Moving to South Florida
Moving to South Florida
Where to live depends on how you want to live: Jupiter, Tequesta and Juno Beach for river, inlet and beach towns; Palm Beach Gardens for private golf clubs; Palm Beach and West Palm Beach for in-town living; Wellington for horses; and Jupiter Island and Stuart to the north for a quieter pace. Start with the place you love back home below, and each town has its own guide with live listings.
Where are you moving from?
Which South Florida Town Will Feel Like Home?
Most people who move here start with the same question: which town will feel like home? We answer it by starting with the places you already love, then walking you through the parts of the move that cost money when they are missed: taxes, residency, insurance and timing.
Client reviews
What Out-of-State Clients Say About Working With Monika
Verbatim reviews from Zillow and Google, from clients who bought, sold or rented here while living somewhere else.
Buying from out of state
We Are Your Eyes and Ears Down Here
Most of our relocation clients start from a distance. Before you fly down, my team and I walk the communities, video the homes, read the documents and the club rules, and send you notes.
When you visit, the days are planned around what is left to decide. After the offer, we line up the inspections and insurance quotes and stay on top of every step to closing, whether you are here or in out of state.
Reviews are verbatim from Zillow and Google; some predate Monika’s move to Douglas Elliman.
“We were buying from out of state and she went to potential homes to video apartments we saw online… we finally decided to move from NY to Florida.”
“Moved from out of state and had constant communication before I arrived for a site visit… She is a great local resource!!”
“We were from out of state and only had 2 days to look at homes. Monika was able to orient us to the area very quickly.”
“We were moving from the Northeast to the Jupiter area and needed knowledgeable help to guide us through the process since we were not on the ground.”
“Monika single-handedly made my move to Florida possible, that is not an exaggeration!!”
“She took the lead and we were able to follow, even from quite a distance away. She made everything smooth and easy.”
“What truly set her apart was the level of care and support she provided while I was out of state.”
“Monika made it very easy for us by being our eyes and ears at the site… without us having to make any trips to the area.”
“I accepted a job in West Palm Beach and had 3 weeks to find an apartment and move down from NY… I can't thank Monika enough.”
“I also really appreciated how well informed she kept me- despite me being out of state during this process.”
“I sold my property in Florida whilst living overseas with Monika's help!!”
Selected verbatim reviews from Zillow and Google, October 2026; some predate Monika’s move to Douglas Elliman. No reviewer was paid. Individual experiences; results vary.
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The South Florida Relocation Guide
The town matches, the tax and residency checklist, insurance questions to ask, and a first-30-days list. Sent to your inbox.
Where to land
How Do the Palm Beach County Towns Compare?
South Florida is not one market. These are the towns our buyers compare most, north to south; every one has its own guide with live listings.
Where to live in Palm Beach County: the towns compared, side by side by water, clubs, downtowns, drive times and live prices.
River towns and marinas
Stuart
A riverfront downtown, the St. Lucie Inlet and Sailfish Point, at the north end of our market.
Homes for sale in Stuart now: 786
Quiet estates
Jupiter Island and Hobe Sound
Estate homes between ocean and Intracoastal on Jupiter Island, with Hobe Sound’s small village and clubs next door.
Homes for sale in Jupiter Island now: 18
Beach, inlet and golf
Jupiter
Ocean beaches with a low-rise skyline, the Jupiter Inlet and Loxahatchee River, and private golf.
Homes for sale in Jupiter now: 563
Club life
Palm Beach Gardens
Championship golf, tennis and dining clubs, a short drive inland from the beach.
Homes for sale in Palm Beach Gardens now: 603
Walkable downtown
West Palm Beach
Intracoastal towers, historic neighborhoods and the county's office center.
Homes for sale in West Palm Beach now: 1,670
The island
Palm Beach
Worth Avenue, ocean-to-lake estates and pre-war co-ops on a walkable island.
Homes for sale in Palm Beach now: 246
Where Your Matches Are
Tap a pin to jump to that match. Map data © OpenStreetMap contributors.
The move, step by step
What Are the Steps in a Move to South Florida?
- Decide how you want to liveBeach or river, club or no club, a tower or a yard, full time or the season. The answers narrow the map faster than price does.
- Rent a season if you are unsureWinter leases usually run January through April; furnished homes are often spoken for by late summer.
- Line up financing or proof of fundsMany sellers here expect it with the offer. Condominium financing depends on the building, so ask early.
