Moving from New York
Moving from New York to 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.
Moving from New York
Which Palm Beach County Towns Feel Most Like New York?
People come for the winters, some for the taxes, most for both, and almost all of them ask us the same thing first: which part of Palm Beach County will feel like home? Here is how we answer it.
For a New Yorker leaving the Hamptons, start with Jupiter; leaving the Upper East Side, Palm Beach; leaving Tribeca and Hudson Yards, West Palm Beach; leaving the North Shore, Palm Beach Gardens. To weigh every town at once by water, clubs, downtowns, commute and live prices, see Where to Live in Palm Beach County: The Towns Compared.
| If you are leaving | Start with | Why it fits |
|---|---|---|
| The Hamptons | Jupiter | Long stretches of the beach are parkland, with mostly low and mid-rise buildings behind the rest, the Jupiter Inlet and the Loxahatchee River run right through town, and much of the golf is private and unhurried. |
| The Upper East Side | Palm Beach | Trade the doorman building on Park for one near Worth Avenue, and the ocean is a short walk or bike ride, not a cab ride. |
| Tribeca and Hudson Yards | West Palm Beach | New towers line Flagler Drive on the Intracoastal, finance firms have moved their offices in, and Clematis Street, the Norton and the Kravis are a walk away. |
| The North Shore | Palm Beach Gardens | It is a planned city of private golf clubs, each with its own dining room, tennis and fitness, and the beach and the airport are both close. |
| Bedford and North Salem | Wellington | Barns, riding trails and show grounds set the calendar, and the winter equestrian season and polo bring riders from all over the world. |
| Montauk | Tequesta | Montauk is the end of the road and the start of the fishing grounds, and Tequesta is the same idea at the top of Palm Beach County: a small riverfront village a few minutes from the Jupiter Inlet and the offshore grounds, with mostly low-rise buildings. |
| Port Washington and Manhasset Bay | North Palm Beach | If life on Long Island revolves around the yacht club and the harbor, North Palm Beach is built the same way: deep-water canals, marinas and a village golf club, a few minutes from the Palm Beach Inlet and open ocean. |
| The South Shore oceanfront | Singer Island | It is a barrier island of oceanfront towers, a state park beach and reef snorkeling near the inlet. |
| Shelter Island | Jupiter Island | Jupiter Island is that quiet with a bridge: estate homes between the ocean and the Intracoastal, preserved land, the Jupiter Island Club and no commercial strip. |
- No state income or estate taxNew York tops out at 10.9% plus up to 3.876% in the city; Florida has neither tax.
- Winters you can useAbout 66 degrees in January in West Palm Beach, on average.
- An easy trip backNonstops to five New York area airports from West Palm Beach.
- Boating all yearNo haul-out in the fall and no winter storage.
Find Your Match: 9 Places to Start
you’ll love Jupiter
02If you loveThe Upper East Sideyou’ll love Palm Beach
03If you loveTribeca and Hudson Yardsyou’ll love West Palm Beach
04If you loveThe North Shoreyou’ll love Palm Beach Gardens
05If you loveBedford and North Salemyou’ll love Wellington
06If you loveMontaukyou’ll love Tequesta
07If you lovePort Washingtonyou’ll love North Palm Beach
08If you loveThe South Shore oceanfrontyou’ll love Singer Island
09If you loveShelter Islandyou’ll love Jupiter Island and Hobe Sound
Where Your Matches Are
Tap a pin to jump to that match. Map data © OpenStreetMap contributors.
Long Island, Manhattan, Westchester
Moving from Long Island: Which Palm Beach County Towns Fit?
Long Island buyers usually start in Palm Beach Gardens if home is the North Shore clubs, North Palm Beach for Port Washington and Manhasset Bay, Singer Island for the South Shore oceanfront, and Jupiter, Tequesta or Jupiter Island and Hobe Sound for the Hamptons, Montauk and Shelter Island. Islip is a nonstop flight from West Palm Beach.
Property tax is the line most Long Island owners notice first: Nassau County’s median effective rate is 1.72%, against 0.82% in Palm Beach County (Tax Foundation 2026 (opens in a new tab), 2024 data). Nassau and Suffolk are among the largest sources of new Palm Beach County households in the IRS county-to-county migration data (IRS SOI migration data (opens in a new tab), 2022 to 2023).
Moving from Manhattan: Where Do City Buyers Land?
Upper East Side buyers usually start in Palm Beach, a walkable town of postwar co-ops and quiet avenues with Worth Avenue standing in for Madison. Tribeca and Hudson Yards buyers start in West Palm Beach, the one place here with a skyline, new towers on Flagler Drive and a downtown that keeps going after dinner.
LaGuardia, JFK and Newark are all nonstop from West Palm Beach. New York City residents pay 3.078% to 3.876% in city income tax on top of the state’s, and both end only with a real change of domicile (see When does New York stop treating me as a resident).
Moving from Westchester: Where Do Buyers Start?
Bedford and North Salem buyers usually start in Wellington, Palm Beach County’s horse country, where barns, riding trails, the winter equestrian season and polo set the calendar. If your Westchester life is built around a golf club rather than a barn, start with Palm Beach Gardens and its private clubs.
JetBlue flies nonstop from West Palm Beach to Westchester County Airport (HPN). Westchester’s median effective property tax rate is 1.84%, against 0.82% in Palm Beach County (Tax Foundation 2026 (opens in a new tab), 2024 data).
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 New York.
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.”
“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.”
“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 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.
If You Love The Hamptons, You’ll Love Jupiter
If summer means the ocean at Main Beach, a boat in Sag Harbor and a quiet road home, Jupiter is the closest thing Palm Beach County has. Long stretches of the beach are parkland, with mostly low and mid-rise buildings behind the rest, the Jupiter Inlet and the Loxahatchee River run right through town, and much of the golf is private and unhurried. The difference: here it lasts all year.
New: Voloridge Investment Management bought parts of Harbourside Place for $57.6 million and plans a new office building for up to 200 employees. (Commercial Observer (opens in a new tab), 2026-02-20)
People have lived at the Jupiter Inlet for thousands of years. The inlet, the river and the lighthouse shaped the town, and they still shape its neighborhoods today.
Every home for sale in Jupiter (opens in a new tab) The Jupiter guide 563 for sale now (live from BeachesMLS; changes through the day)
See the Full MatchClose the MatchSide by side, places to eat and do, neighborhoods, new construction and questions
Side by side
The Hamptons and Jupiter
What to do and see
If You Love It There, Try This Here
Restaurants
4 matchesRoadside seafood shacks where the fish on the board came in that day.
Special-occasion dining rooms by the harbor, made for a long dinner.
Big, breezy waterfront restaurants with a bar scene and sunset views.
Seafood-forward dinners looking straight out over boats and water.
Nightlife
3 matchesCasual rooms known for live music, with a band on most nights.
Waterfront bars where the deck fills up as the evening starts.
A night out in town, from a pint and dinner to free outdoor concerts at the Harbourside amphitheater.
Coffee
2 matchesLocal roasters pulling their own small-batch beans at a busy espresso bar.
Small beach-town coffee counters a short ride from the sand.
Beaches, Parks and the Water
2 matchesLifeguarded public ocean beaches with wide sand.
Protected woods and water with quiet trails and plenty of birds.
Things to Do
2 matchesMuseums that tell the story of the local coast, one through art and one through history.
Professional theaters staging plays and musicals in a small-town setting.
Neighborhoods
Neighborhoods, Side by Side
| The Hamptons | Jupiter | What they share |
|---|---|---|
| Sag Harbor Village Walkable former whaling village with a working harbor, Main Street and historic houses. | Abacoa See homes in this community (opens in a new tab) | Walkable town centers with shops, dining and homes close together. |
| North Haven Peninsula of waterfront homes between Sag Harbor and Shelter Island. | Pennock Point See homes in this community (opens in a new tab) | Ungated peninsulas of waterfront homes with quick access to open water. |
| Shinnecock Hills Rolling, windswept land around historic private golf clubs. | The Loxahatchee Club See homes in this community (opens in a new tab) | Private golf clubs set in native landscape. |
| East Hampton estate section Shingled estates on large lots between the village and the ocean. | Jupiter Inlet Colony | Quiet streets of houses running down to the ocean and inlet. |
More to explore
More Neighborhoods Worth Noting in Jupiter
For the beach lover
Jupiter Inlet Colony: Its own small town beside Jupiter, with homes on the ocean, the inlet and quiet interior streets.
Ocean Trail: Five oceanfront condominium buildings on A1A.
See homes in Ocean Trail (opens in a new tab) 25 for sale now
For boaters
Jupiter Yacht Club: Intracoastal residences above a 79-slip marina.
See homes in Jupiter Yacht Club (opens in a new tab) 4 for sale now
Pennock Point: An ungated Loxahatchee River peninsula in unincorporated Jupiter, with no HOA and private docks.
See homes in Pennock Point (opens in a new tab) 1 for sale now
For golf and club life
Admirals Cove: 45 holes and a full-service marina in a gated club community.
See homes in Admirals Cove (opens in a new tab) 42 for sale now
The Bear's Club: Estates and villas around a private Jack Nicklaus course, behind a gate.
See homes in The Bear's Club (opens in a new tab) 9 for sale now
For room to spread out
Jupiter Farms: About 15 square miles of unincorporated acreage west of Jupiter, with a county riding park.
See homes in Jupiter Farms (opens in a new tab) 55 for sale now
For something newer
Jupiter Country Club: Toll Brothers homes around a Greg Norman course now being redesigned by Agustín Pizá.
See homes in Jupiter Country Club (opens in a new tab) 15 for sale now
For a walkable town center
Abacoa: A planned community of distinct neighborhoods, a public golf club and Downtown Abacoa.
See homes in Abacoa (opens in a new tab) 56 for sale now
Questions
Questions About Jupiter If You Love The Hamptons
Is Jupiter like The Hamptons?
