— Buying tools

Moving to Florida.

Half the buyers I work with are relocating from out of state — most often NY, NJ, CT, CA, IL, OH, MA. Here's what changes about buying a home, how I run a virtual search, and what to do before you board the plane for the in-person trip.

What changes when you buy in Florida

No state income tax. Florida is one of seven states with no income tax. For high earners relocating from NY, NJ, CA, IL, MA — this is real, recurring savings. The savings often offset higher insurance + property tax.
Different property tax math. Property taxes reset at purchase (not grandfathered). Average effective rate ~0.9-1.4% of purchase price depending on county. File homestead by March 1 of the year after closing.
Insurance is the new line item. Wind, flood, and homeowners run materially higher than what you paid up north. A $4-8K annual premium is normal; $12K+ on coastal/older homes is not unusual.
No basement, no oil heat. Slab on grade everywhere. Heating is electric (heat pump). Houses are designed for cooling load, not heating. Pool maintenance is a recurring expense your old budget did not have.
Hurricane season is real. June 1 – November 30. Most years are quiet; one bad year is memorable. Insurance, hardening, shutters, and a 72-hour kit are part of being a Florida homeowner.
Different vegetation + bugs. Termites, palmetto bugs, mosquitos, lovebugs. Annual pest contracts are standard. Mature oaks need professional trim every few years (hurricane prep).

Tax optimization moves worth making

I am not a CPA. These are the patterns I see relocation buyers consistently get right (and wrong). Run them by your accountant before acting.

Establish FL domicile early. Get a Florida driver license + register your car FIRST. Then change your voter registration. Then file Florida declaration of domicile at the courthouse. Then update your CPA and estate attorney.
Watch your old state's residency rules. High-tax states (NY, CA, IL) aggressively audit "departing" residents. Spend less than 183 days per year there, keep your domicile evidence tight, and break "lifestyle ties" (memberships, doctors, kids in school).
Sell appreciated assets after moving. For taxpayers leaving income-tax states, the timing of large capital-gain events matters. Coordinate with your CPA — closing on a sale post-domicile-change can save 5-13% in state tax.
Review your estate plan. Florida has no state estate tax, strong homestead creditor protection, and the elective share. Move triggers a full estate-plan refresh — your old documents may not work the way you assumed.

How I run a virtual search

Buying from out of state is normal here. The mechanics work — most of my relocation clients close on a home they first saw through a screen.

Live FaceTime/Zoom tours — I walk every room slowly, narrate condition, run video on the AC and water pressure. Standard for relocation buyers; usually 3-5 properties per session.
Recorded video walkthroughs for properties you want a second look at — better than photos, you can pause and replay.
Drone footage where available — gives sense of lot, neighborhood, distance to amenities.
Neighborhood drive-throughs — separate from the home tour, I drive the area at the time of day you would be home (school pickup, evening, weekend).
In-person trip at the end — 2-3 days, 6-10 finalists from the virtual rounds, narrowed quickly.

A realistic relocation timeline

6-12 weeks out
Define area + budget
Narrow which part of Florida (Tampa Bay vs. Central FL vs. coast vs. inland). Get pre-approved with a FL-licensed lender. Set up MLS feed with realistic filters.
4-8 weeks out
Virtual tour phase
See 20-40 properties remotely. Eliminate aggressively. Build a finalist list of 5-10.
2-4 weeks out
In-person trip
2-3 days on the ground. Tour the finalists. Drive 2-3 neighborhoods at different times. Write the offer before flying home.
0-4 weeks (under contract)
Remote contract management
Inspections, insurance quotes, lender work — all manageable from anywhere with one local point of contact (me). Closing can be done with mobile notary if needed.
Move week
Domicile + utilities + actual move
Day-one tasks: driver license, voter registration, utility setup, insurance binding, alarm + Wi-Fi. I send a relocation checklist before close.

“Most relocation buyers I work with arrive for one trip and leave under contract. The trick is doing the right work BEFORE the plane lands — virtually, methodically, with a finalist list, not a wish list.”

— Ben Laube

Homestead exemption →

File by March 1 of the year after closing — one of the best tax moves Florida gives you.

Insurance guide →

Plan for the FL insurance reality before you fall in love with a coastal listing.

Affordability →

Compare your old monthly to a real FL all-in. Insurance + property tax change everything.

Search strategy →

MLS feeds, off-market, neighborhood-first — what an out-of-state buyer needs in place day one.