- Scout from home, then visit with a planWe send video, notes and documents first, so your days here are for deciding.
- Check flood zone and insurance before the offerQuotes, a four-point and a wind mitigation inspection during the inspection period.
- Read the association documentsCondominium and HOA documents, club membership rules and any milestone inspection reports.
- Close and move in before January 1Homestead turns on owning and living in the home as your permanent residence on January 1.
- Make it officialDriver license, car registration, voter registration, Declaration of Domicile and the homestead filing by March 1.
Taxes and costs
What Changes on Taxes When Florida Becomes Home?
Florida’s constitution bars a state tax on the income of residents (Fla. Const. Art. VII, s.5 (opens in a new tab)). A home you own and live in as of January 1 can carry the homestead exemption: the first $25,000 of assessed value off all taxes and a second $25,000 (indexed to inflation) off non-school taxes on value above $50,000 (s.196.031 (opens in a new tab)). After the first year, Save Our Homes holds the yearly rise in assessed value to 3% or inflation, whichever is lower (s.193.155 (opens in a new tab)). A second home or rental gets no homestead; its non-school assessment increase is capped at 10% a year (s.193.1554 (opens in a new tab)).
On the November 3, 2026 ballot: Amendment 3 (opens in a new tab) would raise the non-school homestead exemption sharply from 2027 and lower the non-homestead cap from 10% to 5%. As passed by the Legislature, people who are not Florida residents on December 31, 2026 would get the current exemption for their first four years of homestead and the larger one from the fifth year, to the extent the U.S. Constitution allows. If it passes, we will update this page; if timing matters to you, talk to your tax advisor before you close.
| Leaving | Top state income tax | State estate or inheritance tax | Median effective property tax |
|---|---|---|---|
| New York | 10.9%, plus NYC up to 3.876% | Estate tax above $7.35M (2026) | 1.30% |
| New Jersey | 10.75% above $1M | Inheritance tax on some heirs; no estate tax | 1.88% |
| Connecticut | 6.99% | Estate and gift tax above $15M (2026) | 1.54% |
| Massachusetts | 5%, plus 4% above $1,107,750 (2026) | Estate tax above $2M | 1.00% |
| Illinois | 4.95% | Estate tax above $4M | 1.88% |
| Pennsylvania | 3.07%, plus Philadelphia wage tax | Inheritance tax 4.5% to 15% (spouse exempt) | 1.26% |
| California | 13.3% including 1% above $1M (2025 schedule) | None | 0.70% |
| Maryland | 6.5% plus county tax up to 3.30% | Estate tax above $5M and 10% inheritance tax | 0.92% |
| Florida | None | None | 0.78%; Palm Beach County 0.82% |
State tax departments, 2025-2026 rates; property tax: Tax Foundation 2026 (opens in a new tab) (2024 Census data). Each relocation guide cites its state’s sources. General information, not tax advice.
Published rates as of October 2026. General information, not tax advice. Your result depends on your income and filing; confirm with your CPA.
Making Florida home
How Do I Become a Florida Resident?
Florida residency is a handful of filings, most of them in your first 30 days. Your old state may still treat you as a resident until it is convinced you left, which is what each relocation guide covers.
- Close on a home you will live inHomestead turns on owning and living in the home as your permanent residence on January 1.
- Florida driver license within 30 daysFlorida asks new residents to switch their license within 30 days of establishing residency (FLHSMV (opens in a new tab)).
- Insure, title and register your carFlorida insurance from a Florida-licensed agent, then title and registration within 10 days of establishing residency. A vehicle titled in another state needs a VIN verification.
- Register to vote at the new addressOnline, at the tax collector or at a driver license office (Florida Division of Elections (opens in a new tab)). The address should match the homestead.
- File a Declaration of DomicileA sworn statement recorded with the Clerk of the Circuit Court in your county (s.222.17 (opens in a new tab)): Palm Beach County Clerk (opens in a new tab) or Martin County Clerk (opens in a new tab).
- Apply for homestead by March 1With the Palm Beach County Property Appraiser (opens in a new tab) or the Martin County Property Appraiser (opens in a new tab). Miss March 1 and the exemption waits a year.
Florida filings show intent but do not by themselves end residency in your current state. That state decides under its own rules, so get advice from a tax professional there before you rely on it.
Before you make an offer
What Should I Know About Insurance and Flood Zones Before I Make an Offer?
