Dog Friendly Restaurants in Vero Beach

• Vero Beach is one of the easiest small towns in Florida to eat out with a dog, with a dozen-plus patios that genuinely welcome them rather than just tolerate them.
• On the beachside, Mulligan’s, Casey’s Place, Cobalt, Grind + Grape, Riverside Cafe, and The Boiler all take dogs, and The Boiler even lets well-behaved pups inside.
• On the mainland, Chive, American Icon Brewery, Kilted Mermaid, Walking Tree Brewery, The Crab Stop, and Clase Azul round out the list.
• Dogs aren’t allowed on Vero’s public beaches, but the Vero Beach Dog Park on the island is free and off-leash, and Walton Rocks Dog Beach is a 45-minute drive south.
• Policies change, so call ahead if the whole outing depends on the dog coming along.

I sell real estate in Vero Beach and I raise backyard chickens, so I get a lot of questions about how animal-friendly this town really is. The answer, at least where dogs and dinner are concerned, is very. For a town this size, the number of restaurants that will happily seat you and your dog is remarkable, and a few of them go well beyond a reluctant “outside table in the back.”

Here’s where locals actually take their dogs, split by beachside and mainland since that’s how everyone here thinks about the town. Everything on this list was verified in mid-2026. I’ll keep it updated, but policies shift, so a quick call before you go is never wasted.

Dog friendly restaurants on the beachside

Mulligan’s Beach House

1025 Beachland Blvd, Sexton Plaza

Mulligan’s is the easy first answer. It sits right at the end of Beachland Boulevard where the road meets the ocean, and the patio has a designated dog section. It’s open from 7 a.m., so it works for breakfast after a sunrise walk just as well as it does for a lobster roll at lunch. Heads up that patio seating is first come, and the dog section fills up in season. One more local note: check your bill before tipping, since gratuity is sometimes already included.

Casey’s Place

917 Azalea Ln

Casey’s is an old-school burger shack a block off Ocean Drive with all-outdoor seating, which makes the dog question a non-issue. It’s been a local institution for decades, the seasoned fries are the move, and prices are some of the friendliest on the island. Bring your own water bowl. Closed Sundays.

Cobalt

3500 Ocean Dr, inside the Kimpton Vero Beach Hotel & Spa

If you want the nicest meal in town your dog can attend, this is it. Cobalt is the restaurant at the Kimpton, which is itself a dog-friendly hotel, so dogs are genuinely part of the culture there rather than an exception. The oceanfront patio with the fire pit is the spot. Breakfast through dinner, and the truffle fries have a local following.

The Boiler

3410 Ocean Dr

A cocktail bar rather than a restaurant, but it earns its place on this list because it’s one of the only spots in town where mild-mannered dogs are welcome inside. There’s a big saltwater aquarium in the middle of the bar, the drinks are legitimately some of the best in Vero, and it’s open until 2 a.m. every night.

Grind + Grape

925 Bougainvillea Ln

Coffee shop by morning, wine bar with live music by night, and dog friendly at the outdoor tables all day. It’s tucked on a side street just off Ocean Drive, opens at 7:30 a.m., and stays open until 2 a.m., so it covers everything from a latte with the dog to a nightcap with the dog.

Riverside Cafe

3341 Bridge Plaza Dr, under the Barber Bridge

Technically on the island but on the lagoon side, Riverside sits right on the water under the Merrill Barber Bridge. Dogs are welcome on the patio, and between the boats docking, the pelicans working the water, and live music most nights, there’s plenty for both of you to watch. Fish tacos and the bam bam shrimp are the standing orders.

Dog friendly restaurants on the mainland

Chive

390 21st St #104

Chive has one of the best patios in downtown Vero, shaded and roomy, and dogs are welcome on it. The menu jumps around in a good way: Korean beef tacos, Cuban sandwiches, build-your-own bowls, and a Thursday smashburger special that draws a crowd.

American Icon Brewery

1133 19th Pl

Housed in Vero’s restored 1926 diesel power plant, American Icon is probably the most dog-enthusiastic spot on this list. The large patio has shaded tables, staff bring out water bowls without being asked, and it’s consistently rated one of the top dog-friendly stops on the Treasure Coast. The burnt ends and the house Blonde Ale are the order.

Kilted Mermaid

1937 Old Dixie Hwy

Vero’s eclectic downtown pub, known for fondue, craft beer, and live entertainment, with a dog-friendly patio out front. Good vegan and gluten-free options too, which is rarer in this town than dog-friendly patios. Closed Mondays, opens at 4 p.m. the rest of the week.

