Moving to Palm Beach County from New York (or California): Your 90‑Day Plan to Jupiter & Palm Beach

Relocation GuidesMoving to Florida
Written By Nikko Karki

A precise 90‑day plan for moving to Palm Beach County—domicile steps, inspection sequencing, insurance binding, and remote closing best practices.

Executive Overview

Use this as a template, not a timer. We tailor the calendar to you—accelerated for cash purchases and simple diligence, or expanded when schedules, schools, or renovations require it. Here’s how a disciplined 90‑day path typically works in Palm Beach County.

Days 1–15: Build your Florida domicile file and complete full pre‑underwriting on financing. Start insurance quotes now; carriers can pause new policy binding during storms.

Days 16–45: One or two discreet fly‑in viewing sprints (six to ten homes each), then offers with a disciplined inspection sequence.

Days 46–75: Title, survey, insurance binding, and remote‑closing logistics (remote online notarization when permitted).

Days 76–90: Final walkthrough, electronic recording, utilities and services, homestead filing preparation, and a short‑term furnished housing buffer if needed.

Market tempo: Plan on roughly 60–90 days from accepted offer to closing; a disciplined calendar beats ad‑hoc travel.

Start with Sequence—not Addresses

Out‑of‑state moves fail quietly—missed insurance windows, muddled domicile evidence, inspections booked in the wrong order. Result: delay, not decision. The smarter approach flips the sequence. Prioritize domicile steps, insurance timing, and inspection cadence before you collect addresses. Florida’s closing mechanics reward precision, and Palm Beach County’s bridges, tides, and school logistics reward planning. This plan is built for principals moving from New York, Connecticut, New Jersey, California, or the Chicago area to Jupiter or Palm Beach. It keeps site time discreet, enables remote execution where possible, and solves for risk early.

What “domicile” means in Florida

Florida domicile is your permanent legal home. You establish it with concrete steps: recording a Declaration of Domicile, obtaining a Florida driver’s license and voter registration, registering vehicles, updating banking and advisory relationships, and aligning records that demonstrate intent to remain. Always consult qualified counsel; this is not legal or tax advice.

Market Mechanics: the two clocks that actually run your 90 days

Insurance binding windows. When a named tropical system approaches, many carriers suspend binding new policies. If your binder is not in place, your closing can’t proceed. Bind early.

Contract‑to‑close reality. From accepted offer to closing, the practical baseline often sits in the 60–90‑day band. Cash and clean inspections can compress that; financing plus coastal diligence tends to lengthen it.

What this means for you: Start insurance and inspections before your first fly‑in. If weather interrupts, your file should be bind‑ready, not stuck in a moratorium.

Your 90‑Day Move Plan

(California, New York, Connecticut, New Jersey, and the Chicago area to Jupiter or Palm Beach)

Weeks 1–2: Domicile, financing, insurance lanes

Domicile file: Record a Declaration of Domicile with the county clerk. Update driver’s license, voter registration, and vehicle registration. Reroute primary mail. Update your advisory, banking, and professional ties to Florida. Keep contemporaneous records.

Tax posture: Learn the homestead exemption rules, the Save Our Homes assessment cap, and portability timelines. Calendar your homestead filing for the first eligible window after you own and occupy. Not legal or tax advice.

Financing: Request full pre‑underwriting, not just a pre‑qualification letter. Complex income or entity structures benefit from early underwriting review.

Insurance scouting: Ask a broker to quote wind and flood where relevant. Confirm binder timing, named‑storm protocols, and a fallback carrier. Schedule any required inspections for wind credits.

Schedule viewings: Book two viewing sprints for Weeks 3–4 and 5–6. Hold tentative inspection slots with specialists so you’re not waiting later.

What this means for you: You now control the legal and risk framework. Property tours are efficient because underwriting and insurance are already moving.

Weeks 3–6: Viewing cadence, offers, inspection sequencing

Sprint 1: One to two days. Six to ten homes per day. Focus on Jupiter for family‑amenity proximity, Jupiter Island for low‑density oceanfront, and the North End of Palm Beach for lake access and quiet streets. Shortlist three to four.

Offer strategy: Use recent comparables and pace rather than list‑to‑sale folklore. Don’t let eagerness shorten contingencies you actually need.

Inspections in order: General inspection first. Then four‑point inspection for insurance (roof, electrical, plumbing, and heating/ventilation/air conditioning). Add roof, pool, and seawall or dock specialists as the property dictates. Share wind‑mitigation reports with your carrier to unlock credits.

Insurance: Convert quotes to a binding plan. Specify who triggers pauses for storm advisories and what the resumption protocol is.

What this means for you: Precision sequencing can lower total cost of ownership more than negotiating an extra half‑point on price.

Weeks 7–10: Title, survey, insurance binding, remote closing

Title and survey: Order as soon as inspections resolve. Build time for any coastal setbacks, easements, or dock encroachments to be clarified.

Insurance binding: Bind before any tropical system threatens to close binding windows. Confirm the exact binder issue date and document delivery.

Remote online notarization: When your lender and title company permit it, set up identity verification and the audio‑video session in advance. Ensure electronic recording readiness with the county.

Funds and fraud controls: Confirm wiring instructions by phone with pre‑agreed contacts. Never authorize changes via email alone. Use a pre‑closing call sheet with names and direct numbers.

What this means for you: With binders in place and remote notarization configured, travel and weather should not disrupt closing.

Weeks 11–13: Move‑in, temporary housing, homestead filing

Temporary housing buffer: A two‑ to four‑week furnished rental smooths furniture lead times and small renovations.