Insurance is one of the costs new arrivals most often underestimate, and it turns as much on the house as on the town: roof age and shape, opening protection, elevation and distance to the water all move the premium. We ask for quotes during the inspection period, not after it.
Look up the flood zone for the specific home: FEMA Flood Map Service Center (opens in a new tab), Palm Beach County flood maps (opens in a new tab) (new maps took effect December 20, 2024) or Martin County flood zones (opens in a new tab). A National Flood Insurance Program policy usually starts 30 days after purchase, unless it is bought with the mortgage (FloodSmart (opens in a new tab)).
Citizens Property Insurance is the state’s insurer of last resort. A primary home qualifies only when private offers run more than 20% above Citizens, and Citizens policies now require flood coverage, phased in by home value through January 1, 2027 (s.627.351 (opens in a new tab)).
Ask for these before you commit
- A four-point and a wind mitigation inspection (insurers price the roof, openings and wiring)
- The roof’s age and permit history
- An elevation certificate if the home is in a flood zone
- The seller’s current premium and carrier
- For a condominium: the association’s master policy, reserves and milestone inspection status
Wind-mitigation features earn premium credits by law (s.627.0629 (opens in a new tab)). Homesteaded owners may qualify for a free inspection through My Safe Florida Home (opens in a new tab).
Not insurance advice. Eligibility, coverage and premiums are set by each carrier and by Citizens. Get quotes from a Florida-licensed agent and confirm the flood zone for the specific address.
Renting first
Should I Rent Before I Buy in Palm Beach County?
Many of our buyers rent first: a winter season, or a year, to learn the drive to the beach in March traffic, what August feels like, and which clubhouse they actually want to walk into. Many winter leases run January through April, and furnished homes for the season are often reserved months ahead.
We arrange the rental, and when the right home comes up we are already looking with you. How seasonal and annual rentals work here.
Search what is open now
Every luxury seasonal rental in Palm Beach County, furnished and priced by the month, live from the MLS. By town: Palm Beach · Jupiter · Palm Beach Gardens · Singer Island · West Palm Beach · Juno Beach.
A home can be committed for part of the season and still show as active, so send us your dates and we check each one with the listing agent. Leases of six months or less carry Florida sales tax and the county’s 6% tourist development tax.
Many condominiums and homeowner associations set a minimum lease term and limit how often a home can be leased each year, and some towns restrict short stays. Check the association and town rules for the specific home before you sign.
West Palm Beach averages about 66°F in January and 83°F in July, with about 62 inches of rain a year, most of it May through October (NOAA 1991-2020 normals (opens in a new tab)). Hurricane season runs June 1 to November 30 (National Hurricane Center (opens in a new tab)).
How we help
Who Helps With a Move to Palm Beach County?
Questions we hear
Moving to South Florida: Questions
Where should I live if I am moving to Palm Beach County?
Our market runs from Boca Raton north through Palm Beach County to Stuart in Martin County, and each town lives differently. New York, New Jersey, Massachusetts, California, Pennsylvania and Connecticut send the most people here from out of state, followed by Texas, Illinois, Georgia and Maryland. Florida has no state income or estate tax; homestead is filed by March 1; your old state may tax you until you prove you left.
Where do people moving from New York usually live in Palm Beach County?
Most New York buyers start in Jupiter (if you love the Hamptons), Palm Beach (the Upper East Side), West Palm Beach (Tribeca and Hudson Yards) or Palm Beach Gardens (the North Shore). Florida has no state income or estate tax, the airport in West Palm Beach flies nonstop to LaGuardia, JFK, Newark, Westchester and Islip, and New York keeps taxing you until you prove the move.
Where do people moving from New Jersey usually live in Palm Beach County?
Most New Jersey buyers start in North Palm Beach (if you love Rumson), Juno Beach (Spring Lake and Deal), Palm Beach Gardens (Saddle River and Alpine) or West Palm Beach (Montclair). New Jersey’s median property tax rate is 1.88%, tied with Illinois for the highest in the country; Palm Beach County’s is 0.82%, and Florida has no state income tax. Newark is a nonstop flight away.
Where do people moving from Boston usually live in Palm Beach County?
Most Massachusetts buyers start in Palm Beach (if you love Beacon Hill and Back Bay), West Palm Beach (the Seaport), Jupiter Island (Nantucket) or Juno Beach (the Cape). Massachusetts taxes estates above $2 million and adds a 4% surtax on income over $1,107,750; Florida has neither. JetBlue, Delta and American fly nonstop to Logan.
