ACM
Atlantic Coast Mortgage
Here to Guide You Home · NMLS #643114
Florida Relocation Guide · 2026
Find your place in the
Sunshine State
Before you fall in love with a house, fall in love with the right area. Florida is bigger and more diverse than most transplants realize — this guide breaks it all down so you can move with confidence.
0%
State income tax
$50K
Homestead exemption
9
Distinct regions
1,350mi
Coastline
Before you move
Things they don't tell you about Florida
20 years of living here distills down to this.
☀️
It's not always hotNorth FL gets cold. Tallahassee has seen snow. Orlando dips to the 30s in January.
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Two time zonesThe Panhandle west of the Apalachicola River is Central Time. Everything else is Eastern.
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Afternoon storms are dailyJune–September, a 3pm thunderstorm is practically scheduled. It passes in 20 minutes.
🪲
Bugs are realLove bugs twice a year. Palmetto bugs (giant roaches). Budget for quarterly pest control.
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Everything is a driveMiami to Orlando is 4 hours. Tampa to Jacksonville is 3. Choose your region before your house.
💧
Springs are magicalMore freshwater springs than anywhere on Earth. 72°F year-round — the locals' real beach.
🥖
Publix is a way of lifeLocals go to Publix, not "the grocery store." Order the chicken tender sub within 48 hours of arriving. You'll understand.
🌀
Hurricane season is realJune–November, peak August–October. Know your evacuation zone before you close on anything.
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Cocoa Beach punches above its weightI Dream of Jeannie was filmed here — there's still a statue on the main strip. Kelly Slater, the greatest surfer of all time (11 world titles), grew up here too.
🎢
Theme parks are a lifestyleAnnual passes to Disney, Universal, and SeaWorld are a thing locals actually use. Your kids will go on a Tuesday after school. Completely normal within 6 months.
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Wild monkeys — seriouslySilver Springs State Park near Ocala has 300+ wild rhesus macaques. Released in 1938 by a tour boat operator who didn't know they could swim. Tarzan was filmed there the same year.
🎓
Bright Futures is a game-changerFlorida's merit scholarship pays 75–100% of college tuition at any state university. Moving here before high school graduation can be one of the best financial decisions a family makes.
Find your fit
Which part of Florida is right for you?
Answer 7 quick questions and we'll match you to your best-fit Florida regions. Takes about 90 seconds.
Question 1 of 7
What does your ideal Florida weekend look like?
Question 2 of 7
Which coast feels more like you?
Question 3 of 7
What's your household situation?
Question 4 of 7
How do you feel about big-city energy?
Question 5 of 7
What's your honest budget range for a home?
Question 6 of 7
What matters most in your daily life outside the home?
Question 7 of 7
What would make you fall in love with a place?
1 / 7
Your Florida match
Based on your answers, here are the regions that fit your lifestyle best.
Step 1 — Know the regions
Florida has 9 distinct regions
Miami and Orlando are 4 hours apart. Tampa and Jacksonville are 3 hours apart. Tap a region to see the top 3 areas plus the best value pick.
Select a region below to explore top areas and value picks
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Select a region above to see top areas, value picks, and local intel
Local knowledge
Things only Floridians know
These are the things you only learn after you've already moved.
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Seasons & weatherThe "dry season" (Nov–Apr) is the best time to be in Florida. Less humidity, no bugs, perfect weather. This is when you'll wonder why you didn't move sooner.
"Snowbird season" runs Dec–April. Traffic, restaurant waits, and golf tee times all get significantly worse. Plan accordingly.
Your AC bill in summer will shock you. Budget $200–$400/month for power. A new unit and good insulation makes a massive difference.
Get a metal roof if you can. They last 40–50 years vs. 15–20 for shingles — and insurance companies give you a discount for it.
🚗
Roads & getting aroundFlorida has more toll roads than any state. Get a SunPass immediately — saves money and bypasses cash-only lanes.
I-4 through Orlando is consistently one of America's most dangerous interstates. Leave early or leave late. There is no quick trip across Orlando at rush hour.
Locals take the Florida Turnpike on the east coast, not I-95. I-95 through Miami is its own separate experience.
The "Florida U-turn" — using a median crossover for a left turn — is an engineered road feature here. Confuses every out-of-stater at first.
🐊
Water & outdoor lifeEvery lake has gators. Not "might have" — has. Don't let pets near water's edge at dusk and dawn. This is not a joke.
