By Matthew Rusling
CORAL GABLES, the United States, Sept. 20 (Xinhua) -- In parts of Coral Gables, a small city near Miami, even the smallest and oldest properties are worth millions of U.S. dollars. The biggest easily cost tens of millions, and home owners have million dollar yachts parked in waterways that lead right up to their door.
But sea levels in southern Florida are rising, and that could have a major impact on the area's high-value real estate -- some of the most expensive in the nation. The problem could have long-term ripple effects throughout the economy, from mortgage lending to insurance to taxes.
Coral Gables has 48 miles (77 kilometers) of coastline, and much of it is at one or two feet (30 to 60 cm) above sea level. Rising sea levels could flood roadways and coastlines, which could, one day, have a dramatic impact on the local economy.
Southern Florida is a playground for the rich and famous, as well as a major retirement destination for many Americans, who have come to spend their golden years soaking up the sun and living a relaxed, seaside lifestyle.
The wealthy are also drawn to the area for the same reasons, and the area long ago opened up a major high-end property market, with gated communities where back doors lead right into gorgeous waterways.
But southern Florida lies on a bed of porous limestone. During high tides, flooding can -- and does -- occur on sunny days, without even a drop of rain. That's because high tides -- increasingly higher due to sea level rise spurred by climate change -- seep up through the drainage system and flood streets and roadways.
Rising sea levels could pose a host of related problems, such as problems for mortgage lenders, the city's mayor, Raúl Valdés-Fauli, told Xinhua.
Indeed, at some point, there may be problems in getting 30 year mortgages, as banks may not be willing to lend, since homeowners may be unable to re-sell the property in the long run, reducing their ability to pay off mortgages, experts said.
Property taxes could also be impacted, as home values could go down substantially, Valdés-Fauli said, leaving possible local government budget shortfalls.
"That's a lot of money for us. We're not only going to have to see how we're going to replace that, but also see how we're going to take measures to combat what's happening," he said.
"We get 45 percent of our income from real estate taxes," he said of the local government.
But if banks and mortgage lenders are no longer willing, down the road, to provide mortgages due to fear of flooding, that could lead to dramatically lower tax receipts.
Much of the area's high value real estate is either close to the waterfront or on canals. Many home owners have yachts parked in the water, which leads right up to their door.
"The yachts are going to lose the ability to go out into the sea because of the height of the bridges (is too low), they're not going to be able to fit under them. And we have (a few hundred) houses in from those bridges, and they're going to lose their waterfront quality if they can't have a substantial boat in back of them," Valdés-Fauli said.
"We are facing pressures on sea level rising, we really are, and our most expensive houses are on the waterfront or canal. It's going to be very difficult for Coral Gables. And it is happening and the water is rising and we see it," he said.
Coral Gables is not alone, as many cities in southern Florida face similar economic, banking and taxation risks as sea levels rise -- a trend that many climate change experts say is irreversible. Only technology, major infrastructure upgrades and building codes with sea level rise in mind can reduce the fallout that is expected down the road. But Valdés-Fauli and others noted that the current U.S. administration has little interest in staving off the impacts of climate change. That leaves cities and states to fend for themselves without much federal funding.
While the mayor emphasized that all this is a long way down the road, these problems are nevertheless coming at some point, unless something is done.
SEA LEVEL RISE AND INSURANCE
Lindene Patton, a partner and insurance expert at Earth & Water Law, told Xinhua that sea level rise will impact insurance going forward.
Insurance will not likely cover all losses from flood exposure -- either because of limits of liability or exclusions, she said.
Similarly, national disaster aid will not really cover what insurance would have covered, and it is not likely to cover what is excluded either, she said.
As sea levels rise, impacts for residential homeowners or commercial establishments that have private flood insurance (primary or excess coverage) are likely to be either increased premiums, requirements to fortify the structure as a condition of coverage, or even a total lack of coverage, she added.