Utilities and services: Security system, internet, pool service, landscape, pest, and generator maintenance if applicable.

Homestead and Save Our Homes: If eligible as of January 1, file homestead by March 1. Understand the assessment cap and how portability may transfer savings to a future Florida homestead.

Monitoring: Enroll in a county property‑fraud alert service to monitor deed activity tied to your name.

What this means for you: The first 90 days end with a secure file, a functioning home, and a clear tax calendar.

Waterfront & Access Notes (for boaters)

Bridge reality: Most fixed spans on the local Intracoastal Waterway are near 65 feet at mean high water; drawbridges open on published timetables. Plan viewings to avoid waits.

Jupiter Inlet dynamics: Shoaling and shifting channels are normal near the inlet and the Intracoastal Waterway crossing. Depth‑critical buyers should map intended routes and confirm dockage suitability before escrow funds move.

Flood considerations: Confirm flood zone and base flood elevation early. Quote both the National Flood Insurance Program and private‑market options to understand coverage nuances.

What this means for you: Treat the water as infrastructure. Verify bridge clearance, channel depth, and insurance implications before you wire deposits.

Buyer/Seller Playbook

A) Domicile checklist (executive version)

• Record a Declaration of Domicile in Palm Beach County.
• Update Florida driver’s license and voter registration; register vehicles.
• Redirect banking, advisory, medical, and primary mail relationships to Florida.
• Align homestead, Save Our Homes, and portability strategy with counsel.
• Keep dated proof: travel logs, service starts, memberships, and professional registrations.

B) Inspection and insurance sequencing

• General inspection.
• Four‑point inspection and wind‑mitigation for insurance.
• Specialty inspections: roof, pool, seawall/dock as needed.
• Send wind‑mitigation report to the carrier; confirm binder timing and named‑storm protocol.

C) Remote closing best practices

• Confirm remote online notarization acceptance with lender and title.
• Complete credential checks and test your audio‑video setup.
• Use a pre‑closing call sheet; confirm wire instructions by voice with known contacts.
• Ensure electronic recording readiness for same‑day confirmation.

Risk & Insurance Realities

Carrier capacity: The market has stabilized compared with recent years, but coastal underwriting remains selective. Expect higher documentation standards near the water.

Binding suspensions: Carriers often suspend new binds during tropical threats. Do not schedule a closing without a confirmed binder window.

Wind mitigation: Roof geometry, secondary water barrier, and opening protection can improve pricing. Collect supporting documentation early.

Flood: Understand where private‑market flood coverage differs from the National Flood Insurance Program and how elevation and vents affect premiums.

What this means for you: Start the insurance conversation before you fall in love with an address. It can change the target list.

Tax & Ownership

Homestead exemption: Reduces taxable value for your primary Florida residence when you own and occupy as of January 1 and file by March 1. Additional exemption amounts above the base are adjusted periodically.

Save Our Homes cap: Annual increases to assessed value on homesteaded property are capped; consult current guidance tied to the Consumer Price Index and state rules.

Portability: Some accumulated savings under the cap can transfer to a new Florida homestead within statutory limits and timelines.

Entity vs. personal title: Title choice can affect financing, insurance, and homestead eligibility. Coordinate with legal, tax, and risk advisors.

Not legal or tax advice. Use qualified professionals for personal guidance.

Compare & Contrast: New York to Palm Beach County

Closing mechanics: New York often closes attorney‑to‑attorney. Florida frequently runs through title companies, with remote online notarization available if lender and title approve. This favors out‑of‑state execution.

Property taxes: Frameworks differ. Florida’s homestead exemption, Save Our Homes cap, and portability require a calendar‑driven approach once you establish domicile.

Market tempo: A 90‑day move plan is realistic when you lock inspections, insurance, and title work early—even more so for cash purchases with straightforward due diligence.

The 90‑Day Checklist

• Set your Florida domicile trajectory: Declaration, identification, voter registration, vehicle registration, banking and advisory updates.
• Finance to the finish: full pre‑underwriting, not just a letter.
• Quote insurance early: wind and flood if applicable; confirm binder timing and a fallback carrier.
• Lock the calendar: two viewing sprints on the books; inspection holds reserved in advance.
• Sprint 1: six to ten homes per day in Jupiter, Palm Beach, and select enclaves; shortlist top three or four.
• Offer and inspections: general → four‑point → wind mitigation → specialty as needed. Share reports with the carrier.
• Title and survey: order immediately after inspection resolution; confirm any coastal easements or dock encroachments.
• Bind insurance: complete binding before any storm‑related moratoriums.
• Remote closing: set up remote online notarization where allowed; confirm electronic recording.
• Move‑in runway: utilities, security, services. Temporary housing buffer if furniture or renovations lag.
• Homestead planning: file in the first eligible window; understand Save Our Homes and portability timelines.
• Monitoring and security: enroll in local property‑fraud alerts where available; keep your closing file organized.

An elegant way to start

If you prefer a quiet, efficient process, request a discreet buyer brief and a concierge viewing itinerary focused on Jupiter and Palm Beach. Capacity is selective. We tailor the plan to your schedule—this template simply shows how a precise, low‑friction move can work.

We’d love to hear from you at Palm Beach Luxury.

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Nikko Karki

An economist by training and lifelong boater, Nikko Karki combines design fluency with quiet precision to help clients buy and sell exceptional Palm Beach County homes—often off-market. Through Palm Beach Luxury he offers a discreet, data-driven approach where architecture, privacy, and waterfront access define lasting value.

https://www.palmbeachluxury.com
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