Gulf Coast water (west side) is warmer, calmer, and clearer. Atlantic Coast (east side) has better waves but stronger rip currents.
The natural springs are the locals' real beach — Rainbow River, Ichetucknee, Ginnie Springs. 72°F crystal water, no crowds, no seaweed.
Red tide on the Gulf Coast typically hits late summer and closes beaches for weeks. Always check before planning a Gulf trip in August–September.
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Living here day-to-dayPublix is a way of life. The Pub sub is a Florida institution — chicken tender sub is the move. You'll get it within 48 hours of arriving.
Cuban food is everywhere in South and Central FL. The Tampa Cuban (with salami) vs. Miami Cuban (without) is a real, decades-long civic rivalry.
Screen porches — called lanais here — are worth every penny. Most of the year you can eat dinner outside if you keep the bugs out.
Florida drivers have a reputation for a reason. Add buffer time to every commute and adjust your expectations. It's a lifestyle adjustment.
Must-see Florida
Places every Florida resident should experience
These aren't tourist stops — they're what makes Florida one of the most unique places to live in America.
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Ichetucknee Springs
North Central FL
Tube a pristine spring-fed river. Crystal clear, 72°F water through old-growth forest. No better afternoon in Florida exists.
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Siesta Key Beach
Sarasota
Consistently rated #1 beach in the US. Pure quartz sand stays cool even in full sun. Prepare to be shocked.
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7-Mile Bridge / Overseas Hwy
Florida Keys
The drive to Key West on US-1 is one of the most scenic roads on Earth. Windows down, ocean on both sides.
🌿
Myakka River State Park
Sarasota
Old Florida at its rawest. Massive gator population, airboat tours, largest state park in Florida.
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SpaceX Launch — Live
Brevard County
Watch a nighttime launch from Cocoa Beach. Free, surreal, and it never gets old. Check space.com for schedules.
⛵
Dry Tortugas National Park
70 miles west of Key West
Only by seaplane or ferry. Civil War fort, sea turtles, and the clearest snorkeling water in Florida.
🎢
Theme Park Annual Passes
Orlando
Disney, Universal, SeaWorld annual passes — locals actually use them. Harry Potter World and EPCOT food festivals on a weeknight. Completely normal within 6 months.
🐔
Ybor City
Tampa
Historic Cuban cigar district turned weekend destination. Free-roaming chickens protected by city ordinance. Exactly as advertised.
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Swim with Manatees
Crystal River, Citrus County
The only place in the world where it's legal to swim with wild manatees in their natural habitat. November through March.
Pop culture & Florida identity
Florida in film, TV, music & more
Florida has its own mythology. These are the cultural touchstones you'll start referencing once you live here.
TV / Film
Dexter — filmed in Miami
The Harbor Island marina scenes are real. South FL's waterfront aesthetic is all over this series.
Books
Carl Hiaasen novels
Nobody writes Florida like Carl Hiaasen. Skinny Dip, Tourist Season, Native Tongue — dark comedy that nails the state's actual personality.
Music
Tom Petty — Gainesville native
Born and raised in Gainesville. The Heartbreakers came out of North Central FL. That Southern-rock sound is very Florida.
Music
Jimmy Buffett — Panhandle raised
Raised on the Florida Panhandle. Margaritaville is the unofficial FL anthem. Parrotheads are real and they vote.
Sports
Gators vs. Noles vs. Canes
UF, FSU, and Miami is a genuine cultural fault line. Pick a side immediately — neutrality earns zero respect in Florida.
Food / Culture
The Cuban sandwich war
Tampa puts salami in theirs. Miami doesn't. A decades-long civic dispute. You will be asked to pick a side.
Film
Edward Scissorhands — Tampa suburbs
Filmed entirely in Lutz, FL. The pastel houses with perfect lawns are exactly what suburban FL looks like.
Only in Florida
"Florida Man" explained
FL's open public records law means every strange arrest gets reported. The state didn't get weirder — it just got more transparent.
Your health in Florida
What living here does for your wellbeing
Florida isn't just a lifestyle change — there's real science behind why people feel better here. Plus a few things worth knowing before you arrive.
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Vitamin D year-round
Northern states see vitamin D deficiency spike in winter. Florida's year-round sun exposure supports immune function, bone health, and mood regulation — no supplements required.
