What Should You Know Before Moving to Palm Beach County?

Buyers relocating from other states often ask where to begin. The answer is that the order matters. When you take the decisions one at a time, a move to Palm Beach County gets a lot less stressful.

I have helped buyers move here since 1989. This is the order I walk through with every buyer who is relocating.

Step One: Which Area Fits the Way You Want to Live?

Palm Beach County is large, and the towns feel different from one another. Start by deciding how you want your days to look, then match that to a place.

The part of a move that buyers underestimate the most is the drive to work. Many buyers call and tell me they want to live within an hour or an hour and a half of the office. That is what many people are used to in the Northeast or California. It is not how the Florida lifestyle works, and my buyers would not thank me if I did not explain that up front.

So we start with your office location and look at how close we can find the lifestyle you want. Ideally, a drive of 30 to 45 minutes at most is the goal.

Jupiter is a coastal town with the Intracoastal, the inlet and beaches close by. Palm Beach Gardens has a central location, golf communities and newer neighborhoods, including Avenir. Delray Beach has a walkable downtown, restaurants and the beach within a short drive. Wellington is known for its equestrian setting and larger lots.

Jupiter Farms is a very different place from coastal Jupiter. It sits in western Jupiter on large lots, from one acre to five acres or more, and horses are allowed. Homes in Jupiter Farms do not have an HOA. The feel is rural and private.

If you are comparing two towns, I have written a full guide on Jupiter versus Palm Beach Gardens. I also covered how to match a town to your lifestyle in Which Palm Beach County Community Fits Your Lifestyle.

My best advice is to visit before you commit. Spend a Saturday in each place you are considering, drive to your office from there at the time you would really commute, and notice the pace and what is close to home.

Step Two: What Home and Lot Features Matter Most?

Once you have an area, narrow the property. Palm Beach County offers detached homes, townhomes, condos, new construction, waterfront homes and homes on acreage.

Think about the features you will use every day. A pool, a three car garage, a dock, a golf course view, a large lot or a low maintenance yard each change the search and the budget.

New construction and resale each have strengths. New construction offers current building standards and a builder's warranty. Resale offers established landscaping and often more choices in location. I compared the two in my post on new construction versus resale in Palm Beach Gardens.

Waterfront homes bring extra questions. We look at the seawall, the dock, the depth of the water and the bridge clearance if you plan to keep a boat. These are details your inspector and I will check together.

In communities with an HOA, ask for the governing documents early. They explain the rules, the fees and what the association covers. Where fees apply, the amounts change, so I pull the current figures for the specific community when you are ready.

Step Three: How Do Insurance, Homestead and Property Tax Work?

This is the step that surprises relocating buyers the most, so I bring it up early.

Insurance. Florida homeowners insurance is not the same as insurance in other states. Roof age, window protection, the age of the home and its wind features all affect coverage and cost. Atlantic hurricane season runs from June through November, so insurers look closely at how a home stands up to wind.

A wind mitigation inspection documents the features of a home that protect against wind, such as roof shape, roof attachment and window protection. Qualifying features may help a home earn insurance discounts. Ask your insurance agent for a quote on any home before you go under contract.

Homestead. Florida offers a homestead exemption for a home you own and live in as your permanent residence. The application is due by March 1 for the upcoming tax year, and you can file it by mail or in person. The exact timing depends on when you close, so plan the filing as part of your move.

Property tax. Florida's homestead rules include a cap on how much the assessed value of a homestead can rise each year. This is one reason many buyers find the system favorable once they settle in. I explain it in the Florida property tax advantage and Save Our Homes.

The numbers change, so I do not quote them in a blog. When you are ready, I will pull the current figures for the specific home and community you are considering.

Step Four: Time Your Move.

Moves that go well usually start with a plan for the calendar. Decide when you need to be in the home, and work backward.

If you are selling a home elsewhere, think about whether you want to sell first, buy first or coordinate both. If you are renting, check when your lease ends. If you are relocating for work, coordinate with your start date.

Build in time for the inspection, the insurance quote, the mortgage process and the closing. Also plan your move out of the old home and into the new one, including the movers and utilities.

If you are coming from the Northeast, I wrote about the most common slip-ups in moving from New York to Palm Beach County. Much of it applies to anyone relocating from another state.

Make a simple checklist. Write down your must haves and your nice to haves. Put the area, the commute, the home type, the lot features and the timing on the list, and review it after each tour.

A checklist keeps you steady when you see a home you love that is missing something important. It also helps me show you the right homes, so you are not spending weekends on houses that do not fit.

Ask about the details that do not show in photos. Ask about the roof, the age of the major systems, the flood zone and the insurance history of a home. Ask whether a community has an HOA and what the documents say. These answers shape the true cost of owning a home here.

Line up your team early. A lender, an inspector, an insurance agent and a title company all play a part. When they are ready before you find a home, you can move quickly when the right one appears.

Many buyers also visit more than once. A first trip helps you pick the area. A second trip lets you tour homes with a clear idea of what you want.

Remember that you do not have to do this alone. I can set up the lender, the inspector and the insurance conversation so each piece happens at the right time. I would rather answer your questions now than have you find out about them at the closing table.

Frequently Asked Questions

What should I do first when moving to Palm Beach County?

Choose the area first, starting from where you will work. Spend time in the towns you are considering, then narrow the home and lot features, then line up insurance and financing questions. Taking the steps in that order keeps the process organized.

How far from work should I live in Palm Beach County?

Many buyers moving from the Northeast or California expect a commute of an hour or more, but that is not how the Florida lifestyle works. I start with your office location and look for the lifestyle you want as close to it as possible. Ideally, the goal is a drive of 30 to 45 minutes at most.

Do homes in Jupiter Farms have an HOA?

No. Homes in Jupiter Farms do not have an HOA. Jupiter Farms is in western Jupiter and is known for large lots, from one acre to five acres or more, with horses allowed and a rural, private feel.

What is a wind mitigation inspection and why does it matter?

It documents the features of a home that protect against wind damage, such as the roof and window protection. Qualifying features may help a home qualify for insurance discounts, so it is worth asking about before you buy.

When do I need to apply for the Florida homestead exemption?

The application must be received by March 1 of the qualifying year for the upcoming tax year. Applications can be filed by mail or in person. Because your closing date affects eligibility, plan the filing as part of your move.

If you are planning a move, schedule a time with me here and we will build your plan step by step. Call or text Lisa Treu at 561-352-3056.

About Lisa Treu
Lisa Treu is the Founder and CEO of Treu Group Real Estate and has helped buyers and sellers in Palm Beach County since 1989. She works first in Palm Beach Gardens and across Palm Beach County, Martin County and Northern Broward, with a focus on luxury homes, waterfront properties and new construction. Lisa hosts Treu Real Estate 911 on WJNO and is a featured host on American Dream TV.
Lisa Treu, Founder and CEO | Treu Group Real Estate | Florida Real Estate License SL484511 | 2000 PGA Blvd #4440, Palm Beach Gardens, FL 33408 | 561-352-3056