Walking Tree Brewery

3209 Dodger Rd

Vero’s homegrown production brewery near the airport, going strong for nearly a decade, with a big taproom, patio seating, live music, and a relaxed attitude toward dogs. There’s a kitchen on site, so it works as a real meal stop and not just a beer stop. Closed Mondays.

The Crab Stop

Seafood on the mainland

A family-owned crab house famous for garlic crabs and crab legs, with a small outdoor seating area where dogs are welcome. Everything is homemade and it’s open for lunch and dinner daily. The seating area is small, so this one is best outside peak season or at off hours.

Clase Azul

Downtown Vero Beach

Casual Mexican downtown with a small umbrella-shaded side patio that welcomes dogs. Tacos, fajitas, margaritas, and a location that puts you a short walk from the rest of the downtown arts district.

Where your dog can actually run

Here’s the part most guides skip. Dogs are not allowed on Vero Beach’s public beaches, so don’t plan a beach day around the pup. You have three real options:

• Vero Beach Dog Park, 3449 Indian River Dr E. A free, donation-run, 5-acre off-leash green space on the lagoon, right on the island. Open dawn to dusk. This is the everyday answer.
• Indian River Shores and Orchid town beaches. These barrier island towns allow off-leash dogs in limited windows (early morning and late afternoon), with registration, vaccination proof, and fees required. Worth it if you live there, not worth it for a visit.
• Walton Rocks Dog Beach, Jensen Beach. The real deal: 24 acres of off-leash sand and surf about 45 minutes south, with restrooms, a rinse-off hose, and covered picnic tables. If your dog has never seen the ocean, this is where you fix that.

A few ground rules locals follow

Keep the dog leashed and under the table, not on a chair. Bring a water bowl to the spots that don’t provide one (Casey’s, notably). Skip the patio on 95-degree August afternoons, since pavement and packed patios are miserable for dogs even when they’re allowed. And call ahead if the whole plan depends on the dog, because Florida health rules leave dog policies up to each restaurant and they do change.

Thinking about moving here with your dog?

Half the people who ask me about dog friendly restaurants in Vero Beach are really asking a bigger question: is Vero Beach a good town for the whole household, pets included? It is. Between the things to do around town, the restaurant scene that keeps getting better, and neighborhoods at every price point, this is an easy place to land with a dog or three.

If you’re planning a move, start with my complete Vero Beach relocation guide, and when you’re ready to talk neighborhoods, HOA pet rules, and which communities are genuinely dog friendly versus dog tolerant, reach out. I live here, I work here, and I know which streets have the best sidewalks for the evening walk.

Related reading

• Moving to Vero Beach, Florida: The Complete Relocation Guide
• The Best Restaurants in Vero Beach
• The Best Pizza in Vero Beach
• Things to Do in Vero Beach

Vero Beach vs. Sebastian, FL: A Comparison From a Local Agent

• Vero Beach and Sebastian sit about 20 minutes apart in the same county, so you get the same property tax structure, the same school district, and the same hurricane exposure no matter which one you pick.
• Sebastian runs cheaper. Typical home values sit roughly 7 to 8 percent below Vero Beach, and you get more land for the money on the mainland.
• Vero Beach gives you the barrier island, the oceanfront, the arts scene, and the bigger hospital. Sebastian gives you a working riverfront, real fishing culture, and a quieter pace.
• The honest tiebreaker is usually water and budget. If you want the Atlantic and a polished town, lean Vero. If you want the Indian River Lagoon, a boat, and a lower number, lean Sebastian.

Most “Vero Beach vs. Sebastian” articles online treat these like two distant towns with nothing in common. They are not. I sell in both, and the first thing I tell buyers is that they are neighbors in the same county, not rivals in different worlds. Once you understand that, the comparison gets a lot more useful, because the real differences are about water, price, and pace, not taxes or schools.

So let me give you the version I’d give a client sitting across my desk.

They share more than the brochures admit

Here’s what nobody tells you. Both Vero Beach and Sebastian are in Indian River County. That means they share the same county property tax base, the same School District of Indian River County, the same county services, and the same beaches at the county level. Your homestead exemption works the same way in both. Your hurricane insurance market is the same market. The county sheriff and the same emergency services cover both.

That single fact wipes out about half of what people think they’re choosing between. You are not picking a better school district or a lower tax county. You’re picking a lifestyle and a price point inside one county.

What actually differs is the water you live near, how much house and land your money buys, and the texture of the town around you. So let’s go there.

Home prices: Sebastian is the cheaper ticket

As of mid-2026, typical home values in Vero Beach sit around the high $300s, with median sale prices landing in the low $400s depending on which tracker you read and how much barrier island product is in the mix that month. Sebastian’s typical values run lower, in the mid $350s, with median sale prices closer to $385,000.

