Thinking about swapping snow boots for sandals and moving your life to Boca Raton? You are not alone. For many Northeastern executives and remote workers, the numbers are compelling, but the details matter. In this guide, you will get a clear framework to compare taxes, housing and insurance, and the time and cost of staying connected to New York, Boston, and other hubs. You will also learn how Florida’s homestead rules work and what to do to establish residency with less audit risk. Let’s dive in.
The big tax changes on day one
No state income tax
Florida does not tax personal income. If you currently pay state income tax in New York, New Jersey, Massachusetts, or Connecticut, this is often your largest recurring savings. For high earners, the annual dollar impact can be substantial. If you plan to keep income tied to your former state, talk with your advisor about sourcing rules and partial‑year scenarios.
Sales tax in Palm Beach County
Florida’s state sales tax rate is 6.0%. Palm Beach County typically adds a local surtax that brings the combined rate to about 7.0%, though exact point‑of‑sale rates can vary by municipality and special district. If you have large purchases planned, factor this into your budget.
Property tax dynamics in Boca
Florida’s median effective property tax rate is near the national median, roughly around 0.8 to 1.0% of value. Your bill in Boca Raton depends on local millage rates, voter‑approved levies, and whether the property qualifies for homestead benefits. After homestead exemptions, many primary residences see a lower effective tax than headline millage suggests.
Insurance and storm risk
Homeowners insurance premiums in Florida are among the highest in the country because of hurricanes and higher claim frequency. Rates vary widely by location, construction type, and claims history. If the home is in a flood zone and you have a mortgage, flood insurance through the NFIP or a private carrier can be required and material to your annual housing cost.
Estate and inheritance taxes
Florida has no state estate or inheritance tax. This differs from some Northeastern states that levy an estate tax. Federal estate tax rules still apply.
Homestead and Save Our Homes basics
How the homestead exemption works
If your Boca property is your permanent residence, you can apply for Florida’s homestead exemption, which generally excludes up to $50,000 of assessed value for property tax purposes. The exemption is applied in brackets and differently for school and non‑school taxes. You must file with the Palm Beach County Property Appraiser by the deadline for the benefit to apply to the current tax year.
The 3 percent Save Our Homes cap
Once homesteaded, the Save Our Homes cap generally limits annual increases in your assessed value to the lower of 3% or the CPI. Over time, this can create a meaningful gap between market value and assessed value, which helps stabilize your tax bill during long‑term ownership.
Portability if you already own in Florida
If you are moving from another Florida homestead, you may be able to transfer some of your Save Our Homes benefit to your new Boca primary residence, subject to timelines and limits. Filing is required, and the rules are specific, so confirm details before closing.
How to estimate your property tax bill
Before you write an offer, ask your advisor to help you pull the current assessed and taxable values and model the homestead impact. Look closely at millage lines for city, county, school, and any special districts. Build your budget around taxable value after likely exemptions, not the seller’s prior bill if they were not homesteaded.
Travel math for Northeast flyers
Your airport options
- Palm Beach International (PBI): Closest to Boca Raton with a short drive. Nonstop service to Northeast hubs varies by season.
- Fort Lauderdale‑Hollywood (FLL): Larger network with frequent Northeast nonstops.
- Miami International (MIA): The broadest selection of nonstop flights to New York‑area airports and other East Coast business centers.
Brightline and Tri‑Rail in your toolkit
- Brightline connects Boca Raton to West Palm Beach, Fort Lauderdale, and MiamiCentral with limited stops and predictable schedules. It can cut the stress and variability of highway driving, especially for trips toward Miami.
- Tri‑Rail is the regional commuter system with more stops and connections to Metrorail for Miami Airport access. It is generally slower but useful for certain commutes and airport transfers.
