Moving to Florida, The Real Guide

Why people actually move here

It's not just the weather. Florida's tax structure is the #1 reason most of my out-of-state buyers pull the trigger, and once they're here, the lifestyle keeps them.

No state income tax

0% on wages

Florida has no state income tax, period. If you're moving from NY, NJ, CA, or IL, the savings often cover the cost of a higher mortgage payment.

Homestead exemption

$50,000 off taxable value

Live here as your primary residence and you get a homestead exemption. Apply between Jan 1 and March 1 the year after you buy.

Save Our Homes cap

3% annual cap

Once homesteaded, your assessed value can't go up more than 3% per year (or CPI, whichever is lower). Long-term residents pay way less than newcomers.

Taxes & cost of living

Florida's headline numbers look great, but the full picture has nuance. Here's what to budget for:

Property tax

~1.0–1.2% effective

St. Lucie County: ~1.1%. Martin County: ~1.0%. Palm Beach: ~1.1%. Indian River: ~0.95%. Lower than most northern states, but you pay it on full market value year one.

Sales tax

6.5–7%

State 6%, plus a county surtax of 0.5–1%. Groceries are exempt; restaurants are not.

Vehicle registration

Title transfer + tag

Title transfer ~$80, tag ~$225 first time then ~$30/yr. You have 30 days from establishing residency to transfer.

Driver's license

30 days

FL requires you to swap your out-of-state license within 30 days. Bring proof of identity, SS#, and two proofs of FL address.

Insurance, the part nobody warns you about

Homeowners insurance in Florida is real money. Premiums have roughly doubled in the last 5 years, and the carrier landscape is messy. Three things to know:

Wind/hurricane is a separate deductible. Usually 2–5% of insured value, paid out-of-pocket before insurance kicks in. On a $600k home, that's $12,000–$30,000.
Flood is NOT included. Standard homeowners doesn't cover flood. If you're in a flood zone (X, AE, VE), lender will require a separate NFIP or private flood policy.
Wind mitigation discounts are huge. Newer roof, impact windows, hurricane straps, all reduce premium 20–40%. Always get a wind mitigation inspection before binding.

Real example

$650k home, Port St. Lucie, 2024 build

Homeowners + wind: ~$3,400/yr. Flood (zone X): ~$650/yr. 2024 roof + impact windows brings it to roughly $4,000 total. Same house with a 2005 roof and original windows would run $7,000+.

Hurricanes, what to actually expect

Florida's east coast averages a meaningful hurricane impact every 5–7 years. Most years are uneventful. Some basics:

Season: June 1 – November 30. Peak risk Aug–Oct.
East coast (Treasure Coast / Palm Beaches) tends to get glancing blows more often than direct hits, Atlantic storms tend to recurve north before landfall.
Inland is safer than barrier islands. Hutchinson Island, Jupiter Island, and Palm Beach barrier zones face storm surge risk. Mainland PSL, Tradition, Stuart sit far enough inland that surge isn't the main concern.
Shutters or impact glass are non-negotiable. If a home doesn't have either, you'll be plywood-and-screwing every storm watch.

Schools

Florida grades public schools A–F. Attend zone matters more than district, a neighborhood within a top elementary's boundary can be $50k more than the same square footage two miles away. Top zones in this region:

St. Lucie County

Tradition (Manatee Academy K-8, Treasure Coast HS), Hidden Oaks Middle, St. Lucie West Centennial.

Martin County

Palm City Elementary, Hidden Oaks, Martin County HS, Jensen Beach HS, top-rated district overall.

Palm Beach County

Jupiter HS, Palm Beach Gardens HS, Wellington HS, Suncoast (magnet). Wide variation by zone, verify before buying.

Indian River

Vero Beach HS solid; St. Edward's (private K-12) is the prestige option.

Climate, the day-to-day

November–April: paradise. 70s–low 80s, low humidity, 0% chance of cold. This is when snowbirds arrive.
May–October: hot & humid. Highs 88–93, daily afternoon thunderstorms, high humidity. Pool temp 86°+.
Year-round outdoor living. Most homes have screened lanais (pool cages), bugs are real.
No basements. Water table's too high. Storage = garage or attic.

First 30 days after closing, checklist

File for homestead exemption (county property appraiser website, ~10 min)
Transfer driver's license + register vehicles at FL DMV
Register to vote (online, supervisorofelections.com)
Update auto insurance to FL policy (rates differ from out-of-state)
Schedule wind mitigation inspection if not done at purchase
Sign up for county-specific hurricane alerts (CodeRed, Alert St. Lucie)
Find a primary care doctor (3-month wait for new patients is common)
If snowbirding: verify residency requirements before claiming homestead

Have questions specific to your situation?

I work with relocators every week. Happy to talk through the move, taxes, schools, neighborhoods, the works. Free, no pressure.

Book a relocation call →

The honest Florida guide.