Florida Looks Different When You Know It Like a Local.
Before you choose a house, choose the Florida life that actually fits you.
Born and raised in Florida. Family roots in New York & New Jersey. Your local guide from the first video tour through closing day.
Personal. Informed. Stress-free.
Real relationships.
Real results.
🌴 Local Florida Know-How
Neighborhoods, lifestyle, market insights, and insider guidance.
🤝 Family-Style Service
Honest advice, personal care, and real connection.
✈️ Snowbird to Full-Time
Relocation, vacation homes, and investment support.
Same Goals. Different Zip Code.
A Florida move can change your housing options, tax considerations, insurance needs, routine, travel plans, and overall lifestyle.
| NEW YORK & NEW JERSEY | FLORIDA | |
|---|---|---|
| Cold winters and seasonal outdoor living | TO | Warm climate and year-round outdoor opportunities |
| Proximity to Northeast family and employment | TO | Access through PBI, FLL, MIA, and other Florida airports |
| State and local tax structure | TO | No Florida state personal income tax |
| Urban and suburban housing patterns | TO | Coastal, inland, condo, golf, gated, suburban, and active-adult options |
| Familiar insurance and maintenance concerns | TO | Wind, flood, roof age, humidity, hurricane preparation, and insurance availability |
Individual costs and tax circumstances vary. Buyers should consult qualified tax, insurance, legal, and financial professionals.
Florida Law Isn't New York or New Jersey Law
Ten everyday legal differences NY & NJ buyers should know before (and after) closing on a Florida home.
No State Personal Income Tax
Florida does not tax personal income; New York and New Jersey both do. Individual financial circumstances vary.
Mandatory Radon Gas Notice
Florida law requires a radon gas disclosure notice in every real estate sale contract and lease (Fla. Stat. Section 404.056(5)).
Homestead Exemption + "Save Our Homes" Cap
Florida's primary-residence property tax exemption is paired with a cap limiting annual assessment increases — a combined benefit NY/NJ don't offer.
Documentary Stamp Tax on Deeds
Florida charges a transfer tax of $0.70 per $100 of sale price at closing (different in Miami-Dade) — a different structure than NY or NJ transfer taxes.
Homestead Devise Restrictions
Florida's constitution limits who you can leave your primary home to by will if you're survived by a spouse or minor child.
Condo Milestone Inspections & Reserves
Condos and co-ops three stories or taller must complete structural inspections and reserve studies on a set schedule (Florida Building Safety Act).
Closings Handled by Title Companies
Florida doesn't require an attorney at closing. NJ customarily includes an attorney-review period; NY closings are typically attorney-led.
Wind, Flood & Hurricane Insurance Factors
Wind-mitigation inspections, flood zone status, and roof age directly affect Florida insurance availability and cost.
No Standard Seller Disclosure Form
Florida relies on case law requiring disclosure of known defects, not a statutory form like New York's Property Condition Disclosure Statement.
Spousal Elective Share (30%)
A surviving spouse can claim 30% of the estate regardless of the will — Florida's rule differs from New York's elective share statute.
General information reviewed August 2026 — not legal, tax, or estate-planning advice. Laws change; confirm specifics with a licensed Florida attorney, CPA, or insurance professional.
Today's Florida Market Is Local
South Florida is made up of micro-markets. Conditions vary by county, city, neighborhood, price point, property type, and community.
Source: MIAMI REALTORS® + RWorld, Miami MLS & BeachesMLS, Palm Beach County July 2026 statistics. Local results vary.
Let's Map Your Florida Move
No pressure. No sales pitch. Just honest answers and a clear place to begin.
Bring your: estimated move date | preferred budget | must-haves | areas of interest | biggest Florida question
Start with a local conversation.
