Moving to Palm Beach County? Why Your Timing Matters This Year

If Palm Beach County is in your plans for this year, the calendar matters more than most buyers realize. I'm Lisa Treu, and I've been helping buyers move here since 1989. Here's what affects your timing, and how to see what's available today.

Why does waiting cost you in Florida?

Florida's homestead exemption goes to owners who own the home and make it their permanent residence on January 1. To qualify for a given year, you need to close by December 31 of the year before, then file with the Palm Beach County Property Appraiser by March 1.

Close in January instead, and that year's homestead savings are gone. You wait a full year to file.

Homestead also starts the Save Our Homes cap, which limits how much the assessed value of your home can rise each year. The sooner it starts, the sooner that protection works for you.

Talk with your tax advisor about your specific situation. I'll help you plan a timeline that gets you to the closing table when it matters.

Why are so many buyers moving here now?

In the first half of 2026, more than 12,000 people in Palm Beach County traded in an out-of-state driver license, up 14% from the year before, based on Florida driver license exchange data. New York was the top state. New Jersey was second.

Employers are bringing people here too. ServiceNow announced 850 jobs in West Palm Beach, and Wells Fargo is moving its wealth management headquarters to West Palm Beach.

Season runs from November through April. That's when the most buyers are here looking at the same homes, and the best ones go first. Starting before season gives you more time and more choices.

What's for sale right now?

These searches show active homes and condos at $800,000 and up, updated from the MLS.

Looking for waterfront? Those homes don't always show up the way you'd expect in a search. Tell me what you want on our call and I'll send you a list that fits.

Would you rather have a brand-new home?

New construction in Palm Beach County comes in a few stages, and the right one depends on your timeline:

• Finished and ready now. Some new homes are complete and can close in weeks, which matters if you want to be in before January 1.
• Under construction. You get a new home sooner than building from scratch, often with time left to pick some finishes.
• Built for you. In some communities you choose your lot, your floor plan and your design selections, and the builder starts from the ground up.

I've guided buyers through all three, and I built my own home in Avenir in Palm Beach Gardens, so I know the process from the buyer's side too. The builder's sales team works for the builder. I'll help you compare communities, review the contract and timeline, and keep your upgrades and closing date on track. Many builders ask that your agent register with you on your first visit, so call me before you tour.

What do we cover on a relocation call?

• Which areas fit your commute, your budget and how you like to spend your week
• New construction or resale: homes ready now, homes being built, and building your own
• The true cost of owning here: property taxes, insurance, HOA and club fees
• A realistic plan to close by December 31 if homestead timing matters to you
• How to buy with confidence from out of state, including live video tours

Frequently asked questions

When do I need to close to file for homestead in Palm Beach County?

You need to own the home and live in it as your permanent residence on January 1. That means closing by December 31, then filing with the Palm Beach County Property Appraiser by March 1.

Can I buy a home in Palm Beach County without flying down for every showing?

Yes. Many of our out-of-state buyers narrow their list through live video tours, then make one trip to see their top choices. Florida closings can be done remotely too.

When is season in Palm Beach County?

Season runs from November through April, when more buyers are in town and the most desirable homes tend to sell faster.

About Lisa Treu

Lisa Treu is Founder and CEO of Treu Group Real Estate and has helped buyers and sellers in Palm Beach County since 1989. She specializes in luxury, waterfront and new construction homes in Palm Beach Gardens, Jupiter and across Palm Beach County, Martin County and Northern Broward. Lisa is the host of Treu Real Estate 911 on WJNO and 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

Equal Housing Opportunity. Information is general and not tax or legal advice.