Where do people moving from California usually live in Palm Beach County?
Most California buyers start in Jupiter (if you love Malibu), Palm Beach (Bel Air and Beverly Hills), North Palm Beach (Newport Beach) or Jupiter Island (Montecito). Florida has no state income tax against California’s top 13.3%, but California’s median property tax rate is lower, and Florida insurance is priced for wind and flood. Nonstops to Los Angeles and San Francisco are seasonal.
Where do people moving from Philadelphia usually live in Palm Beach County?
Most Pennsylvania buyers start in Palm Beach Gardens (if you love the Main Line), Palm Beach (Rittenhouse Square), Jupiter (Avalon and Stone Harbor) or Stuart (New Hope). Pennsylvania’s income tax is a flat 3.07% plus Philadelphia’s wage tax, and its inheritance tax reaches 15%; Florida has neither. American and Frontier fly nonstop to Philadelphia.
Where do people moving from Connecticut usually live in Palm Beach County?
Most Connecticut buyers start in Palm Beach (if you love Greenwich), North Palm Beach (Darien and Rowayton), Jupiter Island (New Canaan) or Palm Beach Gardens (the Fairfield County clubs). Florida has no income or estate tax; Connecticut’s top rate is 6.99% and its median property tax rate is 1.54%. JetBlue flies nonstop to Westchester and Hartford.
Where do people moving from Chicago usually live in Palm Beach County?
Most Chicago buyers start in Palm Beach (if you love the Gold Coast), West Palm Beach (Streeterville and the West Loop), Palm Beach Gardens (Lake Forest) or Jupiter Island (Winnetka). Illinois taxes estates above $4 million and has one of the highest property tax rates in the country; Florida has no income, estate or inheritance tax. American flies nonstop to O’Hare.
Where do people moving from Maryland and DC usually live in Palm Beach County?
Most Washington-area buyers start in Palm Beach (if you love Georgetown), North Palm Beach (Annapolis), Palm Beach Gardens (Bethesda and Chevy Chase) or Wellington (Potomac and Middleburg). Maryland has both an estate tax and an inheritance tax plus county income tax; DC’s top rate is 10.75%. Florida has none of these. Reagan National, Dulles and BWI are nonstop.
Does Florida have a state income tax?
No. Florida’s constitution bars a state tax on the income of residents. Your old state may still tax you until you have changed your domicile, so plan the move with your CPA.
How do I establish Florida residency after moving to Palm Beach County?
Get a Florida driver license within 30 days, title and register your car, register to vote at your new address, record a Declaration of Domicile with the county clerk, and file for homestead by March 1.
What is the homestead exemption?
A home you own and live in as your permanent residence on January 1 can take up to $50,000 off its assessed value, and Save Our Homes then limits yearly increases in assessed value to 3% or inflation, whichever is lower. Amendment 3 on the November 3, 2026 ballot would change the amounts.
When is hurricane season?
June 1 to November 30. Insurers price wind risk by the house itself, so roof age and opening protection matter as much as location.
Should I rent before I buy?
If you are deciding between towns or between full time and seasonal, a winter rental is the cheapest way to find out. Winter leases usually run January through April.
Which towns do you cover?
From Stuart and Hobe Sound in Martin County south through Jupiter, Palm Beach Gardens, Palm Beach and West Palm Beach to Boca Raton, and beyond when you need it.
What are the best towns to live in Palm Beach County?
It depends on how you want to live: Jupiter, Tequesta and Juno Beach for beaches, the river and the inlet; Palm Beach Gardens for private golf clubs; Palm Beach and West Palm Beach for in-town living; Wellington for horses; Singer Island and North Palm Beach for the water; Jupiter Island and Stuart for a quieter pace. The towns compared sets them side by side with live prices.
Is it worth moving to Palm Beach County?
For buyers who can make Florida their real home, it usually is: Florida has no state income or estate tax, the airport in West Palm Beach flies nonstop to most East Coast cities, and the winters are mild. The trade is a higher insurance bill and a hot summer that is also hurricane season.
Which states do most people move to Palm Beach County from?
New York, then New Jersey, Massachusetts, California and Pennsylvania. In the 2022 to 2023 IRS migration data, Palm Beach and Martin counties took in 5,317 tax returns from New York, 2,549 from New Jersey, 1,225 from Massachusetts, 1,084 from California and 962 from Pennsylvania.
How long is the flight from Palm Beach County to New York, Boston or Chicago?
