Everything You Want to Know About Moving to Florida

It depends on where you're comparing. Florida has no state income tax, which is a significant advantage — a household earning $150K saves $8,000–$15,000 annually compared to New York or New Jersey. Property taxes are moderate, but homeowners insurance has risen sharply in recent years due to hurricane risk. Overall, most Northeast transplants find Florida 15–25% less expensive when you factor in the income tax savings, but housing costs in desirable areas like Naples or Sarasota can rival major metro prices.

This is one of the most important questions to ask before buying in Florida. Insurance costs have risen dramatically — the average Florida homeowner now pays $3,000–$6,000+ annually, compared to $1,200–$2,500 in most other states. Coastal properties, older homes, and properties without hurricane-rated roofs pay significantly more. Always get insurance quotes BEFORE finalizing an offer on a Florida home.

Florida's Homestead Exemption reduces your property's assessed value by $50,000 for tax purposes if it's your primary residence. More importantly, the Save Our Homes cap limits annual increases in assessed value to 3% or the CPI, whichever is lower. This means long-term Florida residents often pay taxes on an assessed value far below market value. When you buy a home, you reset to market value — but the cap kicks in immediately for your primary residence.  *NOTE: Impending vote on Nov 3 2026 will determine if the Homestead Act will be significantly expanded.*

Most Florida communities — especially master-planned communities and condos — have HOA fees. These range from $100/month for basic communities to $1,500+/month for luxury bundled golf communities. HOA fees typically cover amenities, landscaping, exterior maintenance, and community management. Always factor HOA fees into your total housing cost calculation. Barrett always reviews HOA documents and fee histories with clients before purchase.

Hurricane season runs June 1 through November 30, with peak activity in August–October. The reality is that most years, most of Florida is unaffected by major storms. However, the risk is real and you need to prepare for it. This means having hurricane shutters or impact windows, a generator, adequate insurance, and an evacuation plan. The good news: Florida building codes post-2004 are among the strictest in the world, and modern construction handles storms far better than older homes.

Florida summers are hot and humid — there's no sugarcoating it. June through September, temperatures regularly hit 90–95°F with humidity that makes it feel like 100–105°F. Afternoon thunderstorms are daily occurrences. Most Floridians adapt by doing outdoor activities in the morning, spending afternoons in air-conditioned spaces, and embracing the pool and beach lifestyle. The flip side: Florida winters are spectacular, and that's when most of the country is jealous of you.

Southwest Florida (Naples, Fort Myers, Bonita Springs) consistently ranks as having the best weather in the state — lower humidity than South Florida, fewer hurricanes than the Gulf Panhandle, and warm winters. The Gulf Coast also gets more sunny days than the Atlantic side. Central Florida (Orlando, The Villages) has slightly cooler winters and more seasonal variation. The Florida Keys have the most consistent year-round temperatures but are the most hurricane-exposed.

The Villages is in a category of its own. With 130,000+ residents, it's the world's largest retirement community — essentially a self-contained city with 50+ golf courses, hundreds of clubs and activities, three town squares with nightly entertainment, and a golf cart culture unlike anything else in America. It's not for everyone — it's very social, very active, and very homogeneous — but for the right person, it's paradise. Barrett has helped dozens of families move there and can give you an honest assessment of whether it's the right fit.6

In a bundled golf community, golf membership is included in your HOA fees — you pay whether you golf or not, but you have unlimited access. In a non-bundled community, golf is optional and you pay separately. Bundled communities typically have higher HOA fees ($500–$1,500/month) but can be excellent value for avid golfers. Non-bundled communities have lower fees but golf can cost $5,000–$130,000+ for membership. Barrett always walks clients through this distinction because it significantly affects total cost of ownership.

Under the Housing for Older Persons Act (HOPA), a 55+ community must have at least 80% of occupied units with at least one resident 55 or older. The other 20% can be younger. However, most 55+ communities enforce the age requirement strictly. Some communities are 62+, which is more restrictive. Always verify the age requirements and rules before purchasing, especially if you have younger family members who might want to live with you.

Ideally, 12–18 months before your target move date. This gives you time to visit Florida multiple times in different seasons, research communities thoroughly, get pre-approved for financing, sell your current home strategically, and avoid making rushed decisions. That said, Barrett has helped clients execute successful moves in 60–90 days when circumstances required it. The key is having the right guidance from the start.

Barrett's honest answer: it depends on your situation. If you're certain about the community and have done thorough research, buying immediately can make financial sense — especially in appreciating markets. If you're still exploring or haven't spent significant time in the area, renting for 6–12 months lets you experience the community through all seasons before committing. The risk of renting first is that you may miss buying opportunities in competitive markets. Barrett helps clients think through this decision based on their specific circumstances.

Absolutely. Barrett's philosophy is education first, transaction second. She's happy to consult with families who are 1–2 years away from a move, help them understand their options, and be their trusted resource throughout the research process. Many of Barrett's best client relationships started with a consultation 18 months before the actual purchase. There's no pressure and no obligation.

