Moving to Palm Beach Gardens from the Northeast: What to Know Before You Buy

What do Northeast buyers need to know before buying in Palm Beach Gardens?

Palm Beach Gardens is one of the top relocation destinations for buyers from New York, New Jersey, and Connecticut — drawn by no state income tax, a warm climate, and a high quality of life. But the real estate process works differently: Florida uses title companies instead of attorneys, the As-Is contract dominates, the seller typically chooses the title company in Palm Beach County, and insurance costs significantly more than most buyers expect.

Most of the buyers I work with in Palm Beach Gardens come from somewhere else — New York, New Jersey, Connecticut, Massachusetts. They've done their research on the lifestyle. What they often don't know is how different the buying process is, or how different the carrying costs can be.

I've been helping these buyers land in Palm Beach County for over 35 years. Here's what I wish every Northeast buyer knew before they started writing offers.

Palm Beach Gardens Neighborhoods at a Glance

Alton

A newer walkable community (2010s–present) with townhomes and single-family homes. Grocery stores, coffee shops, and restaurants within walking distance. Popular with buyers in their 40s and 50s who want a connected neighborhood feel. Pricing roughly $390–$440/sq ft.

Avenir

A large master-planned development in western PBG, 4,700+ acres, with multiple builders. More affordable per square foot (~$300–$320/sq ft). Note CDD fees and the western location adds commute time to the coast. Appeals to buyers who want newer construction at accessible prices.

PGA National

An established golf community with the PGA National Resort and Spa. More established homes, some needing updating. Good value for buyers who want the country club lifestyle with a lower HOA than some newer clubs.

BallenIsles

A private country club community with golf, tennis, and full amenities. Higher HOA and membership costs, but an all-inclusive feel. Popular with buyers 55+ who want an active lifestyle with strong social programming.

Mirasol

A luxury club community with two championship golf courses — among the most prestigious addresses in Palm Beach Gardens.

Frenchman's Reserve / Creek

Waterfront and golf communities with a more intimate feel. Frenchman's Creek borders the Intracoastal with some of the most beautiful homes in the market.

The Real Estate Process Is Different Here

Title Company vs. Attorney

In New York, New Jersey, and most Northeast states, a real estate attorney handles the closing and there's an attorney review period. In Florida, closings are handled by title companies. Your protection comes from the inspection period and your agent's knowledge of contract terms. In Palm Beach County, the seller typically chooses the title company and pays for the owner's title insurance policy.

The As-Is Contract

Florida's standard FAR/BAR "As-Is" contract dominates residential transactions. Buyers get a broad 15-day inspection period during which they can cancel for any reason and get their deposit back. After that window, they're committed. The seller still must disclose known material defects — but the contract doesn't require them to repair anything.

Earnest Money and Closing Costs

Earnest money (1–3% of purchase price) is due within 3 business days of contract execution, wired to the title company. Buyer closing costs include the intangible tax (35 cents per $100 of mortgage) and typically run 2–3% of purchase price. Seller closing costs include doc stamps on the deed (.70 cents per $100 of purchase price).

Insurance Costs Are Higher Than You Expect

Florida insurance typically has three separate cost components:

• Windstorm/Hurricane Coverage — often the largest line item. Annual wind premiums for a typical single-family home range from $4,000–$12,000+ depending on age, construction, and mitigation features. A wind mitigation inspection can reduce this by 30–45%.
  
  
• Fire/All Other Perils (AOP) Coverage — typically $1,500–$4,000/year for a typical Palm Beach Gardens home.
  
  
• Flood Insurance — required by lenders if in a FEMA Special Flood Hazard Area. Even properties not in mandatory zones may want flood coverage given South Florida's rainfall intensity.
  
  

Total annual insurance costs for a $700,000 home can run $8,000–$15,000+/year. Get insurance quotes during your inspection period — before you're committed.

The Tax Advantage Is Real

Florida has no state income tax and no inheritance tax. For a household earning $400,000/year relocating from New York, this can mean $30,000–$45,000+ in annual tax savings. The Florida homestead exemption reduces assessed value by $50,000, and the Save Our Homes cap limits future increases to 3% per year — a compounding benefit the longer you own.

To qualify for homestead exemption: own the property by December 31 of the tax year and establish Florida as your primary domicile. To fully sever tax ties with your prior state, work with a CPA familiar with multi-state taxation — some states, especially New York, audit former residents aggressively.

Frequently Asked Questions

What are the best neighborhoods in Palm Beach Gardens for Northeast relocators?

It depends on what you're looking for. Buyers who want a walkable neighborhood often choose Alton. Those seeking newer construction with more space per dollar look at Avenir. Country club lifestyle buyers gravitate toward BallenIsles, PGA National, or Mirasol. The right fit depends on your price point, lifestyle priorities, and whether you plan to golf.

How much more is homeowners insurance in Palm Beach Gardens than the Northeast?

In many cases, 3–5 times what you're paying in New York, New Jersey, or Connecticut. A typical Palm Beach Gardens home might run $8,000–$15,000+/year in total insurance costs, compared to $1,500–$3,500 for a similar Northeast home. Get insurance quotes during your inspection period — before you're committed.

How do I establish Florida residency and domicile?

Change your driver's license, register your vehicles, register to vote, and update your legal and financial documents. To fully sever tax connections with your prior state, work with a CPA familiar with multi-state taxation. Some states (especially New York) audit former residents aggressively.

Is there a state income tax in Florida?

No. Florida has no state income tax and no inheritance tax. For high-income households or those with significant estates, this is often the primary financial driver of the relocation decision.

How long does it take to buy a home in Palm Beach Gardens as a relocation buyer?

From starting your search to closing typically runs 60–120 days, depending on inventory and timing. Many relocation buyers make 1–2 exploratory visits before writing an offer. Once under contract, Florida's standard timeline is 30–45 days to closing.

Relocating from the Northeast is one of the biggest financial moves most people make. Done right, it can transform your quality of life and your financial position. Done without the right local knowledge, it produces regrets — usually around insurance costs, HOA structure, or a community that doesn't match what you thought it was.

I've helped hundreds of Northeast buyers make this move over the past 35 years. Connect with the Treu Group at treugroup.com to get started.

About Lisa Treu

Lisa Treu is the CEO of Treu Group Real Estate and has been helping buyers and sellers in Palm Beach County since 1989, with a focus on Jupiter, Palm Beach Gardens, and Delray Beach. She specializes in luxury homes, waterfront properties, new construction, and residential resale, and her team has earned 107 Google reviews, 265 Zillow team reviews, 79 Realtor.com reviews, and 21 Yelp reviews.