The South Florida Relocation Guide
October 16, 2026
The South Florida Relocation Guide
Everything you need to know about moving to Miami-Dade, Broward and Palm Beach counties, from a local who was born and raised here.
Welcome to the place people dream of moving to
South Florida is three distinct counties stitched together along the Atlantic: Miami-Dade, Broward and Palm Beach. Together they form the Miami–Fort Lauderdale–West Palm Beach metro, one of the largest in the country, with roughly 6.36 million residents.
Whether you’re relocating for work, chasing warmer winters, downsizing, or finally making the vacation permanent, this guide covers the big-picture questions every newcomer asks: where to live, what it really costs, how taxes and insurance work here, and what to do in your first 30 days. When you’re ready to go deeper, I’ll walk you through specific cities and neighborhoods personally.
By Jennifer Cabrera, Realtor® with Compass · Updated
Sunshine, opportunity and no state income tax
Financial advantages. Florida has no state personal income tax, which is often the first reason people from New York, New Jersey, Illinois and California start looking. Homeowners also benefit from the homestead exemption and an annual cap on assessed-value increases (more on that below).
A growing economy. Finance, tech, healthcare, international trade, tourism, hospitality and real estate drive the region. Miami has become a hub for Latin American business, while Fort Lauderdale and the Palm Beaches have attracted a wave of finance and family-office relocations.
Global culture. South Florida is truly international and bilingual. You’ll hear Spanish, Portuguese, Haitian Creole and dozens of other languages, and the food scene reflects it.
An outdoor life, year-round. Beaches, boating, golf, tennis, pickleball, parks and the Everglades are all part of everyday life, not just weekends.
The three counties at a glance
Each county has its own personality, price points and pace. Most of my clients narrow their search by first choosing the county that matches their lifestyle, then the city, then the neighborhood.
Miami-Dade County
- High-rise living in Brickell, Downtown, Edgewater and Miami Beach
- Established single-family neighborhoods: Coral Gables, Pinecrest, Coconut Grove, Key Biscayne
- Suburban options in Doral, Kendall, Miami Lakes and Palmetto Bay
- Gateway to the Florida Keys and Everglades
Broward County
- Fort Lauderdale, the “Venice of America,” with miles of canals and a deep boating culture
- Coastal living in Hollywood, Lauderdale-by-the-Sea, Pompano Beach
- Family suburbs: Weston, Parkland, Coral Springs, Pembroke Pines, Davie
- Easy reach to both Miami and Palm Beach
Palm Beach County
- Boca Raton, my home, for top-rated amenities and a polished lifestyle
- Walkable downtowns in Delray Beach and West Palm Beach
- Iconic estates in Palm Beach, Manalapan and Jupiter
- Equestrian and golf communities in Wellington and western Boca
Population figures: April 1, 2025 estimates from the Florida Office of Economic & Demographic Research.
South Florida county comparison
| Miami-Dade | Broward | Palm Beach | |
|---|---|---|---|
| Best for | City lovers, international buyers, nightlife and culture | Boaters, families, commuters who need a central location | Golf, quieter luxury, retirees and growing families |
| Housing mix | Heavy condo inventory plus historic single-family areas | Balanced mix of waterfront homes, condos and planned communities | Single-family, gated golf communities and oceanfront estates |
| Pace | Fast and vibrant | Laid-back with urban pockets | Relaxed and spacious |
| Main airport | Miami International (MIA) | Fort Lauderdale-Hollywood (FLL) | Palm Beach International (PBI) |
| Sales tax (2026) | 7% | 7% | 6.5% |
| Public schools | Miami-Dade County Public Schools | Broward County Public Schools | School District of Palm Beach County |
| Property appraiser | Miami-Dade PA | Broward County PA | Palm Beach County PA |
Sales tax = 6% Florida state rate plus county surtax. Palm Beach County’s rate dropped to 6.5% on January 1, 2026. Confirm current rates with the Florida Department of Revenue.
Taxes & the Florida homestead exemption
Florida doesn’t tax personal income, so your biggest ongoing taxes as a homeowner will be property taxes and sales tax. Property taxes are set locally (county, city, school board and special districts), so two homes at the same price can have very different tax bills depending on location.
The homestead exemption
If you own your home and make it your permanent residence as of January 1, you can apply for the homestead exemption with your county property appraiser. The deadline is March 1 of the year you want the benefit, and missing it means waiting a year.
