperature tolerance on the observatory. We need to stay below 74 degrees. We have two cooling units: we had a primary and a redundant unit and they just weren’t getting the job done down here, so we had to make a stop, add additional rental units,” Patel said.
“Again, it was an amazing effort to have a team come down on an emergency basis. Basically, a MacGyver crew came in and we added additional units and those units did maintain the temperature quite well.”
Roman is designed to operate near a fixed point in space called Lagrange Point 2, about 1.5 million km away from the Earth on the side opposite the Sun. It’s designed to operate there for a minimum of five years, but Paganini said with the propellant onboard, it will likely last for 10 years or more.
The telescope is+ equipped with a 300 megapixel camera called the Wide Field Instrument, which features 18 detectors. It was developed by BAE Systems (formerly Ball Aerospace).
“It’s going to allow us to observe at least 100 times wider field of view than what we can do with Hubble. Same resolution, but a wider area, 1000 times faster,” Paganini said. “So what takes Roman a year to observe, it would take Hubble thousands of years. So it’s definitely much more efficient.”
The observatory also features a chronograph instrument, developed by the Jet Propulsion Laboratory, which will allow Roman to observe the faint light of exoplanets near their stars.
Paganini said Roman will also help scientists better understand dark matter and dark energy, the combination of which he calls the “dark universe”.
“100 years ago, we discovered that the universe was expanding. 25 years ago, we discovered that it was expanding at an accelerated pace and that’s what led to a Nobel Prize,” Paganini said. “What we don’t quite know yet is if that acceleration is changing in ways. We don’t know if it’s actually dark energy, what is producing it, or is it simply that we don’t understand gravity at all.
“So eventually, we’ll see if the laws of physics that we use these days are the right ones for what we are observing. But at the end is, we’re trying to understand a very human question, which is where do we come from and where are wea heading in this universe that is our neighborhood?”
Florida
8 Best Small Towns On Florida’s Emerald Coast For A Crowd-Free Summer
Uncrowded towns on Florida’s Emerald Coast are hard to come by—unless you know where to look. With kids off from school, summertime brings the added challenge of even larger crowds. Nonetheless, you can still find underrated, less-frequented vacation spots in Florida that are worth considering. In Blue Mountain Beach, a quiet morning might look like paddling past lily pads on a coastal dune. The endless stretches of sand and pier views in Navarre Beach will inevitably make you want to slow down to take a daily breather. Overshadowed, yet no less striking, each of the towns in this article promises crowd-free summer fun.
Blue Mountain Beach
Blue Mountain Beach is a best-kept secret of Florida’s Scenic Highway 30A. Locals say the community got its name from sailors who mistook the flower-covered dunes for mountains. Today, these 65-foot sandy hills remain a stunning centerpiece of Blue Mountain Beach. Still, even in the summertime, a residential atmosphere keeps this towering beach town laid-back and uncrowded.
Blue Mountain Regional Beach Access features spectacular access to the Emerald Coast. Nearby, Red Fish Taco pairs authentic Mexican food with refreshing margaritas after your time in the sand. For more outdoor fun with even smaller crowds, the town also has 3 rare coastal dune lakes. Draper, Little Redfish, and Big Redfish Lake are all epic recreation spots for kayaking, paddleboarding, and fishing.
Navarre Beach
Santa Rosa Island is home to Navarre Beach, “Florida’s Most Relaxing Place.” Much like Blue Mountain Beach, this Emerald Coast suburb is a dream for introverted beachgoers. With zoning laws in place to prevent overdevelopment, Navarre Beach is less commercialized and less crowded than other resort towns.
Summer vacationers can snorkel and dive the artificial reefs at Navarre Beach Marine Park. Back above water, the 1,500-foot Navarre Beach Fishing Pier is a sweet spot for ocean views and angling. Capping its entrance, Windjammers on the Pier is a family-friendly restaurant and bar serving delicious seafood and tropical cocktails. On either side of this sightseeing haven, sunseekers can also sink their toes into the town’s white sands.
Gulf Breeze
Gulf Breeze is an ideal town for zen vacationers and families. Since it is mainly a suburb and retirement haven, life here moves at a slower pace. Opposite Gulf Breeze, Pensacola Beach is a resort-style town and tourist magnet. By comparison, Gulf Breeze is the laid-back neighbor you visit if you want to relax.