Run the math and Sebastian comes in roughly 7 to 8 percent cheaper than Vero Beach on a typical home. That gap widens fast once you start comparing oceanfront or barrier island homes in Vero against mainland homes in Sebastian. They aren’t competing for the same dollar.

A few things to keep in mind on price:

• Vero’s range is wider. You can buy a modest mainland home in Vero in the low $300s or an oceanfront estate on the island for several million. The “median” hides a huge spread.
• Sebastian gives you more land. For the same money, you often get a bigger lot on the mainland in Sebastian than you would on Vero’s barrier island, where land is the scarce thing.
• Both markets favor buyers right now. Homes are sitting longer than they did a couple of years ago, price reductions are common, and sale-to-list ratios are under 100 percent. You have room to negotiate in either town.

If you want the full picture on costs, neighborhoods, and what to expect after you close, I walk through all of it in my complete Vero Beach relocation guide.

Water is the real decision

This is the one that matters, and the brochures get it half right.

Vero Beach is an ocean town. The barrier island, the 32963 ZIP, is where you find the Atlantic, the dune crossovers, Ocean Drive, and the oceanfront condos and homes. If your dream is walking to the beach in the morning and watching the sunrise over the Atlantic, Vero’s island is where you do that. The tradeoff is cost and insurance, which I’ll get to.

Sebastian is a river town. Its identity is built around the Indian River Lagoon and the Sebastian Inlet, not the open ocean. This is one of the most biologically rich estuaries in North America, and Sebastian leans all the way into it. The riverfront district, Riverview Park, the fishing charters, the boat ramps, the tiki bars on the water. If you own a boat or you want to, Sebastian makes that easy and affordable. The beach is still close, about 15 to 20 minutes out to the Inlet and the barrier island, you just don’t live on top of it.

So the cleanest way to split them: Vero if you want to live by the ocean, Sebastian if you want to live by the river and keep a boat without paying barrier island prices.

Lifestyle and pace

Vero Beach carries more polish. You get the Vero Beach Museum of Art, Riverside Theatre, McKee Botanical Garden, the boutique shopping on Ocean Drive, and a dining scene that’s grown up a lot. There’s a quiet, second-home, retiree-friendly elegance to a lot of Vero, especially on the island. It’s calm, but it’s curated calm.

Sebastian is more Old Florida. It still feels like the fishing village it started as. The vibe is working waterfront, craft breweries, farmers markets, festivals at Riverview Park, and neighbors who know each other by their boat. It’s home to Pelican Island, the first national wildlife refuge in the country. If “unmanufactured” and “down to earth” matter to you, Sebastian delivers that in a way Vero’s island simply doesn’t.

One nuance people get wrong: Sebastian is actually the larger incorporated city by population. The City of Vero Beach proper is small, around 17,000, while Sebastian runs north of 24,000. A lot of what people call “Vero Beach” is unincorporated county. So Sebastian being “the small town” is more about feel than headcount.

Commute, airports, and getting around

Both towns sit right off Interstate 95, so north and south travel is easy from either. The differences are at the margins:

• Sebastian leans north. It’s about 30 minutes to Melbourne Orlando International Airport (MLB), which makes Sebastian a touch more convenient if you fly out of Melbourne or work up in Brevard County.
• Vero leans central and south. Vero Beach Regional Airport (VRB) is right in town with limited Breeze Airways service to a few northeastern cities. For real flight options, both towns drive to Orlando (MCO) at about 90 minutes to 2 hours, or Palm Beach International (PBI) at about 90 minutes south.
• Between the two towns is nothing. Vero to Sebastian is a 20-minute drive. Plenty of my clients live in one and work, shop, or see doctors in the other. Vero has the larger hospital footprint with Cleveland Clinic Indian River, which matters to a lot of retirees.

You’ll need a car in either town. Neither is walkable in the daily-errands sense, with the small exception of Vero’s Central Beach pocket. If beachside walkability is a priority, that’s worth a look. I cover it in detail on my Central Beach community page.

The thing both towns share: storms and insurance

I won’t sugarcoat this, because the cheerful comparison posts skip it entirely. Both Vero Beach and Sebastian sit on Florida’s Atlantic coast, which means hurricane and wind exposure is real and insurance is a real line item in your budget. Flood zones matter in both towns, and they vary lot by lot.

Where it actually differs:

• Vero’s barrier island carries the highest insurance and flood costs because it’s the most exposed. Beautiful, but you pay for the view in premiums.
• Sebastian’s mainland, and Vero’s mainland too, can sit in lower-risk zones depending on elevation and the specific parcel.

