Relocating to Palm Beach County from out of state: what should you do, and when?

If you are relocating to Palm Beach County from out of state, start about 90 days before you want to move in. Use the first month to pick two or three areas and get pre-approved, the second month to tour (remotely, then in person), write an offer and line up insurance, and the last month to close and move. After you move, get your Florida driver license and file for homestead with the Palm Beach County Property Appraiser by March 1 of the following year.

I have helped people move here from all over the country since 1989, and the buyers who feel calm on closing day are almost always the ones who started with a calendar, not a listing. Here is the order I walk my relocation clients through.

What should you do 90 days before you move?

This is the decision month. You are not shopping for a house yet. You are deciding how you want to live, and that narrows the map fast.

• Write down your daily life. Where will you work, or will you work from home? Do you want a boat at the back door, a golf membership, a walk to dinner, or a newer home with low maintenance?
• Pick two or three areas, not ten. Palm Beach Gardens, Jupiter, Delray Beach and Boca Raton all feel different, and Martin County (Stuart, Palm City, Hobe Sound) is a short drive north. My page on which Palm Beach Gardens neighborhoods fit which lifestyle is a good place to start if the Gardens is on your list.
• Talk to a lender now. A full pre-approval, not a quick pre-qualification, tells you your real budget and lets you write a strong offer the moment you find the right home.
• Decide resale or new construction. New construction can take many months to build, so if you need to be in by a certain date, that changes your search.
• If you own a home now, plan the sale. Decide whether you will sell first, buy first, or line them up, because that drives your financing.

Why should you get insurance quotes before you pick a house?

This is the step out-of-state buyers skip most often, and it is the one that surprises them most. In Florida, the cost to insure a home depends heavily on the roof's age and type, the windows and doors, wind mitigation features, the flood zone and the age of the plumbing, electrical and AC systems. Two homes at the same price can have very different premiums.

What I tell clients: once you have a short list, ask an insurance agent licensed in Florida to quote two or three real addresses. It turns a guess into a number you can put in your budget. My guide to property insurance for Palm Beach County buyers explains what drives the quote.

How do remote tours work 60 days out?

Around two months out, you are looking at real homes. Most of my relocation buyers do the first round by live video. I walk the home with my phone, open the closets, look under the sinks, step outside so you can hear the street, and drive the neighborhood so you see what is around it. Listing photos can't show you any of that.

Then plan one in-person trip of three or four days to see the finalists. When you arrive with a short list that already passed the video test, you can make a decision on that trip instead of coming back a second time.

• Ask for the HOA or condo rules, fees and any approval process up front, especially for condos and gated communities.
• Drive the routes you will use every day, at the hour you will use them.
• If you are buying a condo, look at the association's reserves and any recent or planned assessments before you fall in love with the view.

What happens between the offer and 30 days out?

In Florida your agent writes and negotiates the offer. The contract sets your inspection period, financing deadlines and closing date, so read those dates as your new calendar.

• Inspections: a general home inspection, plus a 4-point and a wind mitigation inspection for insurance on most resale homes.
• Insurance binder: your lender will want proof of coverage before closing. This is where those early quotes pay off.
• Appraisal and loan approval: stay in touch with your lender and avoid new debt or job changes until you close.
• Association approval: some communities require an application or interview, so submit it as soon as the contract is signed.

What do you do in the last 30 days before move-in?

This is the logistics month. Book movers, set up electric, water, internet and trash service at the new address, and forward your mail. If you can't be here for closing, the title company or closing attorney can often arrange a mail-away or remote closing. Ask early so documents can be sent and notarized in time.

Do a final walkthrough within a day or two of closing. If you can't be there, I can walk it for you on video so you see that everything agreed to was done.

When do you file for homestead after you move?

Florida homestead is based on January 1. According to the Palm Beach County Property Appraiser, you qualify for a given year if, as of January 1, you hold title, live in the home as your permanent residence and are a permanent Florida resident, and you must apply by March 1 of that year. Missing March 1 waives the exemption for that year.

So if you close and move in during 2026, you would file for the 2027 tax year by March 1, 2027. Have these ready:

• A Florida driver license (new residents must get one within 30 days of establishing residency, per the Florida Department of Highway Safety and Motor Vehicles)
• Florida vehicle registration or voter registration at the home's address, or other proof the Property Appraiser accepts
• Social Security numbers for each owner applying and their spouses

If you have a residency-based tax benefit in another state, it has to end; the Property Appraiser lists that as a requirement.

Why does December 31, 2026 matter for some buyers?

Florida voters approved Amendment 3 on November 3, 2026. People who establish permanent Florida residence by December 31, 2026 qualify for a larger homestead exemption sooner than people who arrive in 2027 or later. Read my plain-language Amendment 3 explainer and talk with a tax professional before you plan around it. If you are trying to beat that date, my page on closing before year end covers what has to line up.

What does the whole timeline look like on one page?

• 90 days out: lifestyle list, two or three areas, lender pre-approval, plan for your current home.
• 75 days out: insurance quotes on sample addresses, HOA and condo rules reviewed.
• 60 days out: live video tours, one in-person trip, offer written.
• 45 days out: inspections, insurance binder, association application.
• 30 days out: appraisal and loan approval, movers and utilities booked.
• Move-in week: final walkthrough, closing in person or by mail-away.
• After move-in: Florida driver license within 30 days, vehicle insurance and registration, voter registration, homestead filed by March 1.

Your dates will shift with your contract and your lender, but the order rarely changes. For the full buying process from first call to keys, see my Palm Beach County buyer guide.

If you are planning a move and want help building your own calendar, book a buyer consultation with me or call 561-352-3056. We will map your 90 days together.

Frequently Asked Questions

How far ahead should I start planning a move to Palm Beach County?

About 90 days before you want to move in works well for a resale home. Use the first month to choose areas and get pre-approved, the second to tour and write an offer, and the third to close and move.

Can I buy a home in Palm Beach County without flying in?

Yes. Many relocation buyers do the first round of tours by live video, and the title company or closing attorney can often arrange a mail-away closing. Most buyers still prefer one in-person trip to see the finalists.

When is the homestead filing deadline in Palm Beach County?

You must own and live in the home as your permanent residence on January 1, and apply with the Palm Beach County Property Appraiser by March 1 of that year. Missing March 1 waives the exemption for that year.

Why should I get insurance quotes before choosing a house?

Florida premiums vary a lot with roof age, windows, wind mitigation features, flood zone and system age. Quoting real addresses early keeps a high premium from surprising you after you are under contract.

What does December 31, 2026 have to do with relocating?

Florida voters approved Amendment 3 on November 3, 2026, so people with permanent Florida residence by December 31, 2026 qualify for a larger homestead exemption sooner. Talk with your tax advisor about your situation.

Published: July 20, 2026 | Updated: November 4, 2026