Closing Up a Seasonal Naples Home: A Snowbird Checklist (2026)
General education only — not legal, tax, financial, insurance, or other professional advice. Read the full disclaimer
Owning a seasonal home in Naples is wonderful — until you realize you have to leave it empty for the hottest, wettest, stormiest half of the year. A Florida home closed up for the summer faces risks a northern cottage never does: relentless humidity, hurricane season, and pests that don’t wait for an invitation. Here’s how to close up your Naples place so you come back to the home you left, not a science experiment.
The 60-second version
- Never turn the AC off — set ~77–80°F or a humidistat near 55–60% to stop mold.
- Shut off the main water (and water heater) so a failed line can't flood the house for months.
- Prep for hurricane season before you leave — it overlaps the months you're gone.
- Lock out pests: remove food, seal drains, keep pest control on schedule.
- Line up home-watch + vacant-aware insurance — an empty home needs eyes on it.
Why a Florida summer is the hard part
A house in Buffalo closed for the winter mostly fears frozen pipes. A house in Naples closed for the summer fears humidity, water, storms, and pests — all at once, for months, in your absence. The good news: every one of those risks is manageable with a short checklist and the right local help.
The Naples close-up checklist
Climate & humidity (the big one):
- Leave the AC running — set the thermostat to 77–80°F, or install a humidistat set near 55–60% relative humidity so the system runs just enough to keep moisture down. This is the single most important step; a closed Florida house with the AC off grows mold in weeks.
- A smart thermostat you can monitor (and a temperature/humidity sensor with alerts) lets you watch the home from up north.
Water:
- Shut off the main water supply, and consider switching off the water heater. A burst supply line or a stuck toilet valve can flood a home for months if no one’s there.
- Pour a little water down seldom-used drains before you go (and again via home-watch) to keep the traps sealed.
Refrigerator & power:
- Empty and clean the fridge; either leave it running or, if emptying for the season, clean it and prop the doors to prevent mildew.
- Unplug electronics and small appliances to protect against power surges (common in summer storms).
Pests:
- Remove all food, take out the trash, run the disposal, and seal pantry goods in hard containers.
- Set traps, and keep your pest-control service on schedule — Florida’s ants, roaches, and rodents move in fast.
Hurricane prep (do it now, not later):
- Because hurricane season runs June 1–November 30 — exactly when you’re away — prepare before you leave. Test or install impact protection (impact glass or shutters), clear the lanai and yard of anything that can become a projectile, and trim back branches.
- Confirm your flood and wind coverage is current, and arrange for someone — ideally your home-watch service — to deploy shutters and inspect the home if a storm threatens or hits.
Security & logistics:
- Put lights on timers, hold or forward the mail, and let a trusted neighbor or your HOA know you’re away.
- Photograph the home’s condition and contents before you leave (useful for any future claim).
The two things every seasonal owner should set up
- A certified home-watch service. Insurers may classify a home as “vacant” after about 30–60 days, which can limit or void coverage — and a home-watch service does scheduled interior checks for leaks, humidity, mold, and pests, often on a schedule that satisfies insurance requirements, with time-stamped reports that are invaluable if you ever file a claim. See my recommended home-watch pros.
- Vacant-aware insurance. Talk to your agent about how your carrier defines “vacant” and whether you need an endorsement — before the first long absence, not after a problem.
Don’t forget the home up north
If you’re a true snowbird, you’re closing two homes. When you leave your northern home for Naples, the priorities flip to freeze protection: have the heat left at ~55°F or the plumbing winterized, shut off and drain the water, unplug what you can, and arrange someone to check on it. The pest and security steps are the same in both directions.
How I help
A big share of my buyers are seasonal owners, and the communities that make this easy — where the HOA handles the lawn and exterior and home-watch is a phone call away — are exactly the ones I know best. If you’re buying a Naples place you’ll only use part of the year, I’ll steer you toward the right lock-and-leave fit and connect you with the services that keep it safe while you’re gone. Related: our best neighborhoods for seasonal owners and hurricane-season guides.