Gulf Breeze beaches are not only less crowded, but naturally calmer. At the Naval Live Oaks Nature Preserve, the shores are shielded by Santa Rosa Island. This natural buffer accounts for the calm waters that families and novice swimmers love. The same applies to Deadman’s Island, a gorgeous place to kayak, snorkel, and sunbathe on Pensacola Bay. Afterward, the Gulf Breeze Zoo is a hit with all ages. Nearby, Florida seafood is a treat at Dave’s Oyster Bar and Grill.
Inlet Beach
Back on Florida’s Scenic Highway 30A, Inlet Beach is another underrated beach town. Since the community is mainly residential, many will drive straight through to Rosemary Beach, a busier town with resort amenities. But if you avoid judging a book by its cover, this suburban seaside has a ton to offer, including the area’s largest public beach access.
The public shores in Inlet Beach have 3 boardwalks and plenty of sand to go around. Offshore, snorkelers and divers can also explore a unique fish-shaped artificial reef rich with marine life. On the eastern shore of Inlet Beach, Camp Helen State Park has even more to offer. Home to Gulf beaches and Lake Powell, the park is a serene place to swim, sunbathe, and beachcomb.
Niceville
Niceville is a Choctawhatchee Bay town with striking waterfronts. With no beaches of its own, it is often eclipsed by nearby Destin; even so, this solitude is far from a flaw. The little bay town is one of the best places in the Sunshine State to experience Old Florida at its most authentic.
Its diverse shores anchor Niceville’s best sites. Turkey Creek Park is a peaceful place to cool off in the summer, whether swimming, canoeing, or walking the boardwalk. Elsewhere, the Rocky Bayou is a centerpiece of Fred Gannon Rocky Bayou State Park. Boating and hiking are a few of the best pastimes here, crowned with breathtaking Panhandle sunsets. Alternatively, head to The Locals Eatery for Boggy Bayou sunsets and award-winning food.
Freeport
30 minutes east of Niceville, Freeport is another laid-back place to cool down in the summer. Bordering Choctawhatchee Bay, nature lovers prefer the town for its unspoiled outdoors and unfussy attractions. You won’t find high-rise resorts or rowdy boardwalks here, which is just how Freeport locals like it.
Harry A. Laird Park is a great first stop for a boardwalk stroll along Four Mile Creek. Elsewhere, Grady Brown Park hugs the northern edge of Choctawhatchee Bay. The wide, scenic green space features picnic tables, a kayak launch, fishing piers, and a bayside beach. Just north of there, hungry parkgoers can find authentic bites at Mi Alma Taqueria Food Truck.
Mexico Beach
Mexico Beach flies under the radar despite its postcard shores. Located along Florida’s Gulf Coast Scenic Drive, the town’s sugar sands and emerald waters embody the best of the Emerald Coast. To the surprise of many, Mexico Beach lacks the congestion of other towns on this route—but you won’t find beachgoers complaining.
Mexico Beach is home to nearly 5 miles of beachfront and plenty of public access points. The shores stand out for their stark white color, attributed to quartz-crystal sands from the Appalachian Mountains. There are also plenty of restaurants within walking distance of the waterfront. At Caribbean Coffee & Cafe, you can recharge with sandwiches and island-inspired brews. Further east, Killer Seafood serves fresh and flavorful favorites like shrimp po’ boys and tuna tacos.
Seagrove Beach
Coastal bliss extends to Seagrove Beach, another uncrowded stop on Highway 30A. Since this seaside suburb is mainly residential, it is less well known to vacationers. Even so, the public beaches and seafood restaurants in Seagrove Beach are well worth the stop.
As of 2026, the new Seagrove Regional Beach Access is open with a 100-foot public beachfront. Nearly 9 years in the making, this addition makes Seagrove Beach more accessible than ever. Once you’ve had your fill of fun in the sand, Seagrove’s commercial sites are another must. The Seagrove Village Market has thrived here since 1949, serving as both a seafood restaurant and a souvenir shop. Right next door, Surfing Deer is a more upscale seafood restaurant with patio dining.
Explore Florida’s Uncrowded Emerald Coast
Summer heightens tourist congestion on most of the Emerald Coast. But if your heart is set on this Panhandle stretch, these 8 uncrowded towns are the exception. In Blue Mountain Beach, Gulf-facing shores are sprawling and spacious, while the town’s coastal dune lakes are even less crowded. In Freeport, Choctawhatchee Bay views are never obstructed at Grady Brown Park. All in all, these 8 Emerald Coast towns prove obscurity has a silver lining.
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