If summer means the ocean at Main Beach, a boat in Sag Harbor and a quiet road home, Jupiter is the closest thing Palm Beach County has. Long stretches of the beach are parkland, with mostly low and mid-rise buildings behind the rest, the Jupiter Inlet and the Loxahatchee River run right through town, and much of the golf is private and unhurried. The difference: here it lasts all year.
Where should I eat in Jupiter if I love the restaurants in The Hamptons?
If you love Lunch (The Lobster Roll) in Amagansett, try Little Moir's Food Shack. If you love The American Hotel in Sag Harbor, try 1000 North. If you love Cowfish in Hampton Bays, try Guanabanas.
What is the nightlife like in Jupiter compared with The Hamptons?
If Stephen Talkhouse in Amagansett is your kind of night, try Square Grouper Tiki Bar: casual rooms known for live music, with a band on most nights. If The Surf Lodge in Montauk is your kind of night, try U-Tiki Beach: waterfront bars where the deck fills up as the evening starts. If Rowdy Hall in East Hampton is your kind of night, try Harbourside Place: a night out in town, from a pint and dinner to free outdoor concerts at the harbourside amphitheater.
What are the coffee shops, beaches and parks like in Jupiter compared with The Hamptons?
Hampton Coffee Company pairs with Subculture Coffee (Jupiter). Jack's Stir Brew Coffee pairs with Pumphouse Coffee Roasters, Cones & Coffee. Coopers Beach pairs with Jupiter Beach Park. Elizabeth A. Morton National Wildlife Refuge pairs with Riverbend Park.
Which Jupiter neighborhoods feel like The Hamptons?
Sag Harbor Village: look at Abacoa (Walkable town centers with shops, dining and homes close together). North Haven: look at Pennock Point (Ungated peninsulas of waterfront homes with quick access to open water). Shinnecock Hills: look at The Loxahatchee Club (Private golf clubs set in native landscape). East Hampton estate section: look at Jupiter Inlet Colony (Quiet streets of houses running down to the ocean and inlet). See every one in our Jupiter neighborhood guides.
What is different about living in Jupiter compared with The Hamptons?
The vibe: A summer colony: busiest Memorial Day to Labor Day, quiet in winter in The Hamptons; A year-round town: busiest January to April, and open for business all summer in Jupiter. The beaches: Wide ocean beaches; the water is warmest in July and August in The Hamptons; Ocean beaches with water warm enough to swim most of the year in Jupiter. On the water: Bays, harbors and the Montauk fishing fleet in The Hamptons; The Jupiter Inlet, the Loxahatchee River and the Intracoastal, with offshore fishing all year in Jupiter. Golf and clubs: Private clubs like Shinnecock Hills and the Maidstone Club in The Hamptons; Private clubs like The Bear's Club, Admirals Cove and The Loxahatchee Club in Jupiter. Evenings out: Main Street dinners in East Hampton and Sag Harbor, music at the Talkhouse in The Hamptons; Waterfront dinners on the inlet, live music at Square Grouper and Harbourside Place in Jupiter. The homes: Shingle-style houses, estate sections and village lots in The Hamptons; Club estates, river and Intracoastal homes, and oceanfront condominiums in Jupiter. Getting back to Manhattan: About 2 to 3 hours by car or the Hampton Jitney bus, longer on summer weekends in The Hamptons; About 30 minutes to the West Palm Beach airport, then a nonstop flight of about 3 hours to LaGuardia or JFK in Jupiter.
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If You Love The Upper East Side, You’ll Love Palm Beach
Palm Beach is the Upper East Side's winter address, and it feels it: a walkable town of postwar co-ops, quiet avenues, museums and shopping, with Worth Avenue standing in for Madison. Trade the doorman building on Park for one near Worth Avenue, and the ocean is a short walk or bike ride, not a cab ride.
New: Phipps Ocean Park is being rebuilt with restored dunes, 80,000 native plants, a relocated Little Red Schoolhouse and new beach pavilions (WLRN, November 2025). (WLRN (opens in a new tab), 2025-11-18)
Palm Beach grew from a pioneer settlement on the lake into a resort town in a single generation. The railroad, the hotels and the bridges set the shape of the island, and the Town still guards it today.
Every home for sale in Palm Beach (opens in a new tab) The Palm Beach guide 246 for sale now (live from BeachesMLS; changes through the day)
See the Full MatchClose the MatchSide by side, places to eat and do, neighborhoods, new construction and questions
Side by side
The Upper East Side and Palm Beach
What to do and see
If You Love It There, Try This Here
Restaurants
3 matchesFormal French-leaning dining rooms with white tablecloths and long wine lists.
Grand hotel lounges for a cocktail, music and dressing up a little.
Polished Italian dining rooms tucked just off the main shopping street.
Nightlife
2 matchesGrand hotel lounges for an evening cocktail, music and dressing up a little.
Classic hotels where an evening out comes with live music.
Coffee
2 matchesThe same Milanese café, espresso bar and pastry counter, in both places.
Bright, casual cafés for coffee and a light bite.
Beaches, Parks and the Water
2 matchesWaterside parks with a promenade for an evening walk.
pair Central Park with a park, or reword: "The neighborhood's open-air escape, a short walk from the avenue."
Things to Do
2 matchesGilded Age mansions opened as museums, rooms kept as they were.
Walkable shopping streets of designer boutiques, galleries and cafés.
Neighborhoods
Neighborhoods, Side by Side
| The Upper East Side | Palm Beach | What they share |
|---|---|---|
| Carnegie Hill Townhouse blocks and pre-war co-ops near Museum Mile. | Via Mizner No homes are listed for sale here right now. New listings come up through the year; ask me to watch for one. | In-town addresses steps from the shops, museums and dining. |
| Sutton Place Quiet co-op blocks along the East River, a step back from Midtown. | Sloan's Curve See homes in this community (opens in a new tab) | Residential buildings on the water, set apart from the busy streets. |
| East End Avenue Riverside pre-war co-ops beside Carl Schurz Park. | Ibis Isle See homes in this community (opens in a new tab) | Quiet waterside homes set back from the busy streets. |
More to explore
More Neighborhoods Worth Noting in Palm Beach
For the beach lover
Sloan's Curve: Gated oceanfront condominiums on South Ocean Boulevard.
See homes in Sloan's Curve (opens in a new tab) 8 for sale now
Two North Breakers Row: Oceanfront residences on The Breakers grounds.
See homes in Two North Breakers Row (opens in a new tab) 3 for sale now
For walking everywhere
Palm Beach Towers: An in-town condominium on Cocoanut Row, near Royal Poinciana Way.
See homes in Palm Beach Towers (opens in a new tab) 6 for sale now
Royal Park Addition: Houses and apartments on the avenues between Royal Palm Way and Worth Avenue.
See homes in Royal Park Addition (opens in a new tab) 27 for sale now
For ocean-to-lake estates
Primavera Estates: Estate lots on Clarke, Barton and Primavera Avenues, in lake front, middle and ocean sections.
See homes in Primavera Estates (opens in a new tab) 4 for sale now
For life on the lagoon
Ibis Isle: Houses and condominiums on an island in the Lake Worth Lagoon.
See homes in Ibis Isle (opens in a new tab) 7 for sale now
Questions
Questions About Palm Beach If You Love The Upper East Side
Is Palm Beach like The Upper East Side?
Palm Beach is the Upper East Side's winter address, and it feels it: a walkable town of postwar co-ops, quiet avenues, museums and shopping, with Worth Avenue standing in for Madison. Trade the doorman building on Park for one near Worth Avenue, and the ocean is a short walk or bike ride, not a cab ride.
Where should I eat in Palm Beach if I love the restaurants in The Upper East Side?
If you love Daniel in Upper East Side, try Café L'Europe. If you love Bemelmans Bar in Upper East Side, try HMF at The Breakers. If you love Caravaggio in Upper East Side, try Renato's.
What is the nightlife like in Palm Beach compared with The Upper East Side?
If Bemelmans Bar in Upper East Side is your kind of night, try HMF at The Breakers: grand hotel lounges for an evening cocktail, music and dressing up a little. If Café Carlyle in Upper East Side is your kind of night, try The Colony Hotel: classic hotels where an evening out comes with live music.
What are the coffee shops, beaches and parks like in Palm Beach compared with The Upper East Side?
Sant Ambroeus Madison pairs with Sant Ambroeus Palm Beach. Bluestone Lane pairs with Drift Palm Beach. Carl Schurz Park pairs with Lake Drive Park. Central Park pairs with Midtown Municipal Beach.
Which Palm Beach neighborhoods feel like The Upper East Side?
Carnegie Hill: look at Via Mizner (In-town addresses steps from the shops, museums and dining). Sutton Place: look at Sloan's Curve (Residential buildings on the water, set apart from the busy streets). East End Avenue: look at Ibis Isle (Quiet waterside homes set back from the busy streets). See every one in our Palm Beach neighborhood guides.
What is different about living in Palm Beach compared with The Upper East Side?
The vibe: Old-line Manhattan: doormen, museums and Madison Avenue in The Upper East Side; A walkable winter town of Worth Avenue and quiet streets, busiest November to April in Palm Beach. The beaches: None in the neighborhood; Long Island or the Jersey Shore is a day trip in The Upper East Side; Ocean beaches like Midtown Beach, a short walk or bike ride from in-town Palm Beach in Palm Beach. On the water: The East River esplanade; boating means a marina outside the city in The Upper East Side; The Lake Trail along the Intracoastal and the Town of Palm Beach Marina in Palm Beach. Golf and clubs: City clubs like the Union Club; golf means a drive out of town in The Upper East Side; Private clubs like the Everglades Club and the Bath and Tennis Club, plus the town's Par 3 course in Palm Beach. Evenings out: Bemelmans Bar and Café Carlyle at The Carlyle in The Upper East Side; HMF at The Breakers and live music at The Colony in Palm Beach. The homes: Prewar co-ops, doorman condos and townhouses in The Upper East Side; Postwar co-ops and condos, in-town houses and ocean-to-lake estates in Palm Beach. Getting back to Manhattan: You are already there; LaGuardia is about 30 minutes by car in The Upper East Side; About 15 minutes to the West Palm Beach airport, then about 3 hours nonstop to LaGuardia, JFK or Newark in Palm Beach.
