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The rate here is the plain city rate, which is the cheaper of the two downtown codes. Total 14.8815 mills: the school board at 6.0950 across three separate lines, the city at 3.2730 plus 0.1348 of debt, the county at 3.2273 plus 0.0667 of debt, emergency medical services at 0.7300, the public hospital board at 1.0420, water management at 0.1831, mosquito control at 0.0520, a trail debt line at 0.0382 and the inland navigation district at 0.0394. Four blocks east the same bill runs 16.8815 inside the downtown improvement district.

This building is a different product from its siblings and the permit says so plainly. The declared construction cost here is about $296,371 a unit. At the sibling four blocks away, built by the same contractor, it is roughly four times that. Land is only about 16 per cent of the all in declared cost. Cheap land, cheap build, small units. That is not a criticism, it is the reason this is one of the few new downtown buildings a normal buyer can reach.

And it is the one place in this series where the homestead exemption actually does something. The exemption saves a flat $591.70 a year at any assessed value at or above $75,000. Because the units here are small, that is worth between about 4.7 and 5.7 per cent of the bill, against roughly 1.4 to 3 per cent at the towers. The exemption is a fixed dollar band, so it is worth more the cheaper the home. If you intend to live in the unit, this is the price band where that decision pays.

Even so, being outside the district is worth more than the exemption. Those two extra mills four blocks east are worth close to three times what homestead saves you here. That is the general rule across this whole county: the boundary nobody mentions costs more than the exemption everybody optimises for.

The site was bought above the roll, which runs against the pattern at its siblings. The current developer paid about 6.7 per cent more than the assessor's own just value, in the middle of 2023, after the land had appreciated roughly 23 per cent over the four years before that. One downtown sibling was assembled about 16 per cent below just value and another about 6 per cent above. There is no single direction here; check each site.

On what a finished unit will actually be assessed at, use sale prices rather than the roll. At the completed building fifty metres from this corner the assessor carries units at about 75 per cent of what buyers actually paid, which independently confirms a similar correction we measured on the bayfront. Any tax estimate built from the property roll for a brand new building will come in low by roughly a quarter.

One line we will not print. Non ad valorem assessments in this county sit behind a tax collector that blocks automated retrieval, so we could not read this parcel's lines. Every figure above is the ad valorem bill only. This county has no ad valorem community development districts at all.

The practical version: this is the most affordable new condominium address we have covered downtown, the tax side is the cheaper of the two codes, and the exemption is worth having for once. The association is still the unknown, and on a 62 unit building it is spread across enough owners to be manageable. Get the budget and the reserve schedule in writing.

This is the best hazard position of any address we have studied in this county, and for once every source agrees. The parcel is in zone X, the area of minimal flood hazard, with no base flood elevation and outside the special flood hazard area. Ground elevation is about 20.1 feet, the highest of the six buildings we have measured, and roughly four metres above a bayfront sibling 700 metres away.

The enforcement agency reads it the same way, which is the real test. The permit sets no minimum finished floor elevation, requires no elevation certificate, and the city never opened a federal flood review track on this project. At a bayfront sibling the same city imposed all three. That is the clearest agreement between the flood map and the regulator anywhere in this series.

It is still in an evacuation zone, which is not a contradiction. Evacuation level C, a category three zone. The flood map rates insurance against a one per cent annual chance event measured from ground elevation. The evacuation layer models the worst case surge for life safety. A property can be outside the mapped flood plain and inside a surge zone at once, and almost every downtown address is.

The postcode claim record is heavy, and here the usual caveat holds harder than anywhere. This postcode has recorded about 1,179 federal flood insurance claims and roughly $108.4 million paid across the life of the programme, with 744 claims and about $100.2 million in 2024 alone, which is 92.5 per cent of every dollar ever paid. Those claims come from ground roughly four metres lower inside the same postcode. At 20 feet, this parcel is not where that money went.

Within that year the damage came from the storm that missed rather than the one that landed. The September 2024 storm produced 514 claims and about $93.7 million; the October storm that actually made landfall in this county produced 210 and about $5.0 million, so the earlier one out-paid the landfall roughly nineteen to one. The 2022 hurricane produced eight claims here in the whole year. Any copy naming the famous two storms is naming the wrong two.

On schools, this address produces the first repeat in the series. Six buildings have now produced four distinct school sets, and this one lands exactly on the assignment of a sibling a few blocks away: a kindergarten through eighth school at both lower levels, so a child changes schools once rather than twice. The boundary that splits downtown runs south of both Rosemary District sites. Confirm with the district before you contract.

The best ownership comparable is fifty metres away and it says something specific. That completed building runs about 33 per cent homesteaded, the lowest measured anywhere in the downtown census, against a range of 44 to 83 per cent at the larger buildings. And it is not an artefact of the assessment date, because its units have been through five January firsts.

Read that honestly rather than as a warning. A smaller, more affordable downtown condominium is a different ownership product, not a cheaper version of the same one. More of these units are second homes and rentals than in the towers up the street. Across the wider downtown census of 634 units in seven completed buildings there are 621 distinct owners and the largest single holding anywhere is three units, so this is still not an investor block. It is just a building where fewer of your neighbours will be there in July.