The move here is simple. Before you fall in love with a specific house in either town, get the flood zone and an insurance quote on that exact address. I help my clients do this early so the number doesn’t surprise them at closing.

So which one should you pick?

Here’s my honest read after working both markets:

Choose Vero Beach if you want to live near or on the ocean, you value the arts and dining and a more polished town, you want the bigger hospital nearby, and your budget has room for barrier island pricing or you’re happy on the Vero mainland.

Choose Sebastian if you want a lower price, more land for the money, a genuine river and fishing lifestyle, a boat without barrier island costs, and a quieter, more Old Florida feel. The Atlantic is still a short drive when you want it.

And if you’re torn, do what I tell every undecided client: spend a full day in each, same week, and notice which one you don’t want to leave. The numbers narrow it down. The drive home decides it.

Ready to compare actual homes, not just towns?

I’m a licensed Florida real estate agent based in Vero Beach, and I work both of these markets every week. If you tell me your budget, your must-haves, and whether you’re an ocean person or a river person, I can pull real listings in both towns and show you exactly what your money buys in each. No pressure, just a clear side-by-side. Reach out through my website and let’s map it out.

Overview

• No, Vero Beach is not expensive by coastal Florida standards. Vero Beach’s overall cost of living runs roughly 1% to 3% below the national average, which is rare for a town with 26 miles of beach.
• The median home price sits around $400,000 to $410,000, below the Florida state median and far below comparable beach towns like Naples, Sarasota, or anywhere in Palm Beach County.
• Property taxes are reasonable (effective rates around 0.85% to 0.94% in Indian River County) and Florida has no state income tax, which is where Northern buyers save the most.
• The one cost that surprises people is homeowners insurance. It’s the line item you need to price before you make an offer, not after.
• Where you buy changes everything. The barrier island and the mainland are two different markets wearing the same zip code.

I get some variation of this question on a regular basis, usually from someone calling from New York or New Jersey who has been burned by sticker shock in Naples or Palm Beach and assumes every Florida beach town works the same way. So here’s the honest answer from someone who sells homes here and pays the bills here: Vero Beach is not expensive. It just looks like it should be.

The short answer: cheaper than you’d guess for a beach town

Start with the number most people care about. The median home price in Vero Beach is around $410,000, up about 2.5% year over year. That’s below the Florida state median, and it buys you a home in a town with 26 miles of Atlantic coastline, a real downtown, and no traffic to speak of.

Now compare that to the towns people usually shop against us. Naples, Sarasota, Jupiter, and Delray all carry medians that are dramatically higher for a comparable house, and in some of those markets you’re paying a premium just for the zip code before you’ve bought a single square foot. Vero Beach has somehow stayed off that escalator.

Daily life follows the same pattern. Overall living costs here run about 3% below the U.S. national average, and housing specifically comes in roughly 8% below the national average. Read that again. A Florida beach town where housing costs less than the average American city. That combination basically doesn’t exist anywhere else on the coast.

What things actually cost in 2026

Here’s the realistic picture, category by category.

Housing.

Single-family homes average around $425,000, while condos average closer to $148,000. That condo number is worth pausing on. If you’re a snowbird looking for a winter base, there are solid mainland and even near-beach condo options well under $250,000, which is a price point that vanished from most of coastal Florida years ago. On the rental side, rents generally fall between roughly $975 and $2,350 a month depending on size and location.

Property taxes.

Vero Beach’s median effective property tax rate is about 0.85%, and Indian River County overall sits around 0.94%, close to the middle of the pack nationally. On a $400,000 home, you’re looking at roughly $3,400 to $3,800 a year before exemptions. File for homestead if it’s your primary residence and that number drops, plus the Save Our Homes cap limits how fast your assessment can climb afterward.

Income taxes.

Zero. Florida has no state income tax, and for buyers coming from New York, New Jersey, or Connecticut, this is routinely the single biggest line item in the whole move. I walk through the math in detail in my guide on moving to Vero Beach from New York, but the short version is that the tax savings alone can cover a meaningful chunk of a mortgage payment.

Groceries and utilities.

This is where Florida quietly claws a little back. Groceries run about 5% above the national average and utilities about 17% above. Air conditioning eight months a year is not free. Budget for a real electric bill in summer.

Everything else.

Gas, healthcare, restaurants, services: all close enough to national averages that they won’t change your decision either way.

The cost nobody warns you about: insurance

If there’s one place Vero Beach can genuinely get expensive, it’s homeowners insurance. This is true everywhere in coastal Florida, and anyone who tells you otherwise is selling something.

Your premium depends heavily on three things: how close you are to the water, whether you’re in a flood zone, and the age and construction of the house. A newer concrete-block home on the mainland with a recent roof and impact windows is a completely different insurance conversation than a 1970s frame house east of A1A. The spread between those two policies can be thousands of dollars a year.