- Exemption amount: up to roughly $50,000 off your home’s assessed value ($25,000 applies to all taxes, plus an additional inflation-adjusted amount that excludes school taxes).
- Save Our Homes cap: once homesteaded, your assessed value can rise no more than 3% per year, or the change in CPI if lower.
- Portability: when you sell one Florida homestead and buy another, you may be able to transfer some of your accumulated savings. You must file a new application.
Important for buyers: the seller’s current tax bill is not your future tax bill. When a home sells, it is reassessed at market value the following year. I always help clients estimate taxes on the new purchase price before writing an offer.
On the November 3, 2026 ballot: Amendment 3. Florida voters will decide on a constitutional amendment that would significantly expand the homestead exemption for non-school property taxes starting in 2027, and would lower the annual assessment cap on non-homestead property. According to county property appraiser summaries, it would also set a smaller starting exemption for people who become Florida residents on or after January 1, 2027. It needs 60% voter approval, and current law stays in effect unless it passes. Read an official FAQ. I’ll update this guide after the election.
Apply or look up your property here: Miami-Dade · Broward · Palm Beach
Insurance, hurricanes & flood zones
Homeowners insurance is one of the biggest line items to plan for in South Florida. Premiums depend heavily on the home’s age, roof, windows, construction type and flood zone. Start getting quotes early, ideally during your inspection period.
Inspections that lower premiums
A wind mitigation inspection documents hurricane-resistant features (roof straps, impact windows, shutters) that can earn discounts. Older homes typically need a 4-point inspection (roof, electrical, plumbing, HVAC) before an insurer will write a policy.
Flood insurance is separate
Standard homeowners policies don’t cover flood. Check any address on the FEMA Flood Map Service Center, and know that new NFIP flood policies typically have a 30-day waiting period.
Hurricane season
Hurricane season runs June 1 through November 30. Modern South Florida building codes are among the strictest in the country. Follow the National Hurricane Center and build your plan with FloridaDisaster.org.
Helpful resources: Citizens Property Insurance · My Safe Florida Home (grants for hardening) · Florida Office of Insurance Regulation
Buying a home in South Florida: what’s different
If you’ve bought a home elsewhere, most of the process will feel familiar. These are the local details I make sure every relocating buyer understands:
Condos have new rules
Florida now requires milestone structural inspections and structural integrity reserve studies (SIRS) for many condo buildings. Before buying, review the association’s reserves, recent inspections and any planned special assessments.
HOAs are everywhere
Many neighborhoods, especially in Broward and Palm Beach, are planned or gated communities. Budget for monthly or quarterly fees, and read the rules on rentals, pets, vehicles and renovations.
Insurance drives affordability
Roof age, impact windows and flood zone can swing your monthly payment as much as the interest rate. Factor insurance quotes into your offer strategy.
Buying from out of state
Virtual tours, remote inspections and electronic closings make long-distance purchases common here. I regularly represent buyers who see a home in person for the first time at the walk-through.
Already own a home you need to sell first? Get a free home valuation, or start browsing South Florida listings.
Getting around & commuting
South Florida is mostly car-dependent, and traffic on I-95 at rush hour is real. Your commute is one of the best reasons to choose your neighborhood carefully. The good news: rail options keep improving.
- Major highways: I-95 and U.S. 1 run the length of the coast; Florida’s Turnpike and I-75 cover the west side; I-75 (Alligator Alley) crosses to Naples and the Gulf Coast.
- Brightline: high-speed intercity rail with South Florida stations in Miami, Aventura, Fort Lauderdale, Boca Raton and West Palm Beach, continuing to Orlando.
- Tri-Rail: commuter rail connecting Miami-Dade, Broward and Palm Beach counties, including a stop at Miami International Airport.
- Three international airports: MIA, FLL and PBI, offering flights to the Caribbean, Latin America and Europe.
- Local transit: Miami-Dade Metrorail and Metromover, Broward County Transit, and Palm Tran, plus free trolleys in many downtowns.
Schools & universities
Each county runs a single, countywide public school district, and all three are among the largest in the nation. Families have more choice here than in many states: magnet programs, charter schools, International Baccalaureate and AP tracks, and a large selection of private schools.
Florida also offers education choice scholarships that any K-12 student may apply for, which families can use toward private school tuition or approved education expenses. Learn more through Step Up For Students.
