King Tides in Fort Lauderdale: What Homeowners and Buyers Should Know

Fall in South Florida brings king tides, the highest tides of the year. The City of Fort Lauderdale expects higher tides Oct. 24–31 and Nov. 5–11, 2026, with some street flooding, according to the Fort Lauderdale Journal.

During the king tides

• Report impassable roads to the city at 954-828-8000.
• Don't drive through standing water. Saltwater can damage vehicles, and you can't see how deep the water is.
• Plan your timing. Flooding from high tides tends to come and go with the tide cycle, so a route that's clear in the morning may be wet later in the day.
• Boat show week overlaps. The Fort Lauderdale International Boat Show (Oct. 28–Nov. 1) also falls in the first window, and heavy traffic is expected near the beach and the 17th Street Causeway.

What homeowners and buyers should know

King tides show you how a neighborhood handles high water. If you own a home or are shopping for one, they're a useful time to look. This is general guidance only. For anything specific to a property, talk to the right licensed professionals.

1. Know the flood zone. Look up a property's flood zone designation on FEMA's Flood Map Service Center (msc.fema.gov). The zone can affect insurance requirements and costs, so check it early in your search.

2. Ask about elevation. Ask whether an elevation certificate is available. It documents a building's elevation and can be helpful in insurance conversations.

3. Look at the seawall. For waterfront homes, the seawall's condition and height matter. Ask about its age, any repairs, and whether local requirements apply. A qualified marine contractor or inspector can assess it.

4. Ask insurance questions before you commit. Get flood insurance quotes during your due diligence period, not after closing. Questions to ask:

• Is flood insurance required for this property?
• Is there a flood claims history?
• How do the flood zone and elevation affect the premium?

5. See the street in person. Driving the neighborhood during a king tide shows you how the streets and driveways around a home handle high water. You won't get that from a listing.

6. Read the disclosures. Review the seller's disclosures and ask direct questions about any past water intrusion.

Questions about a property?

I help buyers and homeowners across Broward, Miami-Dade, and Palm Beach ask the right questions before they make a decision. If you're weighing a coastal or waterfront home, let's talk.

Miguel Perez, REALTOR® | Luxe Properties | 786-460-1023

This article is general information, not legal, insurance, engineering, or flood-risk advice. Consult licensed professionals about any specific property.