Winter · Freeze prep
Freeze Prep for 30A Second Homes: What Breaks First and What to Do
Insured Florida LLC · Watersound Origins · Alys · Rosemary · Scenic 30A
Homes on 30A are built for heat, not cold. A few nights most winters drop to freezing, and the damage almost never shows up until the ice melts. Here is what fails first, what to do before a freeze, and what to check after.
By Ryder Schilling, owner of Coastal Home Management 30A · Updated October 24, 2026
The short answer
Freezes on Scenic 30A are uncommon but real: most winters bring a few nights at or below 32 degrees, usually between December and February when an arctic front reaches the Gulf coast, and in January 2025 a winter storm left up to 6 inches of snow on 30A, the heaviest Panhandle snowfall since 1993. The National Weather Service office in Tallahassee issues a Freeze Warning when temperatures are expected to reach 32 degrees or lower for at least two hours, and treats 25 degrees as a hard freeze. Coastal homes fail first at the parts that sit outside: irrigation backflow preventers, outdoor showers, hose bibs, pool equipment, outdoor tankless water heaters and pipes in exterior walls or under raised floors. For a second home that sits empty, the fix is to keep the heat on at 55 degrees or higher, protect what is exposed, and have someone check the house before and after the cold. Coastal Home Management 30A, based in Watersound Origins, checks every member home before a hard freeze, and freeze checks are included on every plan.
How often 30A actually freezes
Most winters bring a handful of nights at or just below freezing, usually behind a strong cold front between December and February. They tend to arrive with a day or two of warning, often over a holiday or a weekend when owners are home somewhere else.
The National Weather Service office in Tallahassee, which covers South Walton, issues a Freeze Warning when temperatures are expected to reach 32 degrees or lower for at least two hours, and treats 25 degrees as a hard freeze. In January 2025 a winter storm put up to 6 inches of snow on 30A, the heaviest Panhandle snowfall since 1993. Rare is not the same as never.
What breaks first in a 30A home
Pipes inside a heated house rarely freeze here. The trouble is everything built outside the heated space, because coastal homes put a lot of plumbing out in the wind.
| Part | Why it fails | What to do before a freeze |
|---|---|---|
| Irrigation backflow preventer | A brass assembly that sits above ground, full of water, in the open | Cover or wrap it, or shut the irrigation supply and drain it |
| Irrigation lines and heads | Water left in shallow lines expands and cracks fittings | Turn the controller off so it cannot run during the freeze |
| Outdoor shower | Exposed supply lines on an outside wall | Shut its valve if it has one and open the handles to drain |
| Hose bibs | The spigot and the pipe just behind it are in the cold | Disconnect hoses and cover each spigot |
| Pool and spa equipment | Water in the pump, filter and heater can freeze and crack them | Make sure freeze protection is on and the equipment has power |
| Outdoor tankless water heater | Its built-in freeze protection only works while it has power | Confirm power is on; a power outage during a freeze is the risk |
| Pipes in exterior walls or under raised floors | Elevated coastal homes often run plumbing where wind reaches it | Keep the heat on and open sink cabinet doors on outside walls |
Before the freeze
If the forecast shows a freeze and the house is empty, this is the list.
- Keep the heat on and set to 55 degrees or higher, and confirm the system is actually running
- Open cabinet doors under sinks on outside walls so warm air reaches the pipes
- Turn the irrigation controller off and protect the backflow preventer
- Drain the outdoor shower and cover the hose bibs
- Make sure pool and spa freeze protection is on and the breakers are on
- Bring in or cover tender potted plants on porches and decks
- If the home will sit empty for weeks and no one can check it, consider shutting off the main water valve and draining the lines; if the home has a fire sprinkler system or a pool that needs water, ask a plumber first
After it thaws
A cracked pipe does not leak while it is frozen. It leaks when the ice melts, often the next afternoon, and in an empty house it can run for days before anyone sees it. Check these once temperatures are back above freezing:
- The backflow preventer and irrigation lines, with the supply back on
- Ceilings and walls under bathrooms and along exterior walls for new stains
- Under every sink and around the water heater
- The outdoor shower and hose bibs, with water running
- The water meter, with every fixture off: if it is still moving, water is going somewhere
- Pool equipment running normally, with no water around the pad
The failure you do not see coming
The most expensive freeze problem is a house with no heat. On a routine visit a couple of days before a hard freeze, our team found the heat not running at a Watersound home whose owners were back home in Illinois. A technician had it running again the same day, before the cold arrived, and the house came through the freeze without a problem. Nobody in Illinois would have known.
If you are not in town
Freeze checks are included on every Coastal Home Management 30A plan. Before every forecast hard freeze, our team checks each member home: heat on and running, exposed lines protected, irrigation off, outdoor shower drained, pool equipment on. After it thaws, we walk the house again and send photos with a written note.
For homes that sit empty all winter, a smart water shutoff valve adds a second line of defense: it closes the main line by itself when it senses a leak, and the alert comes to our team so someone local goes to the house.
30A owner alerts
Not in town when the weather turns?
We email you before a named storm or a hard freeze reaches 30A, and again after it passes with what our team is seeing on the ground. Only when it matters.
From our Google reviews
Owners on 30A, in their own words
“Before the hurricane arrived, Ryder and his crew came over to our house and immediately jumped into action, helping us get everything prepared and secured. ... After the storm, Ryder and his team showed up again, ready to help us get everything back in order.”
“We have been using Ryder and his team for some time now. The service is incredibly reliable and we trust him to the point that he has had keys to our home and mailbox for about a year or so.”
“My vacation home is in excellent hands when I am not there and Ryder can take care of just about any problem or service you may need while you are away.”
Let us watch the forecast for you.
Freeze checks are included on every plan. Before every hard freeze, our team checks your home, then sends photos after the thaw.
Questions
Asked plainly.
Do pipes really freeze on 30A?
They can. Pipes inside a heated house rarely do, but most winters bring a few nights at or below 32 degrees, and the parts of a coastal home that sit outside, like irrigation backflow preventers, outdoor showers, hose bibs and pool equipment, are the ones that crack. In January 2025 a winter storm left up to 6 inches of snow on 30A.
What temperature should I leave the heat at in an empty 30A home in winter?
55 degrees or higher, with the system confirmed running. The setting only helps if the heat actually comes on, which is why someone should check an empty house before a freeze.
Should I shut off the water at my 30A second home for the winter?
If the home will sit empty for weeks with no one checking it, shutting off the main valve and draining the lines removes most of the risk. If the home has a fire sprinkler system on the water line, irrigation you want running, or a pool that needs water, ask a plumber before you do it.
When is freeze season on 30A?
Mostly December through February. Freezes usually come behind a strong cold front with a day or two of warning. The National Weather Service office in Tallahassee issues a Freeze Warning when 32 degrees or lower is expected for at least two hours.
What should I check after a freeze at my 30A home?
The backflow preventer and irrigation lines, ceilings and walls under bathrooms, under every sink, the water heater, the outdoor shower and hose bibs with water running, and the water meter with every fixture off. A cracked pipe leaks when the ice melts, not while it is frozen.
Who checks on a 30A second home before a freeze if I am not in town?
Coastal Home Management 30A does, from Inlet Beach and Watersound Origins to Rosemary Beach and Alys Beach. Freeze checks are included on every plan: before every forecast hard freeze our team checks each member home, then walks it again after the thaw and sends photos with a written note. Plans start at $250 a month.