Moving to Florida from another state
The savings are real and so are the costs, and people budget for the first while being surprised by the second. There is no state income tax. There is also an insurance market that behaves like nowhere else in the country, a property tax bill that resets when you buy, and several charges that simply do not exist where you came from.
Homeowners insurance, which is materially higher here and is underwritten on things you have never been asked about before. Property tax, which resets to what you paid rather than continuing what the seller paid. And non-ad-valorem assessments — CDD charges, in particular — that arrive on the tax bill and have no equivalent in most states.
Insurance is the budget item, not a formality
Elsewhere you buy a house and then insure it. Here the question is whether the house can be insured at all, and the answer turns on the roof age, the electrical panel and the plumbing rather than on your finances. Get a real quote on the specific address during the inspection period, not after closing.
- Ask the roof age before you write an offer. It is the single largest underwriting factor.
- Expect a four-point inspection on an older home, and understand it exists to find reasons to decline.
- Get a wind mitigation report. Worth roughly 20–30% of the total premium† off the premium.
- Flood is a separate policy. Every Florida homeowners policy excludes it, and there is a waiting period.
The property tax reset
The listing shows the seller’s tax bill. That figure may reflect an assessment capped at 3% or CPI, whichever is lower† a year for a decade. When you buy, it resets to market — so the number you budgeted from is not the number you will pay. Ask the county property appraiser what the property is likely to be assessed at after sale.
Then file for the homestead exemption by March 1†, once you own and occupy it. It is worth $51,411† for 2026, and more importantly it starts the cap that protects you from here on.
Charges that will be unfamiliar
| Charge | What it is |
|---|---|
| Documentary stamp tax | $0.70 per $100† on the sale price, plus a further charge on the loan |
| Intangible tax | A tax on the mortgage itself, charged on the loan amount |
| CDD assessment | Common in newer communities, typically $1,000–$4,000 a year†, collected on the tax bill |
| Condo special assessments | Structural reserve funding that can no longer be waived |
| Promulgated title insurance | Set by the state — identical at every agency, so there is nothing to shop |
Becoming a resident, properly
- Do not claim a residency-based exemption in two states. This is the single most common way people lose the Florida homestead exemption, and counties do check.
- Move the paperwork — driving licence, vehicle registration, voter registration. These are what an appraiser looks at when testing permanence.
- Consider a declaration of domicile, particularly if you retain property elsewhere.
- Take advice if your former state is aggressive about residency. Some are, and the burden of proving you left tends to fall on you.
Things that are genuinely different here
- Your agent probably does not represent you. Florida presumes transaction brokerage, which is limited representation rather than fiduciary loyalty, unless single agency is agreed in writing.
- No attorney is required at closing. A title company handles it, which is normal here and startling if you have come from a state where a lawyer always attends.
- Disclosure is a common-law duty, not a standard form — and selling “as is” does not remove it.
- Cast iron and polybutylene plumbing are common in older homes and are insurance problems rather than merely maintenance ones.
- Association power is real. An HOA or condominium association can foreclose on an assessment lien.
A sensible order of operations
- Get pre-approved, and ask what insurance and tax figures the lender used in the payment estimate.
- Ask the roof age on any property before writing an offer.
- Get an insurance quote on the address inside the inspection period.
- Inspect, including the Florida-specific reports your insurer will want anyway.
- Model the reset tax bill, not the seller’s.
- Close, then file for the homestead exemption before 1 March.
Related
Common questions
What do people underestimate when moving to Florida?
Homeowners insurance, the property tax reset when you buy, and non-ad-valorem charges such as CDD assessments that arrive on the tax bill and have no equivalent in most states.
Will my property tax be the same as the seller’s?
No. The seller’s figure may reflect an assessment capped at 3% a year for a decade. Buying resets it to market value, so budgeting from the listing’s tax figure leaves people thousands short annually.
How do I become a Florida resident for tax purposes?
Move the paperwork — driving licence, vehicle registration, voter registration — and consider a declaration of domicile. Critically, do not claim a residency-based exemption in two states at once.
Do I need a lawyer to buy a house in Florida?
No. A title company handles the closing, which is normal here even though it is startling if you have come from a state where an attorney always attends.
When should I file for the Florida homestead exemption?
By 1 March, once you own and occupy the property. It is worth $51,411 for 2026 and, more importantly, starts the Save Our Homes assessment cap.
Statewide rules with county-level administration throughout. Exemption amounts and statutory deadlines are set by Florida law; millage, CDD assessments and closing custom are local. Confirm specifics for your county.