My advice, and I give it to every buyer: get an actual insurance quote on a specific property before you write the offer, not during the inspection period. It takes a day or two and it has saved more than one of my clients from buying a house whose carrying costs didn’t match the listing price. Wind mitigation reports and four-point inspections are your friends here, and a good local agent will run them early.

Why the island and the mainland are two different answers

When someone asks “is Vero Beach expensive,” the honest follow-up is “which Vero Beach?”

The barrier island, everything east of the Indian River Lagoon, is where the high numbers live. Oceanfront estates, gated communities like John’s Island and Windsor, and Central Beach cottages that trade at a real premium. You can absolutely spend several million dollars here, and people do every week.

The mainland is a different market entirely. Established neighborhoods, newer construction out west toward 58th Avenue, golf communities, and 55-plus communities where the math works on a fixed income. This is where that below-national-average housing data comes from, and it’s where most full-time residents actually live.

The good news is the beach doesn’t check your address. A mainland buyer is ten or fifteen minutes from the same sand as the oceanfront estate owner. That’s the arbitrage that makes Vero Beach work, and it’s the conversation I have with nearly every relocating buyer: figuring out where on that island-to-mainland spectrum your budget and your lifestyle actually meet. My complete Vero Beach relocation guide goes deeper on the neighborhood-by-neighborhood breakdown.

So who finds Vero Beach expensive?

A few honest scenarios where the answer flips to yes:

• Local wage earners. Median household income for homeowners here is around $72,000, and a $410,000 median home is a stretch on local wages. Vero Beach is affordable relative to other beach towns, not relative to local paychecks. That gap is real.
• Buyers set on the island. If your search starts and ends east of the lagoon, you’re shopping a luxury market and should budget like it.
• Owners of older coastal homes. Insurance on aging construction near the water can erode the savings everywhere else.

For everyone else, especially anyone comparing us to the Northeast or to South Florida, Vero Beach is the rare coastal town where the math still works.

How expensive is it to live in Vero Beach when you add it all up?

Is Vero Beach expensive? Compared to where many of my buyers are coming from, no. Housing below the national average, no state income tax, moderate property taxes, and a beach at the end of the road. The two things to price carefully are insurance and the island premium, and both are manageable if you know about them before you fall in love with a house.

If you want real numbers on a specific neighborhood or a specific property, including what insurance will actually run, that’s exactly the work I do. Tell me what you’re looking for and what your budget is, or start browsing what’s on the market right now. You can also read more about how I work.

Related reading

• Moving to Vero Beach, Florida: The Complete Relocation Guide
• Moving to Vero Beach From New York: A Broker’s Real Guide
• Is Vero Beach a Good Place to Live? 
• Is Vero Beach Safe? 

What Is an AS-IS Contract in Real Estate? An Agent Explains

• An AS-IS contract means the seller agrees to sell the home in its current condition and has no obligation to make repairs, but the buyer still gets a full inspection period.
• In Florida, the AS-IS version of the FAR/BAR contract is now the default for most residential deals, including move-in ready homes. It is not a signal that something is wrong with the property.
• During the inspection period, the buyer can cancel for any reason and get their deposit back. That window is the buyer’s leverage, and it closes on a hard deadline.
• AS-IS does not erase disclosure law. Florida sellers must still disclose known material defects that a buyer can’t easily see, no matter what the contract says.
• Repair negotiations still happen in AS-IS deals all the time. The contract sets the starting position, not the final outcome.

I write AS-IS contracts almost every week here in Vero Beach, and the same conversation happens with almost every out-of-state buyer. They see “AS-IS” on a listing and assume the house is a project. Leaky roof, dead AC, something the seller is hiding. Then I explain that the immaculate, recently renovated house they toured yesterday will also be sold AS-IS, and so will the next one, and probably the one after that.

So let’s clear it up properly. Here’s what an AS-IS contract in real estate actually means, how it works in Florida specifically, and what it changes (and doesn’t change) for you as a buyer or seller.

The plain-English definition of an AS-IS contract

An AS-IS contract is a purchase agreement where the seller agrees to sell the property in its current condition, and the buyer agrees not to require the seller to make repairs as a condition of the sale.

That’s it. The seller is saying “what you see is what you’re buying.” The buyer is saying “I’ll do my homework during my inspection period, and if I don’t like what I find, I’ll walk.”

What an AS-IS contract does not mean:

• It does not mean the buyer can’t inspect the home. Inspections are built into the contract.
• It does not mean the seller can hide problems. Disclosure law still applies, and I’ll get into that below.
• It does not mean the price is final and negotiations are over. Post-inspection renegotiation happens constantly.
• It does not mean the house is a fixer. In Florida, pristine homes sell AS-IS every day.