About three hours nonstop from the airport in West Palm Beach (DJT, formerly PBI) to New York, Boston and Chicago O'Hare, and about two and a half to Philadelphia and Washington Reagan National.
Do I need a car in Palm Beach County?
For most errands, yes. Downtown West Palm Beach and Palm Beach are walkable, and Brightline runs from West Palm Beach to Miami and Orlando, but most of the towns buyers choose here are built around driving.
Who helps people relocating to Palm Beach County?
Monika Phillips of Douglas Elliman Real Estate in Jupiter, licensed in Florida since 2009, works with buyers moving from New York, New Jersey, New England, the Mid-Atlantic, Chicago and California: community scouting and video before you fly down, then tours when you visit.
Your move, handled
Start Your Move to South Florida
Tell us where you are coming from and how you want to live here. We will send a short list of towns and communities to start from.
Monika Phillips, Sales Associate, Douglas Elliman Real Estate
Resources
Resources and Sources
Every outside link we used to build this guide, plus the official sites you will need once you get here. Links open in a new tab.
Settling in: official Florida links
License, voting, homestead, schools and getting around.
- Florida driver license and tag for new residents (FLHSMV) (opens in a new tab)
- Register to vote in Florida (opens in a new tab)
- Homestead exemption, Palm Beach County Property Appraiser (opens in a new tab)
- Homestead exemption, Martin County Property Appraiser (opens in a new tab)
- Declaration of domicile, Palm Beach County Clerk (opens in a new tab)
- Recording, Martin County Clerk (opens in a new tab)
- School District of Palm Beach County (opens in a new tab)
- Martin County School District (opens in a new tab)
- FPL, electric service (opens in a new tab)
- Palm Beach International (DJT) nonstop routes (opens in a new tab)
- Brightline, train to Fort Lauderdale, Miami and Orlando (opens in a new tab)
Insurance, flood and storms
Check these before you make an offer.
- Citizens Property Insurance (opens in a new tab)
- My Safe Florida Home (inspections and hardening grants) (opens in a new tab)
- FEMA Flood Map Service Center (opens in a new tab)
- FloodSmart, the National Flood Insurance Program (opens in a new tab)
- Palm Beach County flood maps (opens in a new tab)
- Martin County flood zones (opens in a new tab)
- Palm Beach County Emergency Management (opens in a new tab)
- National Hurricane Center, climatology (opens in a new tab)
Taxes, homestead and residency
The laws and rate tables behind the numbers on this page.
- Tax Foundation, Property Taxes by State and County, 2026 (opens in a new tab)
- Florida Constitution, Art. VII (opens in a new tab)
- Fla. Stat. s.196.031, homestead exemption (opens in a new tab)
- Fla. Stat. s.193.155, Save Our Homes and portability (opens in a new tab)
- Fla. Stat. s.193.1554, non-homestead cap (opens in a new tab)
- Florida Division of Elections, Amendment 3 (HJR 1F) (opens in a new tab)
- Fla. Stat. s.222.17, declaration of domicile (opens in a new tab)
- Fla. Stat. s.627.351, Citizens eligibility and flood requirement (opens in a new tab)
- FloodSmart (NFIP), policy terms (opens in a new tab)
- NOAA NCEI 1991-2020 normals, West Palm Beach (opens in a new tab)
Tax, residency, insurance and legal information on this page is general, current as of October 2026, and is not tax, legal, insurance or financial advice. Laws and rates change. Before acting, confirm with a licensed CPA, an attorney licensed in Florida and in your current state, and a Florida-licensed insurance agent. Links to outside sites are for convenience; we do not control or endorse them. Restaurant, club and brand names belong to their owners and imply no affiliation. Listing counts are live from BeachesMLS, change throughout the day, include only listings available for internet display, and are deemed reliable but not guaranteed. All material presented herein is intended for information purposes only. While this information is believed to be correct; it is represented subject to errors, omission, changes, or withdrawal without notice. All property information, including, but not limited to square footage, room count, number of bedrooms and the school district in property listings are deemed reliable, but should be verified by the Agent’s own attorney, architect, or zoning expert. Monika Phillips, Sales Associate, Douglas Elliman Real Estate, 400 South US Highway 1, Suite C1, Jupiter, FL 33477. © 2026 Douglas Elliman Real Estate. All material presented herein is intended for information purposes only. While this information is believed to be correct, it is represented subject to errors, omissions, changes or withdrawal without notice. Equal Housing Opportunity.
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