Relocating to Palm Beach County: Your Questions Answered

For many people, relocating to Florida is something they think about for years. The lifestyle is clear. The steps are not. Here are the questions we hear most often, with straightforward answers.

Relocation to Palm Beach County comes up in nearly every serious conversation we have with out-of-state buyers. The appeal is obvious: no state income tax, waterfront living, a slower pace without sacrificing sophistication. But between the idea and the execution, there's a gap. People know they want to make the move. They're less certain about the sequence.

This post compiles the questions we hear most frequently from buyers relocating from New York, New Jersey, Connecticut, California, Illinois, and beyond. The answers are practical, not exhaustive. For anything involving your specific tax, legal, or financial situation, loop in your CPA and attorney. Our role is the real estate lane: helping you find the right property and time the move correctly.

What does it actually take to become a Florida resident?

Florida residency is about demonstrating intent. There's no single form that makes it official. Instead, you're building a paper trail that shows Florida is your permanent home.

The key steps: obtain a Florida driver license (new residents are generally expected to do this within 30 days of establishing residency), register your vehicles and vessels in Florida, update your voter registration to Palm Beach County, and file a Declaration of Domicile with the county clerk. That declaration is a short affidavit stating Florida is now your permanent home. It's recorded publicly and becomes part of your residency file.

The goal is consistency. Your mailing address, bank statements, professional memberships, and ID documents should all point to Florida. Mismatches create audit risk with your former state.

What is the Declaration of Domicile and do I need one?

The Declaration of Domicile is an affidavit you record with the Palm Beach County Clerk and Comptroller. It states that you intend to make Florida your permanent residence. Filing one is not legally required, but it's a low-cost, high-value piece of documentation that supports your residency claim if your former state ever questions your move.

Think of it as one tile in the mosaic. On its own, it doesn't prove anything. Combined with your driver license, voter registration, vehicle titles, and time spent in Florida, it strengthens the overall picture.

What is homestead and why does everyone talk about it?

Florida's homestead framework has two components: property-tax benefits and creditor protection. Most relocating buyers focus on the tax side.

If the property is your primary residence, you can apply for a homestead exemption that reduces your taxable value by up to $50,000. More importantly, once you're homesteaded, the Save Our Homes cap limits how much your assessed value can increase each year (the lower of 3% or CPI). Over a decade or two, that cap compounds significantly. It's why a long-owned waterfront home can have a fraction of the tax bill of a new build next door.

Creditor protection is the other piece. Florida's homestead laws provide meaningful asset protection for your primary residence, though there are acreage limits and exceptions. This is where your attorney earns their fee.

When do I need to file for homestead?

The deadline is March 1 of the tax year. To qualify, you must be a permanent Florida resident as of January 1 of that same year.

Example: If you close on a home in November 2025 and establish residency by January 1, 2026, you would file for homestead by March 1, 2026. Your exemption and Save Our Homes cap would then apply to your 2026 tax bill (which you'd receive in late 2026 and pay in early 2027).

Missing the deadline means waiting another year. It's one of the most common and most avoidable mistakes in Florida relocations.

What if I already own a homesteaded property in Florida?

If you're moving from one Florida home to another, you may be able to transfer some of your accumulated Save Our Homes benefit to your new property. This is called portability. You can transfer up to $500,000 of the difference between your assessed value and market value, provided you establish your new homestead within three tax years of giving up the old one.

The portability application (DR-501T) is filed alongside your new homestead application. Timing matters, so coordinate with your CPA and property appraiser.

Should I buy in my personal name or use a trust or LLC?

This depends on your priorities: privacy, estate planning, financing, and homestead eligibility.

Personal title is the simplest path and fully compatible with homestead.

Revocable trusts are common for UHNW families and generally preserve homestead eligibility, provided the occupant is a current beneficial owner with a present possessory interest. Some appraisers request trust excerpts or certificates.

LLCs and other entities can provide liability protection and privacy, but they typically disqualify the property from homestead benefits. If the exemption and Save Our Homes cap matter to you, sort out titling with counsel before you go under contract.