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Lower seasonal depression rates
Seasonal Affective Disorder (SAD) affects an estimated 5% of Americans, disproportionately in northern, cloudy states. Florida's 230+ sunny days per year significantly reduce this risk for transplants.
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Active lifestyle — 12 months a year
Walking, cycling, swimming, paddleboarding, and golf are year-round activities here, not seasonal ones. The outdoors is your gym every single month.
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Water access and natural springs
Time near water is linked to reduced stress and lower cortisol. Florida has 1,000+ miles of rivers, 7,700 lakes, and more freshwater springs than anywhere on Earth.
😌
Pace of life adjustment
Florida is not New York or New Jersey. The slower pace — especially outside Miami — is a documented stress reducer. Most transplants report a genuine mental health improvement within the first year.
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A few things to prepare for
Florida has one of the highest melanoma rates in the US — SPF is non-negotiable. Summer heat and humidity (June–Sept) require shifting outdoor activity to early morning or evening. Adjust expectations for year one.
The math most people never do
NJ / NY vs. Florida — cost of living
Most out-of-staters focus on home prices. The bigger story is what happens to your paycheck, your tax bill, and your monthly cash flow the day you move.
If you earn $150,000 in New Jersey vs. Florida
NJ state income tax at $150K−$9,372 / year
Florida state income tax$0
Annual savings by moving to Florida+$9,372 / year
Additional monthly cash flow+$781 / month
Over 10 years (uninvested)+$93,720
| Category | New Jersey | New York | Florida |
|---|---|---|---|
| State income tax | Up to 10.75% | Up to 10.9% | 0% |
| Avg property tax rate | 2.23% (highest US) | 1.72% | 0.83% |
| Property tax on $500K home | ~$11,150 / yr | ~$8,600 / yr | ~$4,150 / yr |
| Homestead exemption | Varies by county | STAR program | $50K off assessed value |
| Annual property tax increase cap | 2% cap | No statewide cap | 3% — Save Our Homes |
| Estate / inheritance tax | Up to 16% | Up to 16% | None |
| Overall cost of living index | 125 (25% above avg) | 187 (NYC) | 102 (near national avg) |
💡 The property tax reset to know
Florida's property tax rate looks lower — and it is. But the Save Our Homes cap that limits annual increases to 3% does NOT transfer when you buy. Your first year's taxes reset to current assessed value. Plan for it, apply for Homestead Exemption by March 1, then watch them stabilize from there.
For families — school districts
Florida's top-rated public school districts
Florida grades every public school district annually on achievement, learning gains, and post-secondary readiness. These are the standouts from the 2024–2025 FDOE report card.
#1 in Florida — 2024–2025
Nassau County Schools
✓ A-Rated District
Topped the state for the first time in district history — every single school earned an A. #1 in Algebra, #1 in Grades 3–8 Math, #2 in ELA statewide. Northeast of Jacksonville near Amelia Island.
Fernandina BeachYuleeAmelia Island
#1 tied — 2024–2025
St. Johns County Schools
✓ A-Rated District
Tied with Nassau at 74% — the highest score in the state. Consistently top-ranked year after year. The Ponte Vedra / St. Augustine corridor is one of the most sought-after family destinations in Northeast FL.
Ponte VedraSt. AugustineNocatee
Top 5 statewide — 2024–2025
Collier County Schools
✓ A-Rated District
Naples and Marco Island anchor this SWFL district. Consistently high FDOE scores, strong gifted programs, and the infrastructure of one of Florida's wealthiest counties.
NaplesMarco IslandImmokalee
Top 5 statewide — 2024–2025
Sarasota County Schools
✓ A-Rated District
One of only two Tampa Bay area districts to earn an A in 2025. Strong arts integration alongside academic performance — fitting for Florida's arts capital.
SarasotaVeniceNorth Port
Consistently top-rated
Seminole County Schools
✓ A-Rated District
The anchor school district for Winter Park, Oviedo, and Lake Mary. Perennially A-rated — a major reason families choose Central Florida. Strong magnet programs and high graduation rates.
Winter ParkOviedoLake MaryLongwood
Top 5 statewide — 2024–2025
Indian River County Schools
✓ A-Rated District
Third straight year earning an A — ranked 5th in Florida. Vero Beach is the anchor. A smaller district that punches well above its weight. An overlooked gem for Treasure Coast families.