Why almost everything in Florida sells AS-IS now

Florida residential deals mostly run on two standardized contracts created jointly by Florida Realtors and The Florida Bar, which is why you’ll hear agents call them “FAR/BAR” contracts:

1. The standard contract, which includes repair sections. The seller agrees to fix certain categories of defects up to negotiated dollar caps.
2. The AS-IS contract, which strips those repair obligations out entirely and replaces them with a broad buyer cancellation right during the inspection period.

Twenty years ago, “AS-IS” in a listing was code for “this house has problems.” Today it’s simply how most Florida sellers prefer to transact, because the standard contract’s repair sections create obligations and disputes nobody wants. The AS-IS structure is cleaner: buyer inspects, buyer decides, everyone knows where they stand.

In my market, this preference is amplified by who’s buying. Indian River County runs one of the highest all-cash purchase rates in the country, and cash buyers don’t have a lender forcing repair conditions into the deal. If you want to understand how that shapes negotiations here, I broke it down in my post on cash buyers in Vero Beach.

How the inspection period actually works with an AS-IS contract

This is the part of the AS-IS contract that matters most, and it’s the part the legal blog posts tend to gloss over.

When you sign a Florida AS-IS contract, you negotiate an inspection period. If the blank is left empty, the contract defaults to 15 days, but that number is negotiable and in competitive situations buyers often shorten it to 7 to 10 days to make their offer stronger.

During that window, the buyer can:

• Inspect anything and everything. General home inspection, roof, wind mitigation, four-point, WDO (termite), pool, seawall, septic, whatever the property calls for.
• Cancel for any reason and get the deposit back. This is the key sentence in the whole contract. The buyer doesn’t need to justify the cancellation with an inspection report. Cold feet counts. The house feeling wrong counts.
• Renegotiate. The buyer can ask the seller for a price reduction, a credit at closing, or specific repairs. The seller can say yes, no, or counter.

Once the inspection period expires, the leverage flips. The buyer’s easy exit is gone, and backing out later generally means risking the deposit unless another contingency (like financing or appraisal) applies. I tell every buyer the same thing: the inspection deadline is the most important date in your contract. Put it in your phone. Twice.

“AS-IS” does not mean the seller can stay quiet

Here’s the misconception that gets sellers in real trouble.

Florida law, going back to a Florida Supreme Court case called Johnson v. Davis, requires sellers to disclose known material defects that are not readily observable to the buyer. An AS-IS contract does not cancel that duty. You cannot know the roof leaks, say nothing, sell AS-IS, and assume the contract protects you. It doesn’t.

The practical rule I give my sellers: AS-IS controls what you have to fix, not what you have to say. If you know about it and a buyer couldn’t reasonably spot it, disclose it. And there’s a second reason honesty pays. Once a buyer’s inspection uncovers a defect and the deal falls apart, you now know about that defect, which means you have to disclose it to the next buyer anyway. Getting ahead of it is almost always cheaper than getting caught behind it.

What this means for you as a buyer

If you’re buying in Florida, especially if you’re relocating from a state where repair addenda are the norm, adjust your expectations in three ways:

Budget your inspection period like it’s a job. You may have as little as a week. Line up your inspector before you’re under contract, not after. In older parts of town and on the barrier island, I also want eyes on the roof age and the electrical panel early, because those two items drive your insurance quote.

Get your insurance quote during the inspection period, not after. This is the Florida-specific trap. The seller owes you no repairs, and your insurer may refuse to write a policy on a 20-year-old roof regardless of what the contract says. If your lender or insurer requires work, that cost is yours. Find out while you can still walk away free.

Remember that “no repairs” is a starting position. Sellers say they won’t fix anything until an inspection report shows a $14,000 problem and the alternative is relisting the house and disclosing it. Reasonable requests backed by documentation get negotiated in AS-IS deals every single week. I’ve watched it happen from both sides of the table.

If you’re moving here from out of state and want the full picture of how buying in this market works, start with my complete Vero Beach relocation guide.

What this means for you as a seller

The AS-IS contract is genuinely seller-friendly, which is why listing agents default to it. You take on no repair obligations, you keep negotiations clean, and you avoid the standard contract’s repair-cap disputes.

But two honest caveats:

The buyer’s walk-away right is real. You’re trading repair obligations for an inspection period during which the buyer can cancel for any reason. Vet your buyer before you accept. A strong deposit, a sensible inspection timeline, and proof of funds or a solid pre-approval matter more in an AS-IS deal, not less.