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If You Love Tribeca and Hudson Yards, You’ll Love West Palm Beach
West Palm Beach is the one place here with a skyline and a downtown that keeps going after dinner. New towers line Flagler Drive on the Intracoastal, finance firms have moved their offices in, and Clematis Street, the Norton and the Kravis are a walk away. It is the closest thing to city life, with Palm Beach across the bridge.
New: The Nora District enters its third phase with Nora House, an 11-story building of 117 condos; groundbreaking expected 2027, completion 2029. (WFLX (opens in a new tab), 2026-04-10)
West Palm Beach began as Henry Flagler’s town across the lake from his Palm Beach hotels. The railroad, the boom and the bust, and the arts that came later shaped the neighborhoods buyers look at today.
Every home for sale in West Palm Beach (opens in a new tab) The West Palm Beach guide 1,670 for sale now (live from BeachesMLS; changes through the day)
See the Full MatchClose the MatchSide by side, places to eat and do, neighborhoods, new construction and questions
Side by side
Tribeca and Hudson Yards and West Palm Beach
What to do and see
If You Love It There, Try This Here
Restaurants
4 matchesLively French bistros with a zinc-bar feel and a terrace or room to linger.
Busy Italian dining rooms built for big tables and shared plates.
Old-school steakhouses with dry-aged beef and wood-paneled rooms.
Chef-driven restaurants with a seasonal, personal menu.
Nightlife
2 matchesBars up high for golden-hour cocktails and a view over downtown.
Jazz rooms with a stage, a bar and dinner before the set.
Coffee
2 matchesSerious specialty coffee bars where the beans are the point.
Bright neighborhood cafés for coffee, something fresh and a quick lunch.
Beaches, Parks and the Water
2 matchesWaterfront promenades for walking, running and watching the boats.
Islands reached by boat, with lawns, history and views back to the city.
Things to Do
2 matchesMajor art museums with strong American collections and new contemporary wings.
Big downtown stages for concerts, theater and touring shows.
Neighborhoods
Neighborhoods, Side by Side
| Tribeca and Hudson Yards | West Palm Beach | What they share |
|---|---|---|
| Tribeca Landmarked blocks of cast-iron and warehouse buildings turned into lofts. | Flamingo Park See homes in this community (opens in a new tab) | Protected historic districts of older buildings close to downtown. |
| Battery Park City Planned riverside neighborhood with a long esplanade. | El Cid See homes in this community (opens in a new tab) | Homes lining a waterfront drive with a long walking path. |
| Hudson Yards New glass residential towers above the river. | One Watermark Place See homes in this community (opens in a new tab) | Full-service towers right on the water. |
| West Chelsea Gallery district of low-rise streets near the High Line. | Northwood Village No homes are listed for sale here right now. New listings come up through the year; ask me to watch for one. | Small arts-and-dining districts of galleries, shops and cafés. |
More to explore
More Neighborhoods Worth Noting in West Palm Beach
For something new
The Bristol: A 25-story tower on South Flagler Drive, completed 2019.
See homes in The Bristol (opens in a new tab) 4 for sale now
La Clara: 83 residences on South Flagler, closings from 2023.
See homes in La Clara (opens in a new tab) 3 for sale now
Forté on Flagler: A 25-story tower on South Flagler, with closings since July 2025.
See homes in Forté on Flagler (opens in a new tab) 5 for sale now
For boaters
One Watermark Place: Large residences above a 22-slip marina.
See homes in One Watermark Place (opens in a new tab) 1 for sale now
For old Florida charm
El Cid: A historic district of 1920s and postwar homes along South Flagler Drive.
See homes in El Cid (opens in a new tab) 9 for sale now
Flamingo Park: A 1920s historic district just south of downtown.
See homes in Flamingo Park (opens in a new tab) 9 for sale now
Old Northwood: A 1920s land-boom historic district north of downtown.
See homes in Old Northwood (opens in a new tab) 9 for sale now
For a newer single-family home
Banyan Cay: Single-family homes inside Banyan Cay Resort, on the former President Country Club land.
See homes in Banyan Cay (opens in a new tab) 22 for sale now
New construction
New Construction, Side by Side
| Tribeca and Hudson Yards | West Palm Beach | What they share |
|---|---|---|
| 35 Hudson Yards | Mandarin Oriental Residences, West Palm Beach | Hotel-branded residences in new towers with services downstairs. |
| 111 Murray Street | South Flagler House | Tall new condominium towers with wide views over the water. |
Questions
Questions About West Palm Beach If You Love Tribeca and Hudson Yards
Is West Palm Beach like Tribeca and Hudson Yards?
West Palm Beach is the one place here with a skyline and a downtown that keeps going after dinner. New towers line Flagler Drive on the Intracoastal, finance firms have moved their offices in, and Clematis Street, the Norton and the Kravis are a walk away. It is the closest thing to city life, with Palm Beach across the bridge.
Where should I eat in West Palm Beach if I love the restaurants in Tribeca and Hudson Yards?
If you love Frenchette in Tribeca, try Pistache French Bistro. If you love Locanda Verde in Tribeca, try Elisabetta's Ristorante. If you love Wolfgang's Steakhouse (TriBeCa) in Tribeca, try Okeechobee Steakhouse.
What is the nightlife like in West Palm Beach compared with Tribeca and Hudson Yards?
If Peak in Hudson Yards is your kind of night, try Spruzzo Rooftop at The Ben: bars up high for golden-hour cocktails and a view over downtown. If The Django in Tribeca is your kind of night, try Sunset Lounge: jazz rooms with a stage, a bar and dinner before the set.
What are the coffee shops, beaches and parks like in West Palm Beach compared with Tribeca and Hudson Yards?
Kaffe 1668 pairs with Pumphouse Coffee Roasters, The Pouratorium. Maman pairs with Celis Juice Bar. Hudson River Park pairs with West Palm Beach Waterfront and Lake Pavilion. Governors Island pairs with Peanut Island Park.
Which West Palm Beach neighborhoods feel like Tribeca and Hudson Yards?
Tribeca: look at Flamingo Park (Protected historic districts of older buildings close to downtown). Battery Park City: look at El Cid (Homes lining a waterfront drive with a long walking path). Hudson Yards: look at One Watermark Place (Full-service towers right on the water). West Chelsea: look at Northwood Village (Small arts-and-dining districts of galleries, shops and cafés). See every one in our West Palm Beach neighborhood guides.
Is there new construction in West Palm Beach like Tribeca and Hudson Yards?
If 35 Hudson Yards is on your list, look at Mandarin Oriental Residences, West Palm Beach: Hotel-branded residences in new towers with services downstairs. If 111 Murray Street is on your list, look at South Flagler House: Tall new condominium towers with wide views over the water. More in Palm Beach County new developments.
What is different about living in West Palm Beach compared with Tribeca and Hudson Yards?
The vibe: Downtown energy: lofts, new towers and restaurants on every block in Tribeca and Hudson Yards; The one real downtown here: towers, Clematis Street and Rosemary Square in West Palm Beach. The beaches: Rockaway or Coney Island by subway or ferry, swimmable in summer in Tribeca and Hudson Yards; No beach downtown; Palm Beach's Midtown Beach is about 10 minutes over the bridge in West Palm Beach. On the water: Hudson River Park piers, ferries and North Cove Marina in Tribeca and Hudson Yards; The Intracoastal along Flagler Drive, the city docks and Palm Harbor Marina in West Palm Beach. Golf and clubs: Golf means the Chelsea Piers driving range or a drive out of the city in Tribeca and Hudson Yards; The city-owned West Palm Beach Golf Course and the Palm Beach Yacht Club downtown in West Palm Beach. Evenings out: Jazz at The Django and cocktails up at Peak in Hudson Yards in Tribeca and Hudson Yards; Jazz at the historic Sunset Lounge and the Spruzzo rooftop bar at The Ben in West Palm Beach. The homes: Loft conversions and new glass towers in Tribeca and Hudson Yards; New towers on Flagler Drive and 1920s houses in historic districts like El Cid in West Palm Beach. Getting back to Manhattan: You are already there; Newark or LaGuardia is about 30 to 45 minutes by car in Tribeca and Hudson Yards; About 10 minutes to the West Palm Beach airport, then about 3 hours nonstop to LaGuardia, JFK or Newark in West Palm Beach.
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If You Love The North Shore, You’ll Love Palm Beach Gardens
If home is Manhasset, Old Westbury or Locust Valley, built around a club and a good drive, Palm Beach Gardens will feel familiar fast. It is a planned city of private golf clubs, each with its own dining room, tennis and fitness, and the beach and the airport are both close.
New: Publix opened May 21, 2026 at Avenir Town Center on Northlake Boulevard. (Publix Corporate Newsroom (opens in a new tab), 2026-05-21)
Palm Beach Gardens was a plan on paper before it was a place. One landowner’s idea of a garden city, and the golf that followed, shaped the neighborhoods buyers choose between today.
Every home for sale in Palm Beach Gardens (opens in a new tab) The Palm Beach Gardens guide 603 for sale now (live from BeachesMLS; changes through the day)
See the Full MatchClose the MatchSide by side, places to eat and do, neighborhoods, new construction and questions
Side by side
The North Shore and Palm Beach Gardens
What to do and see
If You Love It There, Try This Here
Restaurants
2 matchesWaterside dining with a big deck and boats coming and going.
Steakhouses with a classic dining room.
Nightlife
2 matchesIn-town spots for dinner and a drink, with live music on Friday nights.
Places in town to catch a live band on a Friday or Saturday night.
Coffee
1 matchLocal specialty roasters with cafés in the town centers.
Beaches, Parks and the Water
1 matchState parks with protected shoreline, trails and a quiet beach.
Things to Do
2 matchesPolished shopping destinations lined with designer stores.
College-campus theaters with a season of concerts, dance and touring shows.