Vero BeachSebastianFellsmere
School district information is for general reference only, sourced from the FDOE 2024–2025 Annual School Grades report. Grades are subject to change annually. Buyers are encouraged to independently verify school options, attendance zones, and individual school performance at fldoe.org and greatschools.org. School district boundaries do not determine loan eligibility.
For families with students
Florida Bright Futures & the State University System
One of the most underrated financial benefits of moving to Florida — most out-of-staters don't find out about it until after they've already settled in.
Bright Futures: Florida pays for college
Florida's Bright Futures Scholarship Program is one of the most generous state merit scholarship programs in the country. Meet the academic requirements in high school and the state covers a significant portion — or all — of tuition at any Florida public university.
100%
Tuition covered — Florida Academic Scholars (FAS), 3.5 GPA
75%
Tuition covered — Florida Medallion Scholars (FMS), 3.0 GPA
12
Major FL state universities in the system — all eligible
📋 What students need to qualify
Qualifying GPA (3.5 for full / 3.0 for 75%) · Minimum ACT or SAT scores · 75 hours of community service or 100 hours of paid work · Florida Financial Aid Application (FFAA) submitted before graduation. Students must be enrolled in a Florida high school. The earlier a family moves, the more runway a student has to qualify.
🏛️ The universities — your direct path
University of Florida (Gainesville) — Top 10 public nationally. Florida State (Tallahassee) — Top 20 public. UCF (Orlando) — largest enrollment in the US. USF, FIU, FAU and 6 more. A student who earns Bright Futures and attends UF or FSU can graduate with zero tuition debt. Factor that into your relocation math.
Step 2 — The financial picture
What changes when you buy in Florida
Florida has real advantages for homeowners — but also costs that catch out-of-staters off guard. Know both before you make an offer.
The numbers that matter for your mortgage
Florida's tax and insurance landscape directly affects your buying power. These aren't minor line items — they can be the difference between a comfortable payment and a stretched one.
$0
State income tax — more monthly cash flow
$50K
Homestead exemption off assessed value
3% cap
Annual tax increase on your primary home
🏠 Insurance: understand it before you shop
Florida homeowners insurance is very manageable when you know what to expect — premiums vary widely based on location, roof age, and home condition. Always get an insurance quote before going under contract — it's part of your monthly payment and factors into your approval.
The 4-Point Inspection — this matters. Most Florida insurers require this before issuing a policy on any home over 20–25 years old. It covers: roof (age, condition, material), electrical (panel type, wiring), plumbing (materials, water heater age), and HVAC (age and condition). Budget $150–$200. A clean 4-point is a green light; a flagged one is negotiating leverage with the seller.
🏡 Homestead exemption — you have to apply for it
This doesn't happen automatically. Apply by March 1 of the year after your purchase with your county property appraiser. Removes $50K from taxable assessed value and caps future increases at 3% per year. Primary residence only.
💧 Flood zones — check before you fall in love with a house
Properties in FEMA Zone A or AE require mandatory flood insurance with a mortgage. Search any address at msc.fema.gov before making an offer. In coastal areas, flood insurance alone can run $3,000–$6,000/year.
How we can help
Loan options for every Florida buyer
Whether you're buying a primary home, a second property, or investing in Florida real estate — ACM handles the full spectrum.
Most common
Conventional
Best rates for buyers with strong credit and documented income. Down payment from 3–20%. No mortgage insurance with 20% down.
Best for: W-2 buyers, primary & second homes
Low down payment
FHA
3.5% down with a 580+ credit score. More flexible qualifying guidelines. Great for first-time buyers entering the Florida market.
Best for: First-time buyers, lower credit scores
Military
VA Loan
Zero down for eligible veterans, active-duty, and surviving spouses. No PMI. One of the best mortgage products available, period.
Best for: Veterans & active military — use this benefit
Higher price points
Jumbo
For loan amounts above conforming limits. Required for Naples, South Tampa, Miami, and Keys purchases. ACM handles significant jumbo volume in FL and NJ.
Best for: Premium markets, waterfront, luxury
Self-employed / business owners
Non-QM / Bank Statement
Qualify using 12–24 months of bank statements instead of tax returns. Designed for buyers whose income doesn't fit traditional boxes.
Best for: Business owners, 1099 earners, entrepreneurs
Real estate investors
DSCR Investor Loans
Qualifies on rental income of the property, not your personal income. No tax returns. Florida is one of the strongest DSCR markets in the US.