Consider a pre-listing inspection if your home is older. Knowing what a buyer’s inspector will find lets you price accurately, disclose cleanly, and avoid the mid-contract renegotiation ambush. On homes in the older Vero Beach neighborhoods I sell in, this one step prevents most deal-killing surprises.

When you’d still want an attorney

I’m a real estate agent, not a lawyer, and this post isn’t legal advice. Most standard AS-IS transactions don’t need an attorney at the table, but some do: estates and probate sales, properties with title problems, open permits, unpermitted additions, active disputes, or anything where the disclosure picture is murky. In those cases, a few hundred dollars of legal review is cheap insurance, and I’ll be the first to tell a client to make that call.

Parting thoughts on AS-IS contracts in real estate

An AS-IS contract in real estate means the seller sells the home in its current condition and the buyer gets a protected window to investigate and walk away. In Florida, it’s the default way homes trade hands, not a warning label. The buyers who do well with it are the ones who treat the inspection period seriously. The sellers who do well with it are the ones who disclose honestly and vet their buyer.

If you’re buying or selling on the Treasure Coast and want someone who works with this contract every week to walk you through your specific situation, reach out here. I’m happy to talk it through before you sign anything.

Related reading

• Cash Buyers in Vero Beach: How the Market Really Works
• Moving to Vero Beach, Florida: The Complete Relocation Guide
• Vero Beach Communities and Neighborhoods

What Should You Know About Bermuda Club Vero Beach?

• Bermuda Club is a small, gated, Bermuda-style community on the north end of Vero Beach’s barrier island, sharing one entrance with the Somerset Bay condos and built mostly in the early to mid 2000s.
• The big draw is deeded beach access right next to Disney’s Vero Beach Resort, which is a rare perk if you have grandkids who visit.
• Inventory is tiny. Only a handful of homes trade here in a given year, so if you want in, you need someone watching the MLS and the off-market pipeline, not just refreshing Zillow.
• Two separate HOAs sit behind that single gate, and dues are billed differently for the homes versus the condos, so always pull the current estoppel before you fall in love with a place.
• This is a strong fit for snowbirds, second-home buyers, and lock-and-leave retirees who want low maintenance, beach access, and a little Disney magic next door.

If you have been searching “Bermuda Club Vero Beach,” you have probably already seen the listing-feed pages that show you two or three homes and a paragraph of description. That tells you what is for sale today. It does not tell you whether this community actually fits how you want to live, what you are really signing up for with the HOA, or how to compete for a home when only one or two come up a year. That is what I want to give you here.

I sell real estate here on the Treasure Coast, and Bermuda Club is one of those communities that comes up constantly with seasonal buyers and people relocating from up north. It deserves a straight answer, not a brochure.

Where Bermuda Club sits and why location is the whole story

Bermuda Club is on the northern stretch of the barrier island, in the Wabasso Beach area, inside the 32963 ZIP code. If you are new to the area, the quick orientation is this: the barrier island is the skinny strip of land between the Atlantic Ocean and the Indian River Lagoon, connected to the mainland by causeway bridges. Bermuda Club uses the County Road 510 bridge, also called the Wabasso Causeway, to reach the mainland for groceries, restaurants, and the Indian River Mall. It is a short drive, not a project.

The north island is quieter and more private than Central Beach or the village around Ocean Drive. You trade walkable downtown energy for calm, space, and a more residential feel. For a lot of my buyers, that tradeoff is the entire point. If you want a fuller picture of how the island and mainland differ, I break that down in my complete Vero Beach relocation guide, and if you are still getting your bearings on the area itself, start with where Vero Beach actually is.

The Disney angle is real, and it matters more than people expect

Bermuda Club sits right next to Disney’s Vero Beach Resort, and residents have deeded beach access at the crossover shared with the resort. Disney’s resort opened in 1995 and is one of only two Disney Vacation Club properties built directly on a beach. For most communities, “near a resort” is filler. Here it is a genuine lifestyle feature.

I have had grandparents buy in this pocket specifically because the kids and grandkids have somewhere to stay and something to do when they fly down. The resort has dining, a pool, and family activities a short walk from your front door. If your buying decision is partly about being the house everyone visits, that proximity is worth real money to you that it is not worth to the next buyer. The historic Jungle Trail, a scenic old shell road along the lagoon, is also right there for walks and bike rides.

What the homes are actually like

Bermuda Club is built in a West Indies or Bermuda style, which in plain terms means pastel exteriors, private courtyards, and a relaxed island look rather than a stuffy formal one. The single-family homes generally run from about 2,100 to 2,800 square feet, with three to four bedrooms and three to four baths. Floor plans lean toward open great rooms, split bedrooms for guest privacy, and indoor-outdoor flow to a covered lanai. They were built mostly in the early to mid 2000s, with some completed later, so you are getting newer construction by barrier-island standards without buying brand new.