What are documentary stamps and intangible taxes?

Florida doesn't have a state income tax, but it does have transaction taxes on real estate.

Deed documentary stamps: $0.70 per $100 of purchase price (in Palm Beach County; Miami-Dade is different).

Mortgage documentary stamps: $0.35 per $100 of the loan amount.

Nonrecurring intangible tax: 0.2% of the mortgage amount.

On a $5 million purchase with a $3 million mortgage, you'd pay $35,000 in deed doc stamps, $10,500 in mortgage doc stamps, and $6,000 in intangible tax. These are one-time costs at closing, not annual obligations.

How does insurance work for coastal properties?

Insurance is one of the most misunderstood variables in Florida relocations. Premiums vary significantly based on roof age, elevation, flood zone, impact-rated openings, and wind-mitigation features.

A few things to know early:

Wind and flood are typically separate policies. You'll need both for most waterfront properties.

Citizens (Florida's insurer of last resort) is phasing in flood insurance requirements for policyholders with wind coverage. By 2027, most personal residential policies will require flood regardless of zone.

Mitigation matters. Impact windows, reinforced roof decks, and documented attachments can meaningfully reduce premiums.

We recommend obtaining insurance quotes before you make an offer. Knowing your carry cost upfront prevents surprises and strengthens your negotiating position.

What should I budget for property taxes?

Property taxes in Palm Beach County are based on assessed value multiplied by the local millage rate (a stack of county, school, municipal, and special district rates).

When you purchase a property, the assessed value resets to market value for the following tax year. Any exemptions or caps the previous owner enjoyed do not transfer to you. Your first full tax year will reflect your purchase price, and then your own Save Our Homes cap (if homesteaded) begins working.

As a rough planning number, assume 1.5% to 2% of purchase price for your first-year property tax bill, depending on location. Waterfront addresses in Jupiter, Palm Beach, and Manalapan each carry different millage stacks.

How long does the whole process take?

A disciplined relocation can happen in 90 days. The sequence looks something like this:

Days 1 to 30: Florida driver license, vehicle/vessel registrations, voter registration, Declaration of Domicile. Begin property search and insurance quoting.

Days 30 to 60: Identify property, go under contract, complete inspections (wind-mit, 4-point, seawall, elevation). Finalize insurance. Confirm titling with counsel.

Days 60 to 90: Close, establish occupancy, and prepare homestead filing for the next eligible window.

The timeline can compress or expand depending on property availability, financing, and your personal calendar. The key is getting the sequence right so nothing falls through the cracks.

What's the biggest mistake people make?

Two stand out.

First, not treating the move as a coordinated project. Your CPA, attorney, private banker, insurance broker, and real estate advisor all have pieces of the puzzle. When they're not talking to each other, deadlines get missed and documentation gaps appear.

Second, underestimating insurance. Buyers fall in love with a property, go under contract, and then discover the roof is 18 years old or the flood zone changed in the 2024 FEMA remap. Starting the insurance conversation early (before you make an offer) avoids unpleasant surprises.

What's the best time of year to relocate?

There's no perfect answer, but late fall has practical advantages. You can close, establish residency before January 1, and file for homestead by March 1 of the following year. You'll also prorate the current year's tax bill with the seller (often at their lower homesteaded rate), which can ease first-year cash flow.

That said, inventory and market conditions matter more than calendar optimization. If the right property appears in April, don't wait for November.

How do we help?

We manage the real estate lane: identifying the right property, structuring offers that win in competitive situations, coordinating inspections and insurance quoting, and timing the close to align with your residency and homestead goals.

We work alongside your existing advisors (CPA, attorney, private banker) rather than replacing them. Our job is to make the property piece seamless so you can focus on the bigger picture.

Information is general and not legal, tax, or investment advice. Equal Housing Opportunity.

If you've been thinking about relocating to Palm Beach County and want help with a relocation plan and the property that gives you the Florida residency you've always wanted, we'd be glad to hear from you.