Best for: Investors, rental properties, short-term rentals
ACM
Atlantic Coast Mortgage — Simple. Easy. Stress-Free.
Direct lender. In-house underwriting. We control the process start to finish — faster closings, fewer surprises.
Step 3 — After you close
Your Florida relocation checklist
Some of these have deadlines that cost real money if you miss them. Tap any item to check it off.
📅 Within 30 days
Change driver's license to FL (30-day legal requirement)
Register vehicle(s) in Florida
Update address with USPS, bank, employer, IRS
Set up utilities — FPL or Duke Energy, water, trash
Confirm homeowners insurance is active at closing
Get a SunPass for Florida toll roads
🏡 By March 1 — first year
Apply for Homestead Exemption — don't miss this deadline
Register to vote in Florida if applicable
Confirm school district enrollment if needed
Update estate documents / will with a FL attorney
🔧 First 90 days
Schedule roof inspection — insurance companies are strict in FL
Find a local AC company for annual maintenance
Set up quarterly pest control — termites and palmetto bugs are real
Look up your hurricane evacuation zone at floridadisaster.org
Stock a basic hurricane kit — water, batteries, generator if coastal
Connect with a local CPA about FL tax filing differences
Your guide
About Joe Lombardi
JL
Joe Lombardi
Branch Manager & Mortgage Loan Officer · Atlantic Coast Mortgage · Winter Park, FL
I'm Joe. I spent 20 years living, working, and surfing throughout Florida — from the Space Coast breaks at Cocoa Beach to just about every corner of the state. This isn't a place I learned about from a brochure. I know it the way locals do: the best stretches of road, the underrated towns, the neighborhoods that are about to pop, and the ones that have been quietly great for decades.
Since 2018 I've been helping families buy and invest in Florida real estate. A big part of what I do is work with people relocating from out of state — people exactly like you, figuring out which part of Florida fits their life, their budget, and their goals. I built this guide because I kept having the same conversation over and over, and I wanted every family to have access to the same local knowledge.
I love this state. I moved back to Central Florida in 2025 and based myself in Winter Park — which tells you something about where I think the best of Florida lives. If you're thinking about making the move, I'd genuinely enjoy being part of that conversation.
20 yrs
Living in Florida
2018
Helping FL buyers & investors
FL + NJ
Licensed states
Direct
Lender · In-house UW
Next step
Ready to make your move?
You've done the research. Now let's run the real numbers on any property you're interested in.
Get a customized mortgage report — on any property
Found a house you like? Send me the address. I'll put together a full breakdown: estimated payment at current rates, loan options that fit, insurance estimate, property tax projection, and what you'd need to close. No obligation. Takes about 10 minutes and gives you everything you need to make a confident offer.
Let's talk Florida
20 years living here. Helping families buy and invest in Florida since 2018. Tell me which region caught your eye and I'll help you figure out if the numbers work.
JL
Joe Lombardi
Branch Manager & Mortgage Loan Officer · Atlantic Coast Mortgage · Winter Park, FL
📞 732-CALL-JOE · atlanticcoastmortgage.com
Prepared by Joe Lombardi · NMLS #[YOUR NMLS ID] · Branch Manager & Mortgage Loan Officer
Atlantic Coast Mortgage, LLC · NMLS #643114 · Equal Housing Lender · atlanticcoastmortgage.com
Winter Park, FL branch · Licensed in Florida and New Jersey
This guide is for informational purposes only and does not constitute financial, legal, or real estate advice. Price ranges reflect general 2026 market conditions and are subject to change. School district information sourced from FDOE 2024–2025 Annual School Grades. Cost of living data sourced from Tax Foundation and publicly available state records. Map image courtesy FloridaSmart.com. This is not a commitment to lend. All loans subject to credit approval.
Atlantic Coast Mortgage, LLC · NMLS #643114 · Equal Housing Lender · atlanticcoastmortgage.com
Winter Park, FL branch · Licensed in Florida and New Jersey
This guide is for informational purposes only and does not constitute financial, legal, or real estate advice. Price ranges reflect general 2026 market conditions and are subject to change. School district information sourced from FDOE 2024–2025 Annual School Grades. Cost of living data sourced from Tax Foundation and publicly available state records. Map image courtesy FloridaSmart.com. This is not a commitment to lend. All loans subject to credit approval.