Relocating from the Northeast

Many of my relocation clients come from New York, New Jersey, Connecticut, Massachusetts and Pennsylvania, and they ask the same questions in the same order: taxes, insurance, what the money buys, and how to do it from 1,000 miles away. Here are the straight answers.

Taxes: the biggest change

Florida has no state income tax, and that includes pensions, Social Security and retirement-account withdrawals. Property taxes in Flagler County run roughly 1.8 to 2 percent of the purchase price in the first year, then the homestead exemption takes up to $51,411 off the assessed value (2026) and the Save Our Homes cap limits yearly increases to 3 percent or the inflation rate, whichever is lower. There's no estate or inheritance tax. For most households that move here, the tax savings cover a good part of the insurance difference.

Insurance: higher, and it depends on the house

Homeowners insurance costs more than it does up north, and the house decides how much more. Roof age, hip roofs, impact windows and distance from the water drive the premium. Newer construction with wind-mitigation features often insures for a fraction of what a 1990s home costs a block away, which is one reason new construction pencils out for a lot of relocating buyers. Flood insurance is required by lenders in the A and AE zones along the canals and the Intracoastal. I get real quotes during the inspection period on every home.

What the money buys

Palm Coast was planned around quarter-acre lots, so the typical home here is a one-story concrete-block house with a two-car garage, a screened lanai and, often, a pool, on a lot that would be rare in a Northeast suburb. Saltwater canal homes with a dock, Intracoastal homes and oceanfront in the Hammock cost more, and most of the gated golf communities add HOA dues and a CDD assessment. My Palm Coast guide and sections guide explain where each kind of home is.

Weather, seasons and the calendar

Summers are hot and humid from June through September; winters are mild enough that most people stop using the heat. Hurricane season runs June through November, and Palm Coast rarely takes a direct hit, but Hurricane Matthew in 2016 and Ian and Nicole in 2022 brought beach erosion and flooding to Flagler County, so every home here needs a plan and a generator is a common purchase. Flagler Schools start in August and the school year ends in late May, which matters if you're timing a move with kids.

Getting around and getting back north

Palm Coast sits between St. Augustine and Daytona Beach on I-95. Daytona Beach International is about 35 minutes, Jacksonville about 75 minutes, Orlando about 90, and Sanford, where Allegiant flies, about 75. Amtrak stops in Palatka and DeLand, and the Auto Train leaves from Sanford. Most of my Northeast clients drive down once, fly back and forth during the search, and drive the final trip with the car.

Buying from 1,000 miles away

The usual pattern is one scouting trip where we see ten to fifteen homes in two days, then a live video tour of the one that comes up next, an electronic contract, and a remote closing with a mobile notary. I attend the inspection, meet the appraiser and do the final walk-through for you. After closing I can connect you with movers, tradespeople, a house-watch service and the people who'll set up your homestead and driver's license.

Tell me where you're coming from and when, and I'll send you the homes that fit and a plan for the trip down. Book a consultation or call or text (386) 627-3612. The full relocation guide covers schools, healthcare and everyday life.