Neighborhoods
Neighborhoods, Side by Side
| The North Shore | Palm Beach Gardens | What they share |
|---|---|---|
| Old Westbury Gold Coast estates on large, wooded lots. | Old Palm Golf Club See homes in this community (opens in a new tab) | Private, low-density golf settings with custom estate homes. |
| Lloyd Harbor Waterfront estates on deep water and wooded bluffs. | Frenchman's Creek See homes in this community (opens in a new tab) | Some homes on deep water with docks, inside a private club. |
| Locust Valley Hunt-country village around long-established private clubs. | BallenIsles See homes in this community (opens in a new tab) | Club-centered communities with golf, tennis and a dining room on site. |
More to explore
More Neighborhoods Worth Noting in Palm Beach Gardens
For golf and club life
BallenIsles: Three courses and an equity club.
See homes in BallenIsles (opens in a new tab) 28 for sale now
Old Palm: About 300 homes on 650 acres around one private course.
See homes in Old Palm (opens in a new tab) 5 for sale now
Mirasol: Two courses and 23 neighborhoods.
See homes in Mirasol (opens in a new tab) 10 for sale now
For boaters
Frenchman's Creek: Deep-water lots, 36 holes and a beach club.
See homes in Frenchman's Creek (opens in a new tab) 17 for sale now
For golf without a required membership
PGA National: Four championship courses plus a par-3, thousands of homes, with club membership optional.
See homes in PGA National (opens in a new tab) 102 for sale now
For no club at all
Evergrene: Homes around Lake Dorothy, with no club equity.
See homes in Evergrene (opens in a new tab) 22 for sale now
Questions
Questions About Palm Beach Gardens If You Love The North Shore
Is Palm Beach Gardens like The North Shore?
If home is Manhasset, Old Westbury or Locust Valley, built around a club and a good drive, Palm Beach Gardens will feel familiar fast. It is a planned city of private golf clubs, each with its own dining room, tennis and fitness, and the beach and the airport are both close.
Where should I eat in Palm Beach Gardens if I love the restaurants in The North Shore?
If you love Restaurant Prime in Huntington, try Waterway Cafe. If you love Peter Luger Steak House in Great Neck, try The Butcher's Club at PGA National.
What is the nightlife like in Palm Beach Gardens compared with The North Shore?
If The Last Word in Huntington is your kind of night, try Avocado Cantina: in-town spots for dinner and a drink, with live music on friday nights. If The Paramount in Huntington is your kind of night, try Voodoo Bayou: places in town to catch a live band on a friday or saturday night.
What are the coffee shops, beaches and parks like in Palm Beach Gardens compared with The North Shore?
Southdown Coffee pairs with Subculture Coffee (Gardens). Caumsett State Historic Park Preserve pairs with John D. MacArthur Beach State Park.
Which Palm Beach Gardens neighborhoods feel like The North Shore?
Old Westbury: look at Old Palm Golf Club (Private, low-density golf settings with custom estate homes). Lloyd Harbor: look at Frenchman's Creek (Some homes on deep water with docks, inside a private club). Locust Valley: look at BallenIsles (Club-centered communities with golf, tennis and a dining room on site). See every one in our Palm Beach Gardens neighborhood guides.
What is different about living in Palm Beach Gardens compared with The North Shore?
The vibe: Old estates, country clubs and harbor villages in The North Shore; A planned city of private golf clubs, each with dining, tennis and fitness in Palm Beach Gardens. The beaches: Bay and Sound beaches; the ocean is a drive to the South Shore in The North Shore; No beach in the city itself; Juno Beach and MacArthur Beach State Park are about 10 minutes in Palm Beach Gardens. On the water: Manhasset and Oyster bays and the Sound, mostly May to October in The North Shore; The Intracoastal and canals, with the Jupiter and Palm Beach inlets to open ocean all year in Palm Beach Gardens. Golf and clubs: Private clubs like Piping Rock and The Creek, many by invitation in The North Shore; Clubs like BallenIsles, Old Palm and Mirasol, plus PGA National Resort in Palm Beach Gardens. Evenings out: Shows at The Paramount and live music at The Last Word in Huntington in The North Shore; Bands on weekends at Voodoo Bayou and Avocado Cantina in Downtown Palm Beach Gardens in Palm Beach Gardens. The homes: Estates and colonials on large wooded lots in The North Shore; Club homes and estates, from villas to custom houses, mostly inside gates in Palm Beach Gardens. Getting back to Manhattan: About 30 minutes to an hour on the Long Island Rail Road, or by car in The North Shore; About 20 minutes to the West Palm Beach airport, then about 3 hours nonstop to LaGuardia or JFK in Palm Beach Gardens.
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If You Love Bedford and North Salem, You’ll Love Wellington
Wellington is horse country, full stop. Barns, riding trails and show grounds set the calendar, and the winter equestrian season and polo bring riders from all over the world. If your weekends in Westchester are built around the barn, this is where they continue in winter.
New: Related Ross bought 32 acres near State Road 7 for Village Landing, planned with a 180-room hotel and 300,000+ square feet of shops, offices and restaurants. (Commercial Observer (opens in a new tab), 2026-09-01)
Wellington is one of the newest towns in the county: a ranch in the 1950s, a planned community in the 1970s and a village since 1995. Horses came with the polo club and never left.
See the Full MatchClose the MatchSide by side, places to eat and do, neighborhoods, new construction and questions
Side by side
Bedford and North Salem and Wellington
What to do and see
If You Love It There, Try This Here
Restaurants
2 matchesHorse-country dining rooms a short drive from the barns.
Relaxed dinners with steaks and grilled dishes on the menu.
Nightlife
2 matchesSmall rooms where you sit close to the band, from jazz to blues.
Bar rooms with a stage, where bands play close to the crowd.
Coffee
1 matchVillage food stops for coffee, lunch and prepared dishes.
Beaches, Parks and the Water
1 matchQuiet nature preserves with boardwalks or trails and birdlife.
Things to Do
2 matchesShow grounds where the horse-show calendar sets the season.
Outdoor concert settings for evenings on the lawn.
Neighborhoods
Neighborhoods, Side by Side
| Bedford and North Salem | Wellington | What they share |
|---|---|---|
| Bedford Stone walls, horse farms and riding trails on acreage. | Palm Beach Point See homes in this community (opens in a new tab) | Farm parcels of five acres and more, zoned for horses. |
| North Salem Horse farms clustered around a well-known show grounds. | Grand Prix Village No homes are listed for sale here right now. New listings come up through the year; ask me to watch for one. | Horse farms right beside the show grounds. |
| Pound Ridge Wooded lots of several acres on quiet roads. | Saddle Trail Park See homes in this community (opens in a new tab) | Two-to-five-acre lots with room for a barn. |
| Bedford Corners Estate homes on one to two acres near the riding trails. | Southfields See homes in this community (opens in a new tab) | Estate homes and horse properties on lots of more than an acre. |
More to explore
More Neighborhoods Worth Noting in Wellington
For room to ride
Palm Beach Point: Farm parcels in Wellington’s equestrian district.
See homes in Palm Beach Point (opens in a new tab) 7 for sale now
Saddle Trail Park: Acreage lots in the equestrian district.
See homes in Saddle Trail Park (opens in a new tab) 11 for sale now
Next to the show grounds
Grand Prix Village: Horse farms near the Wellington International show grounds.
No homes are listed for sale here right now. New listings come up through the year; ask me to watch for one.
For polo
Southfields: Horse properties and estate homes near Palm Beach Polo Golf & Country Club.
See homes in Southfields (opens in a new tab) 5 for sale now
For golf
Binks Forest: Homes around Wellington National, a Johnny Miller course.
See homes in Binks Forest (opens in a new tab) 16 for sale now
Questions
Questions About Wellington If You Love Bedford and North Salem
Is Wellington like Bedford and North Salem?
Wellington is horse country, full stop. Barns, riding trails and show grounds set the calendar, and the winter equestrian season and polo bring riders from all over the world. If your weekends in Westchester are built around the barn, this is where they continue in winter.
Where should I eat in Wellington if I love the restaurants in Bedford and North Salem?
If you love Bedford Post Inn in Bedford, try Stallion Restaurant. If you love Moderne Barn in Armonk, try Rancho Argentino.
What is the nightlife like in Wellington compared with Bedford and North Salem?
If Jazz On Main in Mount Kisco is your kind of night, try Village Music Cafe: small rooms where you sit close to the band, from jazz to blues. If Garcia's at The Capitol Theatre in Port Chester is your kind of night, try Copper Blues Rock Pub & Kitchen: bar rooms with a stage, where bands play close to the crowd.
What are the coffee shops, beaches and parks like in Wellington compared with Bedford and North Salem?
Bedford Gourmet pairs with Juan's Marketplace. Mianus River Gorge pairs with Peaceful Waters Sanctuary.
Which Wellington neighborhoods feel like Bedford and North Salem?
Bedford: look at Palm Beach Point (Farm parcels of five acres and more, zoned for horses). North Salem: look at Grand Prix Village (Horse farms right beside the show grounds). Pound Ridge: look at Saddle Trail Park (Two-to-five-acre lots with room for a barn). Bedford Corners: look at Southfields (Estate homes and horse properties on lots of more than an acre). See every one in our Wellington neighborhood guides.
What is different about living in Wellington compared with Bedford and North Salem?
The vibe: Horse country: stone walls, barns and back roads in Bedford and North Salem; Horse country: barns, riding trails, show grounds and polo fields in Wellington. The outdoors: Riding trails and preserves like Ward Pound Ridge Reservation in Bedford and North Salem; Riding trails, Peaceful Waters Sanctuary and Okeeheelee Park; the ocean is about 30 minutes east in Wellington. On the water: Lakes and reservoirs; boating means a drive to the Sound or the Hudson in Bedford and North Salem; Lakes and canals in the village; the Intracoastal and ocean are about 30 minutes east in Wellington. Golf and clubs: Clubs like Bedford Golf and Tennis Club, and the spring and fall horse shows in Bedford and North Salem; The Wanderers Club, the winter show season at Wellington International and polo at the National Polo Center in Wellington. Evenings out: Jazz On Main in Mount Kisco and shows at The Capitol Theatre in Bedford and North Salem; Live bands at Village Music Cafe and Copper Blues, and Saturday Night Lights show jumping in winter in Wellington. The homes: Farms and estates on stone-walled acreage in Bedford and North Salem; Farms from a few acres to ten and more, in an equestrian zoning district in Wellington. Getting back to Manhattan: About an hour by Metro-North train to Grand Central, or by car in Bedford and North Salem; About 25 minutes to the West Palm Beach airport, then about 3 hours nonstop to Westchester, LaGuardia or JFK in Wellington.