Yes — and this is critically important. The builder's sales agent represents the builder, not you. Having Barrett represent you as your buyer's agent costs you nothing (the builder pays the commission) but gives you an experienced advocate who knows the builder's reputation, the community's history, what upgrades are worth paying for, and what to watch out for in the contract. Barrett has helped many clients navigate new construction purchases and has saved them significant money and headaches in the process.

Most people start by renting seasonally for 1–2 winters to test the lifestyle and find the right community before buying. Seasonal rentals in Florida typically run November–April and can range from $3,000–$15,000/month depending on location and property type. This approach lets you experience different communities, understand the seasonal rhythm, and make a more informed purchase decision. Barrett can connect you with trusted rental resources in any Florida market.

To claim Florida residency (and its income tax benefits), you generally need to spend more than 183 days per year in Florida and take steps to establish domicile — Florida driver's license, voter registration, updating your will and estate documents, and filing a Declaration of Domicile. If you maintain a home in a high-tax state, that state may challenge your Florida residency claim. Barrett always recommends consulting with a tax attorney who specializes in multi-state residency before making this decision.

Florida's real estate market varies significantly by region. Southwest Florida (Naples, Sarasota, Fort Myers) remains one of the most resilient markets in the country due to limited inventory and sustained demand from retirees and remote workers. The Villages and Central Florida continue to see strong activity driven by the 55+ migration wave. Miami and Tampa have cooled slightly from their 2021–2022 peaks but remain competitive. The honest answer: Florida is not one market — it's dozens of micro-markets, and where you buy matters enormously. Barrett tracks all of them and can tell you exactly where value exists right now.

As of 2026, Florida has shifted toward a more balanced market in most regions after the frenzy of 2021–2022. Buyers now have more negotiating leverage than they've had in years — longer days on market, more price reductions, and sellers willing to contribute to closing costs or buy down your mortgage rate. That said, well-priced homes in desirable communities still move quickly. This is actually an excellent window for buyers who were priced out or outbid during the peak years. Barrett can tell you exactly what leverage you have in any specific community you're considering.

This is one of the most important due-diligence questions in Florida real estate. FEMA flood zone designations (Zone A, AE, VE) determine whether your lender requires flood insurance — which is separate from your homeowners policy and can add $1,500–$5,000+ annually. You can look up any property's flood zone at FEMA's Flood Map Service Center using the address. Barrett always pulls flood zone data early in the search process because it directly affects total ownership cost. Some properties in Zone X (low risk) still flood — local knowledge matters here.

The roof is the single most important component of a Florida home from an insurance standpoint. Most Florida insurers require a roof to be under 15–20 years old to write a policy — and some won't insure homes with roofs over 10 years old without a 4-point inspection. A wind mitigation inspection can qualify you for significant premium discounts if the roof has hurricane straps, impact-rated materials, and proper sealing. Always ask the seller for the roof age, permit history, and any existing wind mitigation report. Barrett makes this a standard part of every buyer consultation.

A Community Development District (CDD) is a special taxing district used to finance infrastructure in newer Florida communities — roads, utilities, amenities, and common areas. Unlike HOA fees (which are paid monthly to a private association), CDD fees appear as a line item on your annual property tax bill and are non-negotiable. They typically range from $500–$3,000+ per year and can last 20–30 years. Many buyers are surprised by CDDs because they're not always prominently disclosed. Barrett always identifies CDD obligations upfront so there are no surprises at closing.

Both have real advantages depending on your situation. New construction offers modern building codes (post-2004 hurricane standards), impact windows, energy efficiency, and lower initial insurance costs — plus builder incentives that can include rate buydowns or closing cost contributions. Resale homes offer established landscaping, larger lots, proven neighborhoods, and often better locations closer to amenities. The hidden cost of new construction is the builder's profit margin built into the price — and the fact that the sales agent works for the builder, not you. Barrett represents buyers in both scenarios and can help you compare total cost of ownership honestly.

When you purchase a Florida home as your primary residence, you can apply for the Homestead Exemption, which reduces your assessed value by $50,000 for tax purposes. More importantly, the Save Our Homes cap then limits future annual increases in your assessed value to 3% or the rate of inflation — whichever is lower. This means the longer you own your home, the more your assessed value diverges (favorably) from market value. One critical note: when you buy a home, you reset to current market value regardless of what the previous owner was paying. Budget for taxes based on the purchase price, not the seller's tax bill.

This is the right question to ask, and most buyers don't ask it early enough. Florida has over 200,000 licensed real estate agents — but knowing the flood maps, the CDD obligations, the insurance landscape, the community culture, and the micro-market dynamics takes years of on-the-ground experience. Ask any agent how many transactions they've closed in the specific community you're targeting, whether they live in the area, and whether they can explain the difference between MLS and VLS listings in The Villages (most can't). Barrett has 30+ years of Florida-specific experience and will give you honest answers even when they're not what you want to hear.