Higher education
The region is home to the University of Miami, Florida International University (FIU), Florida Atlantic University (FAU) in Boca Raton, Nova Southeastern University, Miami Dade College, Broward College and Palm Beach State College.
School boundaries can change. Always verify a home’s assigned schools directly with the district before you buy.
Lifestyle, weather & things to do
The weather, honestly
Expect two seasons. Dry season (roughly November through April) brings sunny, comfortable days and is when the region is at its busiest. Wet season (roughly May through October) is hot and humid, with short, heavy afternoon storms. Winter frost is essentially unheard of.
Nature & the outdoors
Explore Everglades National Park and Biscayne National Park, dozens of Florida State Parks, and miles of Atlantic beaches. The Florida Keys are an easy weekend drive.
Culture, sports & food
From Miami Beach’s Art Deco District and Wynwood’s murals to performing arts centers in Miami, Fort Lauderdale and West Palm Beach, there’s always something happening. Pro sports include the Heat, Dolphins, Marlins, Panthers and Inter Miami CF, and the dining scene ranges from Cuban ventanitas to award-winning restaurants.
New Florida resident checklist
Bookmark this list. These are the official steps to becoming a Florida resident, in the order most people tackle them.
- Insure your vehicle with a Florida-licensed agentRequired before you can title and register your car in Florida.
- Title & register your vehicle within 10 daysBring your out-of-state title, ID and proof of Florida insurance to your county tax collector. A VIN verification is required. FLHSMV new-resident guide
- Get your Florida driver license within 30 daysBook an appointment early; offices get busy. Driver license requirements
- Register to voteRegister online or update your address at RegisterToVoteFlorida.gov.
- File your homestead exemption by March 1If you owned and lived in your home on January 1, apply with your county property appraiser. See the tax section.
- Consider a Declaration of DomicileFiled with your county clerk, it’s an optional sworn statement that helps document Florida as your permanent home, which is useful if you’re leaving a high-tax state.
- Line up home and flood insuranceShop quotes during your inspection period, and remember the typical 30-day wait on new flood policies.
- Enroll the kids in schoolContact your district for boundaries, registration and magnet or choice program deadlines.
- Build a hurricane planKnow your evacuation zone, stock supplies before June 1, and save local emergency alerts on your phone.
South Florida relocation FAQs
Which South Florida county is best to live in?
It depends on your lifestyle. Miami-Dade suits people who want urban energy and international culture. Broward is central, with great boating and family suburbs. Palm Beach County offers a quieter, more spacious, upscale feel. Many of my clients tour all three before choosing.
Does Florida have a state income tax?
No. Florida has no state personal income tax. Residents still pay federal income tax, property taxes and sales tax, which ranges from 6.5% to 7% in the tri-county area as of 2026.
How do I qualify for the Florida homestead exemption?
You must own the home and make it your permanent residence as of January 1, then apply with your county property appraiser by March 1 of that year. The exemption can reduce your home’s taxable value by up to about $50,000 and caps future annual assessment increases at 3% or CPI, whichever is lower.
How long do I have to get a Florida driver license after moving?
New residents must obtain a Florida driver license within 30 days of establishing residency, and must title and register their vehicles within 10 days.
Is homeowners insurance expensive in South Florida?
Insurance is a significant cost here and varies widely by property. Newer homes and homes with impact windows, a newer roof and favorable wind mitigation features generally cost less to insure. Get quotes before you commit to a home.
When is hurricane season in Florida?
The Atlantic hurricane season runs from June 1 through November 30 each year, with peak activity typically from August through October.
Can I buy a home in South Florida without visiting first?
Yes. Virtual showings, remote inspections and electronic closings are common. I regularly help relocating buyers tour homes by video and handle every step from out of state.
Let’s find your place in paradise
I’m a South Florida native who calls Boca Raton home, fluent in English and Spanish, and part of The Rucco Group at Compass. Tell me what matters most to you and I’ll build a custom relocation plan, from neighborhood tours to closing day.
Photo credits (Unsplash License):
Shawn Henley,
Kevin Choi,
Tuan Nguyen,
MARTLEY U,
Lesia,
Lance Asper,
Joël de Vriend,
Shur Shu,
Lance Asper.
This guide is for general informational purposes only and is not legal, tax or insurance advice. Rules, rates and deadlines change; verify details with the official sources linked above. Jennifer Cabrera is a real estate agent affiliated with Compass, a licensed real estate broker, and abides by Equal Housing Opportunity laws.