Sarasota has no shortage of homes with charm. But historic? That’s a different conversation. If you’re drawn to the details that don’t come from a showroom, the kind of architecture that feels like it has a memory, then buying a historic home might be on your radar. Just make sure you understand what you're stepping into.
Because this isn’t like buying a newer home with crown molding. This is about buying a house with rules.
Start with the definition
Just because a home was built in the 1920s doesn’t mean it qualifies as historic. In Sarasota, true historic designation comes through the city’s Historic Preservation Program. Some homes are listed on the local register. Others are part of historic districts like Laurel Park, Hudson Bayou, or parts of Downtown. If a home is officially designated, that changes what you can do with it.
You’ll need to know the difference between “inspired by history” and “legally recognized as historic.” That distinction affects what kind of renovations are allowed, what permits are needed, and even what kind of windows you can install.
You won’t get a quick renovation
You want to modernize the kitchen or open up the floor plan? Not fast. Once a home is on the local historic register, it often requires a Certificate of Appropriateness. You’ll need permission to make most exterior changes, and in some cases, even interior ones. That’s not just a formality. The city may deny your plans if they don’t align with preservation standards.
And it’s not just about what you can’t do. It’s about how long it takes to get an answer. If you’re the type of buyer who wants to move quickly, this process will test your patience.
Your contractors matter more
Not every contractor is comfortable working on homes with this kind of age or complexity. If someone treats it like a regular remodel, they’ll likely damage something important. You’ll need people who understand older construction methods, who can source specialty materials, and who respect the age of the structure. That kind of experience usually costs more and takes longer. Worth it? Yes. But plan for it upfront.
You need better inspections
Historic homes don’t just come with charm. They come with aging electrical, older plumbing systems, and foundations that have seen Florida’s heat, storms, and humidity for decades. A standard inspection won’t cut it. You’ll want a specialist who’s worked with historic properties before, not just someone checking off a list.
Ask them specific questions. What do they look for in homes built before 1940? Do they have experience in your part of town?
You might be dealing with flood zones or unusual zoning
Some of Sarasota’s older homes are located in areas that now fall under stricter flood maps. That means elevated insurance rates, and possibly limitations on what you can rebuild if the house is ever damaged. Others are in neighborhoods where zoning codes have changed, so even basic expansions might not be possible now.
Before falling in love with a property, pull the flood map. Look at the zoning and understand the setbacks.
Insurance will take more legwork
Not all carriers want to take on a historic home. Some will require a four-point inspection or flat out decline coverage based on roof age or plumbing systems. This is especially true in Florida, where insurance underwriting is already tightening. Shop early. Lock it in before closing. And get clear on what the policy will exclude before you sign anything.
So why do it?
Because once you're in, and the house is right, there's nothing like it. These homes aren’t polished copies. They’re originals. Every door, tile, and beam tells a story. When well-cared for, they hold value differently than newer builds, especially in a place like Sarasota where character is part of the lifestyle.
You’re not buying convenience. You’re buying permanence. That’s the tradeoff.
Kelli Eggen