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If You Love Montauk, You’ll Love Tequesta
Montauk is the end of the road and the start of the fishing grounds, and Tequesta is the same idea at the top of Palm Beach County: a small riverfront village a few minutes from the Jupiter Inlet and the offshore grounds, with mostly low-rise buildings.
New: The Village of Tequesta took ownership of Tequesta Park from the state and has an $8-10 million improvement plan, with planning money set aside but no construction funding yet. (WFLX (opens in a new tab), 2026-06-23)
Tequesta is younger than its neighbors: a 1950s plan along the river forks that became a village in two years. The river, the inlet and the lighthouse across the water were here long before it.
Every home for sale in Tequesta (opens in a new tab) The Tequesta guide 96 for sale now (live from BeachesMLS; changes through the day)
See the Full MatchClose the MatchSide by side, places to eat and do, neighborhoods, new construction and questions
Side by side
Montauk and Tequesta
What to do and see
If You Love It There, Try This Here
Restaurants
4 matchesOpen-air waterfront decks for seafood and a drink at sunset.
Casual seafood and sushi spots close to the fishing fleet.
Long-running seafood restaurants where regulars return for decades.
Local craft breweries with a taproom that feels like the town's porch.
Nightlife
2 matchesLaid-back local bars where live music is part of the evening.
Taverns on the main road where the bar stays busy into the night.
Coffee
2 matchesSmall local roasters with an in-house café.
Neighborhood counters for morning coffee and baked goods.
Beaches, Parks and the Water
2 matchesRocky shoreline where waves crash against the coast.
Beaches backed by dunes and open water on both sides.
Things to Do
1 matchState parks with old military radar history and wild trails.
Neighborhoods
Neighborhoods, Side by Side
| Montauk | Tequesta | What they share |
|---|---|---|
| Montauk Harbor Homes and docks around the fishing harbor and Lake Montauk. | Tequesta Country Club See homes in this community (opens in a new tab) | River homes near a golf club, with a ramp and day dock for the boat. |
| Montauk Downs Houses around the public golf course in the hills. | Turtle Creek Club See homes in this community (opens in a new tab) | Golf-course homes with river access nearby. |
More to explore
More Neighborhoods Worth Noting in Tequesta
For golf and club life
Jupiter Hills Club: Two Fazio courses behind a guard gate, just north of Tequesta.
See homes in Jupiter Hills Club (opens in a new tab) 6 for sale now
Turtle Creek: A 1969 Joe Lee course, with golf membership optional.
See homes in Turtle Creek (opens in a new tab) 6 for sale now
For life on the river
Tequesta Country Club: Homes near the Loxahatchee in the neighborhood Tequesta grew up around.
See homes in Tequesta Country Club (opens in a new tab) 12 for sale now
For easy condo living
Lighthouse Cove: Condominiums off Village Boulevard.
See homes in Lighthouse Cove (opens in a new tab) 9 for sale now
Questions
Questions About Tequesta If You Love Montauk
Is Tequesta like Montauk?
Montauk is the end of the road and the start of the fishing grounds, and Tequesta is the same idea at the top of Palm Beach County: a small riverfront village a few minutes from the Jupiter Inlet and the offshore grounds, with mostly low-rise buildings.
Where should I eat in Tequesta if I love the restaurants in Montauk?
If you love Duryea's in Montauk, try Tiki 52 Bar & Grill. If you love Inlet Seafood in Montauk, try Hog Snappers Shack & Sushi. If you love Gosman's Dock in Montauk, try The Gallery Grille.
What is the nightlife like in Tequesta compared with Montauk?
If The Montauket in Montauk is your kind of night, try Blue Pointe Bar & Grill: laid-back local bars where live music is part of the evening. If Shagwong Tavern in Montauk is your kind of night, try Double Roads Tavern: taverns on the main road where the bar stays busy into the night.
What are the coffee shops, beaches and parks like in Tequesta compared with Montauk?
Left Hand Coffee pairs with Oceana Coffee. MTK Bake Shoppe pairs with Perk Coffee House. Montauk Point State Park pairs with Blowing Rocks Preserve. Hither Hills State Park pairs with Coral Cove Park.
Which Tequesta neighborhoods feel like Montauk?
Montauk Harbor: look at Tequesta Country Club (River homes near a golf club, with a ramp and day dock for the boat). Montauk Downs: look at Turtle Creek Club (Golf-course homes with river access nearby). See every one in our Tequesta neighborhood guides.
What is different about living in Tequesta compared with Montauk?
The vibe: End-of-the-road fishing town, busiest in summer in Montauk; A small riverfront village at the county line, quiet all year in Tequesta. The beaches: Ditch Plains and the ocean beaches, warm enough to swim in July and August in Montauk; Coral Cove Park, between the ocean and the Intracoastal, swimmable most of the year in Tequesta. On the water: Montauk Harbor and the fishing fleet, spring through fall in Montauk; The Loxahatchee River and the Jupiter Inlet, with offshore fishing all year in Tequesta. Golf and clubs: Montauk Downs, the state park golf course in Montauk; Private clubs like Tequesta Country Club and Jupiter Hills Club in Tequesta. Evenings out: Sunset drinks at The Montauket and a late night at Shagwong Tavern in Montauk; Live music at Blue Pointe and bands at Double Roads Tavern, just south in Jupiter in Tequesta. The homes: Cottages, beach houses and ranch houses in Montauk; River homes, club homes and condominiums, most of them low-rise in Tequesta. Getting back to Manhattan: About 3 to 4 hours by car, the Hampton Jitney bus or the Long Island Rail Road in Montauk; About 40 minutes to the West Palm Beach airport, then about 3 hours nonstop to LaGuardia, JFK or Islip in Tequesta.
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If You Love Port Washington and Manhasset Bay, You’ll Love North Palm Beach
If life on Long Island revolves around the yacht club and the harbor, North Palm Beach is built the same way: deep-water canals, marinas and a village golf club, a few minutes from the Palm Beach Inlet and open ocean.
New: Village Place, the proposed redevelopment of the old Twin City Mall site at US-1 and Northlake Boulevard (hotel, residences, retail, civic space), is on hold pending the developer's lawsuit with the village over building heights. (Stet News (opens in a new tab), 2026-08-24)
North Palm Beach is a planned village of the 1950s, laid out on land that changed hands several times before it was dredged into canals. The golf course, the waterfront and the postwar plan still shape its neighborhoods today.
Every home for sale in North Palm Beach (opens in a new tab) The North Palm Beach guide 261 for sale now (live from BeachesMLS; changes through the day)
See the Full MatchClose the MatchSide by side, places to eat and do, neighborhoods, new construction and questions
Side by side
Port Washington and Manhasset Bay and North Palm Beach
What to do and see
If You Love It There, Try This Here
Restaurants
2 matchesCasual dockside seafood with boat slips and sunset over the water.
Long-running fine-dining rooms for a special dinner close to home.
Nightlife
2 matchesLocal hangouts for a beer and live music, a few minutes from home.
Waterfront restaurants with a bar, where you can arrive by car or by boat.
Coffee
1 matchEspresso bars on the main road for a quick, good cup.
Beaches, Parks and the Water
2 matchesProtected shoreline with woods, trails and an undeveloped beach.
Local waterfront parks on the bay with boat access.
Things to Do
2 matchesFull-service marinas from the same operator.
Publicly owned golf courses with a clubhouse feel.
Neighborhoods
Neighborhoods, Side by Side
| Port Washington and Manhasset Bay | North Palm Beach | What they share |
|---|---|---|
| Sands Point Estates on the water at the tip of the peninsula. | Lost Tree Village See homes in this community (opens in a new tab) | Estate homes between two waters inside a private club setting. |
| Manorhaven Marina village on Manhasset Bay. | Old Port Cove See homes in this community (opens in a new tab) | Waterfront homes built around a big marina. |
| Plandome Quiet streets of older homes along Manhasset Bay. | Yacht Club (North Palm Beach) See homes in this community (opens in a new tab) | Established waterfront streets of houses with docks. |
More to explore
More Neighborhoods Worth Noting in North Palm Beach
For golf and club life
Lost Tree: Gated homes from ocean to Intracoastal around a private club.
See homes in Lost Tree (opens in a new tab) 17 for sale now
For boaters
Old Port Cove: Condominiums around a marina with slips to 200 feet.
See homes in Old Port Cove (opens in a new tab) 29 for sale now
Harbour Isles: Single-family homes built in the early 2000s.
See homes in Harbour Isles (opens in a new tab) 5 for sale now
For the beach lover
Seminole Landing: Gated homes by the ocean with a private beach.
See homes in Seminole Landing (opens in a new tab) 1 for sale now
Questions
Questions About North Palm Beach If You Love Port Washington and Manhasset Bay
Is North Palm Beach like Port Washington and Manhasset Bay?
If life on Long Island revolves around the yacht club and the harbor, North Palm Beach is built the same way: deep-water canals, marinas and a village golf club, a few minutes from the Palm Beach Inlet and open ocean.
Where should I eat in North Palm Beach if I love the restaurants in Port Washington and Manhasset Bay?
If you love Butler's Flat Clam Shack in Port Washington, try Frigates Waterfront Bar & Grill. If you love Hendrick's Tavern in Roslyn, try Café Chardonnay.
What is the nightlife like in North Palm Beach compared with Port Washington and Manhasset Bay?
