Home/Florida Keys/Islamorada

Home inspector in
Islamorada, FL

Islamorada spans Mile Markers 73-90 and includes Plantation Key, Windley Key, Upper Matecumbe Key, and Lower Matecumbe Key. It's the Upper Keys' luxury waterfront market — significant second-home and vacation-rental inventory, large estate properties on oceanfront lots, and a higher-end construction quality than the Upper Keys average. We inspect Islamorada as part of our regular Keys-route days.

Request a quote Call (786) 839-1644
Islamorada housing

What we see in
Islamorada inspections.

Islamorada's housing stock is the most varied in the Upper Keys. Pre-1992 (pre-Hurricane Andrew/Wilma) construction tends to be on shorter pilings with original substructure that may need significant maintenance or replacement. Post-2005 rebuilds (after Hurricane Wilma) are typically on taller, code-compliant pilings with breakaway walls, higher BFE elevation, and current wind code (180 MPH design). 2015-onward luxury builds are extreme — full impact glass, multi-zone HVAC, smart-home everything, deep concrete pilings, and very high-end finishes that need careful inspection because the build budget often outran the trades' skill in tight Keys-job timelines.

What we see most: piling and substructure condition (most critical in any Keys inspection), impact glass and shutter compliance (insurance requires documented impact protection — we verify every opening), boat-dock and seawall condition (often overlooked in mainland inspections, central to Islamorada waterfront value), cistern + well + septic (most properties run on combinations of these systems), and HVAC oversizing (luxury builds often have oversized AC that short-cycles in the humid Keys climate — efficiency and dehumidification issues).

Islamorada ZIP codes

Every mile marker.

Islamorada is one of our regular Keys-route destinations. See our full Keys travel-fee policy for transparent mileage-based pricing.

Islamorada ZIP codes we serve
33036 33070
FAQ for Islamorada

Common questions from
Islamorada buyers.

Yes. Islamorada is one of our most-frequent Keys destinations. Oceanfront luxury inspections take longer (5-6 hours vs. the typical 3-4 for a mainland inspection) because there's more to inspect — substructure, seawall, dock, dock equipment, pool/spa, outdoor kitchen, multi-zone HVAC, smart-home systems — but our pricing structure stays transparent: base residential inspection + Islamorada travel fee + any add-ons quoted up front.
Yes for most Islamorada properties. The vast majority of Islamorada homes are on septic, not municipal sewer, and septic-system condition is one of the largest hidden costs we see disclose to buyers ($5,000-$25,000 for full replacement). We strongly recommend a septic-tank-and-drainfield assessment by a licensed septic contractor in parallel with our home inspection.
Booking-to-inspection: typically 3-5 days for Islamorada (we combine Keys jobs into route days). Inspection itself: 4-6 hours. Report delivery: 24 hours after inspection. For tight contingencies on luxury closings, we can usually accommodate same-week scheduling — call Jorge at (786) 839-1644.
On a post-2002 Islamorada home with hip roof, impact glass, hurricane straps, and proper roof-to-wall connections, wind mitigation discounts on a Citizens or surplus-lines policy can be $2,000-$5,000+ per year. Given Monroe County's already-expensive insurance, this is one of the highest-ROI inspections you can do — the $175 wind mit inspection often pays for itself in 1-2 months of premium savings.
Islamorada inspections

Closing in Islamorada?
Request your inspection.

Request a quote Call (786) 839-1644