One detail the listing pages usually skip: there are really two villages behind that single gate. The Bermuda Club single-family homes are one, and the Somerset Bay condominiums are the other, and they are run by two separate homeowners associations. Depending on how a given source counts, you will see the community described as anywhere from roughly 56 to 93 homes. That spread is not an error so much as a question of what gets included. The practical takeaway is that this is a small community either way, and small communities behave very differently from big ones when you are trying to buy.

The part the brochures leave out: HOA dues and the two-association structure

Because there are two associations, dues are not one tidy number. The single-family homes and the condo village are billed separately and cover different things. Across recent listings, the single-family HOA dues have generally landed in the four figures annually, covering grounds and common-area maintenance, the community roads, and security at the gate. The condo side carries higher monthly dues because they bundle in master insurance and exterior building maintenance, which is normal for a condo structure.

I am giving you ranges on purpose, because these numbers change and any specific figure I print today will be wrong in a year. The right move is simple: before you write an offer, have your agent pull the current estoppel and the association financials for the exact home you are considering. You want to see the dues, what they include, any planned assessments, the reserve health, and the rules on pets and rentals. Pets are allowed here with limits, for what it is worth, which matters to more buyers than you would think.

Flood zones and insurance: do not skip this

This is barrier-island property in 32963. Flood and wind insurance are part of the real monthly cost of owning here, and they are not a footnote. Two homes a block apart can have very different flood zone determinations and very different premiums depending on elevation and the current FEMA maps. Indian River County’s maps were updated in recent years, so an older quote or an old assumption can be off.

Before you fall for a courtyard and a lanai, get a flood zone determination and a real insurance quote for that specific address. I tell every island buyer the same thing: budget the full carrying cost, not the sticker price. Insurance, taxes, and HOA dues together can move your real monthly number by a meaningful amount, and it is far better to know that going in than to find out at closing.

The buying reality: tiny inventory, so you have to be ready

Here is the thing most “homes for sale” pages will not tell you because it works against showing you listings: very few homes trade in Bermuda Club in any given year. Recent activity has been on the order of one or two sales annually, with homes sometimes sitting for several months and other times moving quickly when they are priced right. When a community only turns over a couple of homes a year, you cannot run a casual search-and-wait strategy.

What actually works:

• Get set up on direct MLS alerts for the community, not just a portal that updates on a delay.
• Have your financing or proof of funds ready before a home hits, so you can tour and write fast.
• Know the comps cold so you can move with confidence when the right one appears, instead of second-guessing for three days while someone else writes the offer.
• Tap the off-market network. Some of the best homes in small island communities sell quietly, agent to agent, before they ever list. That is exactly the kind of thing a local broker can surface for you.

When it is time to actually make an offer, the number you put on paper matters more in a thin market than a hot one, because you may not get a second chance at that home for a year or more. I put together a reasonable offer chart that walks through how to think about your offer based on how long a home has been listed and where the market is.

Who Bermuda Club is really for

After enough showings here, the pattern is pretty clear. Bermuda Club fits you well if you want:

• A low-maintenance, lock-and-leave home so you can travel or split the year between two places without worrying about the yard.
• Beach access and resort amenities next door, especially if visiting family is part of the plan.
• A quiet, gated, smaller community over a big amenity-heavy club or a walkable downtown scene.
• Newer construction than most of the island offers, without going full custom-build.

It fits you less well if you want to walk to restaurants and shops from your door, if you need a large private lot, or if you want a full country-club lifestyle with golf and a marina on site. Those exist in Vero, just not here. The north island is calm by design.

If you want a sense of what there is to do once you settle in, from dining to the parks and the lagoon, I keep a running list of things to do in Vero Beach.

Thinking about Bermuda Club? Let’s talk before the next home lists

Bermuda Club is a small, well-built, genuinely nice community in one of the better-located pockets of the north island. The hard part is not deciding whether you would like living here. The hard part is being ready when one of the few homes comes up, and knowing the real numbers on the specific property before you commit.

That is the part I can take off your plate. I am a local broker, I watch this market every day, and I hear about island homes before they list more often than you would expect. A little about how I work if you want the background.

When you are ready, reach out through my contact page or call or text me directly at (772) 999-4457. Tell me what you are looking for, and I will set you up to see Bermuda Club homes the moment they hit, plus anything quietly available that never will.

Related reading

• Moving to Vero Beach: the complete relocation guide
• Where is Vero Beach, Florida?
• Things to do in Vero Beach
• How much should you offer on a house? My reasonable offer chart