If Finn MacCool's in Port Washington is your kind of night, try The Brewhouse Gallery: local hangouts for a beer and live music, a few minutes from home. If Nino's Beach in Port Washington is your kind of night, try Frigates Waterfront Bar & Grill: waterfront restaurants with a bar, where you can arrive by car or by boat.
What are the coffee shops, beaches and parks like in North Palm Beach compared with Port Washington and Manhasset Bay?
For Five Coffee Roasters pairs with The Daily Grind Coffee. Sands Point Preserve pairs with John D. MacArthur Beach State Park. Manorhaven Beach Park pairs with Anchorage Park.
Which North Palm Beach neighborhoods feel like Port Washington and Manhasset Bay?
Sands Point: look at Lost Tree Village (Estate homes between two waters inside a private club setting). Manorhaven: look at Old Port Cove (Waterfront homes built around a big marina). Plandome: look at Yacht Club (North Palm Beach) (Established waterfront streets of houses with docks). See every one in our North Palm Beach neighborhood guides.
What is different about living in North Palm Beach compared with Port Washington and Manhasset Bay?
The vibe: A harbor town built around the yacht clubs and the train in Port Washington and Manhasset Bay; A 1950s planned village of canals, marinas and a golf course in North Palm Beach. The beaches: Sound beaches like Sands Point; the ocean is on the South Shore in Port Washington and Manhasset Bay; John D. MacArthur Beach State Park, a few minutes across the Intracoastal in North Palm Beach. On the water: Manhasset Bay moorings and marinas, mostly May to October in Port Washington and Manhasset Bay; Canals with docks, Safe Harbor Old Port Cove and the Palm Beach Inlet, all year in North Palm Beach. Golf and clubs: Manhasset Bay Yacht Club and Harbor Links golf course in Port Washington and Manhasset Bay; The village-owned North Palm Beach Country Club, with private clubs nearby in North Palm Beach. Evenings out: Live music Fridays at Finn MacCool's and dinner on the water at Nino's Beach in Port Washington and Manhasset Bay; Frigates on the water and live music at The Brewhouse Gallery in Lake Park in North Palm Beach. The homes: Waterfront colonials and harbor homes in Port Washington and Manhasset Bay; Canal homes with docks, marina condominiums, and oceanfront homes nearby in North Palm Beach. Getting back to Manhattan: About 40 minutes on the Long Island Rail Road to Penn Station in Port Washington and Manhasset Bay; About 20 minutes to the West Palm Beach airport, then about 3 hours nonstop to LaGuardia or JFK in North Palm Beach.
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If You Love The South Shore oceanfront, You’ll Love Singer Island
Long Beach and Atlantic Beach give you the ocean outside the window; Singer Island does the same in warm water. It is a barrier island of oceanfront towers, a state park beach and reef snorkeling near the inlet.
New: Riviera Beach picked Forest Development for a $566 million remake of Marina Village, across the bridge from Singer Island: a convention center, a 270-room hotel, condos, three waterfront restaurants and an expanded Bicentennial Park. (Stet News (opens in a new tab), 2026-05-22)
New: Riviera Beach is launching an emergency dune replacement project along 1.2 miles of northern Singer Island, from just north of Ocean Reef Park to the island's northern condominiums. (Stet News (opens in a new tab), 2026-06-01)
Singer Island was cut off from the mainland until the 1920s. The inlet, a hotel that was never finished and the towers that came after shaped the island, and they still shape its market today.
Every home for sale in Singer Island (opens in a new tab) The Singer Island guide 147 for sale now (live from BeachesMLS; changes through the day)
See the Full MatchClose the MatchSide by side, places to eat and do, neighborhoods, new construction and questions
Side by side
The South Shore oceanfront and Singer Island
What to do and see
If You Love It There, Try This Here
Restaurants
3 matchesSeafood dining rooms with a view over the water.
Seafood right at the docks, a step from the boats.
Laid-back beach-town bars with a kitchen and a local feel.
Nightlife
2 matchesBusy beach-town bars with a kitchen and live music.
Easygoing spots near the water for a cold drink late in the day.
Beaches, Parks and the Water
2 matchesLifeguarded oceanfront parks for a beach day.
Undeveloped barrier-island beach with dunes and a lagoon behind.
Things to Do
2 matchesSeaside parks with Cold War-era military history.
Working waterfronts of charter boats, fish markets and dockside dining.
Neighborhoods
Neighborhoods, Side by Side
| The South Shore oceanfront | Singer Island | What they share |
|---|---|---|
| Point Lookout Small village of houses at the tip of the barrier island by the inlet. | Palm Beach Shores See homes in this community (opens in a new tab) | Small towns of houses at the tip of an island, beside the inlet. |
| Freeport canals Canal-front homes with docks off the bay. | Palm Beach Isles See homes in this community (opens in a new tab) | Canal homes with docks and a short run to the inlet. |
| Long Beach oceanfront Condominium buildings along the boardwalk. | Ritz-Carlton Residences Singer Island See homes in this community (opens in a new tab) | Oceanfront condominium towers right on the beach. |
More to explore
More Neighborhoods Worth Noting in Singer Island
For oceanfront towers
The Ritz-Carlton Residences: Oceanfront residences in two towers, completed in 2008.
See homes in The Ritz-Carlton Residences (opens in a new tab) 14 for sale now
VistaBlue: 58 residences on 19 stories, completed around 2018.
See homes in VistaBlue (opens in a new tab) 3 for sale now
For boaters
Palm Beach Isles: Canal and Intracoastal homes in Riviera Beach on Singer Island, many with docks, near the Lake Worth Inlet.
See homes in Palm Beach Isles (opens in a new tab) 13 for sale now
For old Florida charm
Palm Beach Shores: A small town of 1950s houses and condominiums, incorporated 1951.
See homes in Palm Beach Shores (opens in a new tab) 30 for sale now
Yacht Harbor Estates: Houses on the lagoon side of Singer Island in Riviera Beach.
See homes in Yacht Harbor Estates (opens in a new tab) 4 for sale now
Questions
Questions About Singer Island If You Love The South Shore oceanfront
Is Singer Island like The South Shore oceanfront?
Long Beach and Atlantic Beach give you the ocean outside the window; Singer Island does the same in warm water. It is a barrier island of oceanfront towers, a state park beach and reef snorkeling near the inlet.
Where should I eat in Singer Island if I love the restaurants in The South Shore oceanfront?
If you love Nautilus Cafe in Freeport, try Caretta Caretta. If you love Jordan Lobster Farms in Island Park, try Sailfish Restaurant at Sailfish Marina Resort. If you love Billy's Beach Cafe in Long Beach, try Ocean Ave Bar & Kitchen.
What is the nightlife like in Singer Island compared with The South Shore oceanfront?
If Minnesota's in Long Beach is your kind of night, try Ocean Ave Bar & Kitchen: busy beach-town bars with a kitchen and live music. If Bright Eye Beer Co. in Long Beach is your kind of night, try Sailfish Marina Tiki Bar: easygoing spots near the water for a cold drink late in the day.
What are the coffee shops, beaches and parks like in Singer Island compared with The South Shore oceanfront?
Jones Beach State Park pairs with Ocean Reef Park. Fire Island National Seashore pairs with John D. MacArthur Beach State Park.
Which Singer Island neighborhoods feel like The South Shore oceanfront?
Point Lookout: look at Palm Beach Shores (Small towns of houses at the tip of an island, beside the inlet). Freeport canals: look at Palm Beach Isles (Canal homes with docks and a short run to the inlet). Long Beach oceanfront: look at Ritz-Carlton Residences Singer Island (Oceanfront condominium towers right on the beach). See every one in our Singer Island neighborhood guides.
What is different about living in Singer Island compared with The South Shore oceanfront?
The vibe: A boardwalk beach city, busiest in summer in The South Shore oceanfront; A barrier island of oceanfront towers, a state park beach and the inlet in Singer Island. The beaches: Long Beach's ocean beach and boardwalk, warm enough to swim in July and August in The South Shore oceanfront; Ocean Reef Park and MacArthur Beach State Park, swimmable most of the year in Singer Island. On the water: Reynolds Channel and the bays behind the barrier island in The South Shore oceanfront; The Palm Beach Inlet, Peanut Island and reefs for snorkeling near the inlet in Singer Island. Golf and clubs: Lido Golf Club and the beach clubs of Atlantic Beach in The South Shore oceanfront; No course on the island; North Palm Beach Country Club and PGA National are a short drive in Singer Island. Evenings out: Live music at Minnesota's on West Beech Street and Bright Eye Beer Co in The South Shore oceanfront; Live music at Ocean Ave Bar & Kitchen and the Sailfish Marina tiki bar at sunset in Singer Island. The homes: Beach houses, walk-ups and oceanfront condominium buildings in The South Shore oceanfront; Oceanfront towers, canal homes and 1950s houses in Palm Beach Shores in Singer Island. Getting back to Manhattan: About an hour on the Long Island Rail Road from Long Beach to Penn Station in The South Shore oceanfront; About 25 minutes to the West Palm Beach airport, then about 3 hours nonstop to JFK or LaGuardia in Singer Island.
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If You Love Shelter Island, You’ll Love Jupiter Island and Hobe Sound
Shelter Island is the quiet you take a ferry to find. Jupiter Island is that quiet with a bridge: estate homes between the ocean and the Intracoastal, preserved land, the Jupiter Island Club and no commercial strip.
New: A mixed-use project is proposed at 9025 SE Bridge Road in downtown Hobe Sound: about 4,399 sq ft of restaurant and retail space, three apartments and six townhouses (Martin County applications, February 2026). (TreasureCoast.com (opens in a new tab), 2026-02)
Jupiter Island was a Spanish land grant, a pineapple venture and a winter resort before it became a town. The club, the preserves and the beach program that shape it today date from the 1930s to the 1980s.
Every home for sale in Jupiter Island and Hobe Sound (opens in a new tab) 18 for sale now (live from BeachesMLS; changes through the day)
See the Full MatchClose the MatchSide by side, places to eat and do, neighborhoods, new construction and questions
Side by side
Shelter Island and Jupiter Island and Hobe Sound
What to do and see
If You Love It There, Try This Here
Restaurants
2 matchesSmall chef-run cafés with a seasonal, seafood-leaning menu.
Evening dining rooms with a good wine list, close to home.
Nightlife
2 matchesOpen-air restaurants and bars by the water, busiest as the sun goes down.
Long-running local gathering spots, open since 1927 and 1941, with a full bar.
Coffee
1 matchLocal coffee shops for a morning cup and something to eat.
Beaches, Parks and the Water
1 matchNature Conservancy preserves of protected shoreline and trails.
Things to Do
2 matchesProtected land open for walks and seasonal programs.
pair with a local history museum, or: "Places where the area's early history is still on view."
Neighborhoods
Neighborhoods, Side by Side
| Shelter Island | Jupiter Island and Hobe Sound | What they share |
|---|---|---|
| Dering Harbor Tiny incorporated village of shingled waterfront houses. | Jupiter Island Club See homes in this community (opens in a new tab) | Small towns of waterfront homes with a long-established club. |
| Ram Island Causeway-linked island of waterfront homes and bays. | Loblolly See homes in this community (opens in a new tab) | Waterfront homes with a marina and quiet water. |
| Hay Beach Houses along the island's north-shore beaches. | Jupiter Island | Homes on a barrier island with the beach out the door. |
More to explore
More Neighborhoods Worth Noting in Jupiter Island and Hobe Sound
For quiet and privacy
Jupiter Island Club: A 1944 club at the center of a 2.7-square-mile town.
See homes in Jupiter Island Club (opens in a new tab) 13 for sale now
For boaters
Loblolly: In Hobe Sound across the Intracoastal from Jupiter Island: homes on the Intracoastal with a private marina and club.
See homes in Loblolly (opens in a new tab) 6 for sale now
Questions
Questions About Jupiter Island and Hobe Sound If You Love Shelter Island
Is Jupiter Island and Hobe Sound like Shelter Island?
Shelter Island is the quiet you take a ferry to find. Jupiter Island is that quiet with a bridge: estate homes between the ocean and the Intracoastal, preserved land, the Jupiter Island Club and no commercial strip.
Where should I eat in Jupiter Island and Hobe Sound if I love the restaurants in Shelter Island?
If you love Vine Street Café in Shelter Island, try Taylor Beach House Cafe. If you love The Ram's Head Inn in Shelter Island, try The Grove Cucina & Wine.
What is the nightlife like in Jupiter Island and Hobe Sound compared with Shelter Island?
If Sunset Beach in Shelter Island Heights is your kind of night, try Guanabanas: open-air restaurants and bars by the water, busiest as the sun goes down. If The Crescent Bar at The Pridwin in Shelter Island is your kind of night, try Harry and the Natives: long-running local gathering spots, open since 1927 and 1941, with a full bar.
What are the coffee shops, beaches and parks like in Jupiter Island and Hobe Sound compared with Shelter Island?
Stars Café pairs with Hobe Sound Social & Coffee. Mashomack Preserve pairs with Blowing Rocks Preserve.
Which Jupiter Island and Hobe Sound neighborhoods feel like Shelter Island?
Dering Harbor: look at Jupiter Island Club (Small towns of waterfront homes with a long-established club). Ram Island: look at Loblolly (Waterfront homes with a marina and quiet water). Hay Beach: look at Jupiter Island (Homes on a barrier island with the beach out the door). See every one in our Jupiter Island and Hobe Sound neighborhood guides.
What is different about living in Jupiter Island and Hobe Sound compared with Shelter Island?
The vibe: A quiet island you reach by ferry in Shelter Island; A quiet, green town of about 2.7 square miles, reached by bridge in Jupiter Island and Hobe Sound. The beaches: Crescent Beach and bay beaches; no ocean surf on the island in Shelter Island; Hobe Sound Beach and Blowing Rocks Preserve, on the open ocean in Jupiter Island and Hobe Sound. On the water: Bays and harbors all around, with ferries to the North and South Forks in Shelter Island; The ocean on one side, the Intracoastal on the other, many homes with docks in Jupiter Island and Hobe Sound. Golf and clubs: Gardiner's Bay Country Club and Shelter Island Country Club in Shelter Island; The Jupiter Island Club, with Loblolly and other clubs in Hobe Sound in Jupiter Island and Hobe Sound. Evenings out: Sunset Beach in summer and the Crescent Bar at The Pridwin in Shelter Island; Guanabanas on the water in Jupiter and live music at Harry and the Natives in Hobe Sound in Jupiter Island and Hobe Sound. The homes: Shingle houses and cottages on wooded lots in Shelter Island; Estate homes on large lots, many with docks in Jupiter Island and Hobe Sound. Getting back to Manhattan: A ferry, then about 2.5 to 3 hours by car or the Hampton Jitney bus in Shelter Island; About 45 to 50 minutes to the West Palm Beach airport, then about 3 hours nonstop to LaGuardia or JFK in Jupiter Island and Hobe Sound.
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In their words
What People Ask Before Moving from New York
Questions and worries that come up again and again in forums and news coverage, with our answers. Quotes are from public posts and articles, linked to the source.
If I spend 183 days in Florida am I done with New York tax? What if I keep the apartment?
Two tests apply: domicile, and statutory residency (keeping a permanent place of abode in New York for substantially all of the year, read as more than 10 months since tax year 2022, and spending 184 or more days there). Changing domicile has to be shown by clear and convincing evidence, so talk to a New York tax adviser before you count days.
Is there anything like Broadway, real museums, a walkable downtown?
Kravis Center and Norton Museum in West Palm Beach, Four Arts and Flagler Museum in Palm Beach, Maltz Jupiter Theatre. Walkable cores: downtown West Palm (Clematis, Rosemary), Worth Avenue, Harbourside and Abacoa town center in Jupiter, downtown Stuart.
Where is a real bagel? Real slice? Where do New Yorkers eat?
Many New York names now operate here: Sant Ambroeus, Le Bilboquet and La Goulue in Palm Beach; Harry's, Adrienne's Pizzabar and Felice at 360 Rosemary in West Palm Beach.
Palm Beach vs Hamptons: same scene? What happens in summer?
Palm Beach is the winter half of the same calendar; the island is quieter June to September and a few seasonal spots close. Jupiter, Gardens and Stuart run year-round.
Should we rent a season before buying, and where?
Renting first is the most common advice on the forums. In-season rentals (December to April) fill early, so a one-year lease in the town you are leaning toward is often easier to find.
Heard This? Here Is the Fact
“Fly into PBI, Palm Beach International.”
Renamed President Donald J. Trump International Airport on July 9, 2026, and its airline code changed from PBI to DJT on August 18, 2026. Flights now use the code DJT. (source (opens in a new tab))
“The Mets and Yankees are a drive away for spring training.”
Mets train in Port St. Lucie (about 40 minutes north of Jupiter); Yankees are in Tampa. Jupiter hosts the Cardinals and Marlins. (source (opens in a new tab))
The big question
Is It Worth Moving from New York to Palm Beach County?
For most New York buyers who can make Florida their real home, yes. Florida has no state income, estate or city income tax and the flight back is about three hours; the trade is a higher insurance bill, a car for most errands, and a hot summer that is also hurricane season.
More households move to Palm Beach and Martin counties from New York than from any other state: 5,317 tax returns in the 2022 to 2023 IRS county-to-county migration data, led by Nassau County (1,020), Suffolk County (848) and Manhattan (761) (IRS SOI migration data (opens in a new tab)).
| What changes | New York | Palm Beach County |
|---|---|---|
| State income tax | Up to 10.9%, plus 3.078% to 3.876% for New York City residents | None |
| Estate tax | Estates above $7,350,000 in 2026 | None (the federal exemption applies in both states) |
| Leaving the tax system | New York keeps taxing you until you prove the move: domicile, or a home there plus 184 days | Driver license within 30 days, Declaration of Domicile, homestead by March 1 |
| Home insurance | Usually the smaller bill | Usually the larger bill; wind and flood are priced house by house |
| Getting around | Subway, LIRR and Metro-North | A car for most errands; Brightline from West Palm Beach to Miami and Orlando |
| Flights between the two | LaGuardia, JFK, Newark, Westchester and Islip | Nonstop from West Palm Beach, about three hours |
| Home prices | Varies by borough and county | From below the New York suburbs to above Manhattan, town by town; see the live medians |
Taxes and costs
How Do New York and Florida Taxes Compare?
Florida has no state income tax and no estate tax. New York’s top income tax rate is 10.9%, New York City residents add up to 3.876%, and New York taxes estates above $7,350,000 in 2026. The savings start only once New York accepts that you have moved, which is what the residency steps below are for.
The headline is the income tax, but the estate tax and the residency rules matter just as much. Figures are each state’s published rates for 2026 unless noted; your own numbers depend on how your income is earned and where, so run them with your CPA.
| New York | Florida | |
|---|---|---|
| State income tax, top rate | 10.9% (above $25M of income); 9.65% begins at $1,077,550 single, $2,155,350 joint (NYS IT-201-I (opens in a new tab)) | None |
| City income tax | New York City residents 3.078% to 3.876%; Yonkers residents add 16.75% of state tax | None |
| Estate tax | Exclusion $7,350,000 for 2026; above about 105% of it the whole estate is taxed (NYS estate tax (opens in a new tab)) | None. Federal exemption $15,000,000 per person in 2026 applies in both states |
| Median effective property tax | New York State 1.30%; Nassau 1.72%; Westchester 1.84% (Tax Foundation 2026 (opens in a new tab), 2024 data) | Palm Beach County 0.82%; Martin County 0.76% |
| Primary home protections | STAR credit (household income up to $500,000) | Homestead exemption on the first $25,000 plus a second, inflation-indexed $25,000 of assessed value; Save Our Homes 3% cap |
Rates and thresholds as published for tax years 2025-2026, accessed October 2026. General information, not tax advice.
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.
Published rates as of October 2026. General information, not tax advice. Your result depends on your income and filing; confirm with your CPA.
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Making Florida home
When Does New York Stop Treating Me as a Resident?
New York does not take your word for a move. It treats you as a resident if New York is still your domicile, or if you keep a home there that you can use year round and spend 184 or more days in the state; any part of a day counts as a day (NYS Department of Taxation (opens in a new tab)). Whoever claims a change of domicile carries the burden of proving it. The Florida steps below help build that record, together with where your time, your business and the things you treasure actually are.
- 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.
Keeping the New York apartment? Then the day count decides. Keep a calendar, phone records and receipts from the first day, and read the state’s Nonresident Audit Guidelines (opens in a new tab) with your CPA before you close. We coordinate closing dates with your accountant and attorney so the January 1 homestead date and your New York records line up.
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.
Getting back
How Do I Get Back to New York from Palm Beach?
Nonstop flights from West Palm Beach to the New York airports take about three hours gate to gate, and the airport is about 30 minutes from Jupiter.
President Donald J. Trump International Airport in West Palm Beach (DJT, formerly PBI) flies nonstop to LaGuardia, JFK, Westchester and Islip, plus Newark (airport nonstop list (opens in a new tab), October 2026). From Jupiter it is usually 25 to 35 minutes without traffic.
Brightline trains from West Palm Beach run south to Fort Lauderdale and Miami and north to Orlando, which opens up more flights when DJT’s schedule is thin.
Nonstop from DJT, October 2026
- LaGuardia (LGA): American, Delta, JetBlue
- JFK: Delta, JetBlue
- Newark (EWR): JetBlue, United
- Westchester (HPN): JetBlue
- Islip (ISP): JetBlue, Southwest
- New Haven (HVN): Avelo, Breeze (seasonal)
Airlines change routes often; check with the airline before you plan around one.
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 from New York to Palm Beach County?
Most of our New York buyers start from a distance. My team and I do the scouting first: we walk the communities, sit in the traffic, read the condominium documents and the club rules, and send you video and notes before you get on a plane. When you come down, the days are planned around what is left to decide.
We coordinate with your New York attorney and CPA on timing, line up insurance quotes and inspections during the inspection period, and stay with you through closing and the homestead filing. I am a Douglas Elliman agent, so if you are also selling in New York, we can introduce you to a colleague there and keep both sides on one calendar.
Questions we hear
Moving from New York: Questions
Where should I live in Palm Beach County if I'm moving from New York?
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.
Which Palm Beach County town is most like The Hamptons?
Jupiter. Long stretches of the beach are parkland, with mostly low and mid-rise buildings behind the rest, the Jupiter Inlet and the Loxahatchee River run right through town, and much of the golf is private and unhurried. The difference: here it lasts all year.
Which Palm Beach County town is most like The Upper East Side?
Palm Beach. Trade the doorman building on Park for one near Worth Avenue, and the ocean is a short walk or bike ride, not a cab ride.
Which Palm Beach County town is most like Tribeca and Hudson Yards?
West Palm Beach. New towers line Flagler Drive on the Intracoastal, finance firms have moved their offices in, and Clematis Street, the Norton and the Kravis are a walk away. It is the closest thing to city life, with Palm Beach across the bridge.
Which Palm Beach County town is most like The North Shore?
Palm Beach Gardens. It is a planned city of private golf clubs, each with its own dining room, tennis and fitness, and the beach and the airport are both close.
Which Palm Beach County town is most like Bedford and North Salem?
Wellington. Barns, riding trails and show grounds set the calendar, and the winter equestrian season and polo bring riders from all over the world. If your weekends in Westchester are built around the barn, this is where they continue in winter.
Which Palm Beach County town is most like Montauk?
Tequesta. Montauk is the end of the road and the start of the fishing grounds, and Tequesta is the same idea at the top of Palm Beach County: a small riverfront village a few minutes from the Jupiter Inlet and the offshore grounds, with mostly low-rise buildings.
Which Palm Beach County town is most like Port Washington and Manhasset Bay?
North Palm Beach. If life on Long Island revolves around the yacht club and the harbor, North Palm Beach is built the same way: deep-water canals, marinas and a village golf club, a few minutes from the Palm Beach Inlet and open ocean.
Which Palm Beach County town is most like The South Shore oceanfront?
Singer Island. It is a barrier island of oceanfront towers, a state park beach and reef snorkeling near the inlet.
Which Palm Beach County town is most like Shelter Island?
Jupiter Island. Jupiter Island is that quiet with a bridge: estate homes between the ocean and the Intracoastal, preserved land, the Jupiter Island Club and no commercial strip.
Will I stop paying New York income tax when I buy in Florida?
Not automatically. New York taxes you as a resident while it remains your domicile, or if you keep a home there you can use year round and spend 184 or more days in the state. Changing domicile means moving your life, not only your address. Work through it with your CPA.
Does Florida have an estate tax?
No. Florida has no state estate or inheritance tax. New York taxes estates above its exclusion, which is $7,350,000 for 2026, and taxes the whole estate once it passes about 105% of that amount.
When do I file for the homestead exemption?
By March 1 of the same year: if you own and live in the home as your permanent residence on January 1, file by March 1 that year. File with the property appraiser in Palm Beach County or Martin County.
Which Palm Beach County town feels most like the Hamptons?
Jupiter is the usual answer: ocean beaches without high-rises, the Jupiter Inlet and the Loxahatchee River for boating, and private golf clubs on a quiet scale. Retitle the question ’Which town here feels most like the Hamptons?’
Where can I fly to New York from?
President Donald J. Trump International Airport in West Palm Beach (formerly PBI) has nonstop service to LaGuardia, JFK, Newark, Westchester and Islip. Fort Lauderdale and Miami add more options.
Should I rent before I buy?
Many of our buyers do: a winter season or a year shows you traffic, summer weather and the clubs before you commit. Winter leases usually run January through April and many furnished homes are taken by late summer.
Is flood insurance required?
Federally backed lenders require it in FEMA high-risk zones, and Citizens Property Insurance now requires it on its policies, phased in by home value through January 1, 2027. Check the flood zone.
How do I establish Florida residency if I'm leaving New York?
Get a Florida driver license within 30 days, insure, 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.
When is hurricane season, and how does it affect insurance?
June 1 to November 30. Insurers price wind risk by the house: roof age, opening protection and elevation. Ask for quotes and a wind mitigation inspection during the inspection period.
Is it worth moving from New York to Palm Beach County?
For most New York buyers who can make Florida their real home, yes. Florida has no state income, estate or city income tax and the flight back is about three hours; the trade is a higher insurance bill, a car for most errands, and a hot summer that is also hurricane season.
How many New Yorkers move to Palm Beach County?
More than from any other state: 5,317 tax returns moved from New York into Palm Beach and Martin counties in the 2022 to 2023 IRS migration data, led by Nassau County, Suffolk County and Manhattan.
Is Palm Beach County cheaper than New York?
On taxes, yes for most buyers: no state income, estate or city income tax. Home insurance usually costs more, and home prices run from below the New York suburbs to above Manhattan depending on the town; the towns compared shows each town's live median.
How long is the flight from New York to Palm Beach?
About three hours nonstop. The airport in West Palm Beach (DJT, formerly PBI) flies to LaGuardia, JFK, Newark, Westchester and Islip.
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 New York buyers choose are built around driving.
Who helps people relocating from New York to Jupiter or Palm Beach Gardens?
Monika Phillips of Douglas Elliman Real Estate in Jupiter, licensed in Florida since 2009, works with buyers moving from Manhattan, Long Island and Westchester: community scouting and video before you fly down, then tours when you visit.
Moving from somewhere else?
More Relocation Guides
Your move, handled
Start Your Move from New York
Tell us the places you love at home 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 and residency: New York and Florida
The laws and rate tables behind the numbers on this page.
- NYS Department of Taxation, IT-201 instructions (opens in a new tab)
- NYS withholding rates 2026 (opens in a new tab)
- NYS estate tax (opens in a new tab)
- NYS TSB-M-14(6)M, estate tax cliff (opens in a new tab)
- NYS nonresident FAQs (opens in a new tab)
- NYS Nonresident Audit Guidelines (2021) (opens in a new tab)
- IRS 2026 inflation adjustments (estate exemption) (opens in a new tab)
- 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)
News and data cited on this page
Reporting and public data behind the stories and "New" notes above.
- Commercial Observer: Voloridge Investment Management bought parts of Harbourside Place for $57.6 million and plans a new… (opens in a new tab)
- WLRN: Phipps Ocean Park is being rebuilt with restored dunes, 80,000 native plants, a relocated Little Red… (opens in a new tab)
- WFLX: The Nora District enters its third phase with Nora House, an 11-story building of 117 condos;… (opens in a new tab)
- Publix Corporate Newsroom: Publix opened May 21, 2026 at Avenir Town Center on Northlake Boulevard (opens in a new tab)
- Commercial Observer: Related Ross bought 32 acres near State Road 7 for Village Landing, planned with a 180-room hotel and… (opens in a new tab)
- WFLX: The Village of Tequesta took ownership of Tequesta Park from the state and has an $8-10 million… (opens in a new tab)
- Stet News: Village Place, the proposed redevelopment of the old Twin City Mall site at US-1 and Northlake Boulevard… (opens in a new tab)
- Stet News: Riviera Beach picked Forest Development for a $566 million remake of Marina Village, across the bridge… (opens in a new tab)
- Stet News: Riviera Beach is launching an emergency dune replacement project along 1.2 miles of northern Singer… (opens in a new tab)
- TreasureCoast.com: A mixed-use project is proposed at 9025 SE Bridge Road in downtown Hobe Sound: about 4,399 sq ft of… (opens in a new tab)
- One Mile at a Time: Palm Beach International renamed for President Trump (opens in a new tab)
- Sports Illustrated: Every MLB team that holds spring training in Florida (opens in a new tab)
Wellington photo: Pantagruel68, CC BY-SA 3.0, via Wikimedia Commons.
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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