Boca to NYC door‑to‑door estimates
A typical Boca to Manhattan trip by air takes about 4 to 6 hours door to door, depending on airport choice, traffic, and security lines. A common pattern is a 15 to 35 minute drive to PBI, 60 to 90 minutes for security and boarding, a 2.5 to 3.0 hour flight, then 45 to 90 minutes to your Manhattan destination. Using Brightline to reach FLL or MIA can reduce highway time and improve predictability.
What to include in your trip budget
- Airfare for nonstop options from PBI, FLL, or MIA
- Brightline or Tri‑Rail fares when used as an airport feeder
- Parking or rideshare costs for both the train and airports
- The value of your time, especially if faster options prevent overnight stays
A simple move budget you can trust
Use a spreadsheet to measure your net annual change. Tally each category and compare your current costs versus your projected Boca costs.
- Income tax delta
- Start with last year’s state and local income tax paid in your Northeastern state. Post‑move Florida state income tax is $0. Account for any partial‑year taxes and any income still sourced to your former state.
- Housing cost delta
- Compare current housing costs with your Boca target. Include mortgage or rent, property taxes after homestead, homeowners and flood insurance, HOA dues, and maintenance. Note potential Save Our Homes protection in the out‑years and consider portability if you already own a Florida homestead.
- Travel and business connectivity
- Estimate your annual Northeast trip count. Build a per‑trip cost and time matrix for drive plus flight versus Brightline plus flight. Include parking, rideshare, and any hotel nights.
- Sales and consumption taxes
- Budget the difference in sales tax for your spending. Large taxable purchases like vehicles or boats can move the needle.
- Insurance and risk costs
- Model homeowners premiums, flood insurance if applicable, and hurricane deductible risk. If your health coverage changes markets, add any premium differences.
- One‑time costs
- Include moving services, vehicle transport, tax and legal advisory, and domicile filings.
- Net annual change and payback
- Net Annual Savings = income tax savings minus higher housing, insurance, and travel costs, plus any sales tax differences. Payback period = one‑time costs divided by net annual savings.
Example with simple assumptions:
- State tax saved: $50,000 per year
- Added homeowners, flood, and HOA: $8,000 per year
- Added travel for 12 trips: $6,000 per year
- Net annual savings: about $36,000
- If one‑time move and advisory costs are $30,000, payback is under one year
Make the numbers your own. Even modest percentage savings on high incomes can generate meaningful cash flow, and travel and insurance can offset part of the gain.
Residency steps and audit risks to manage
Establishing Florida domicile
- File a Declaration of Domicile in Palm Beach County
- Obtain a Florida driver’s license and register to vote
- Register vehicles in Florida and update banks, licenses, and mailing addresses
- Apply for the homestead exemption on your primary residence
- Build your paper trail: local utilities, Florida banks and healthcare, and property records
Telecommuting and wage sourcing
Some Northeastern states may tax wages based on where the employer is located or convenience rules. If you will work remotely for a Northeastern employer, confirm how your wages are sourced and coordinate payroll withholding changes with HR and your tax advisor.
Practical risk reducers
- Reduce ties to the former state, including day counts and maintaining a permanent place of abode
- Keep detailed logs of days spent in each state and maintain documents that support Florida domicile
- Consult a multi‑state tax advisor before and after your move
Boca specifics to factor in
Housing types and HOAs
Boca Raton offers single‑family neighborhoods, gated communities, luxury waterfront homes, and many condos and co‑ops. HOA or condo fees are common and can be significant in premium communities. Include dues, reserves, and assessments in your annual housing cost.
Insurance and flood
Ask for quotes that reflect the property’s exact location, build type, and elevation. Hurricane deductibles are often a percentage of the insured value. Lenders require flood insurance for homes in high‑risk zones. Even if it is optional, many coastal owners choose to carry it.
Utilities and special districts
Plan for year‑round air‑conditioning and potentially higher electricity use than you had up north. Some Boca properties sit in special taxing districts that add line items to your property tax bill. Always review the full parcel breakdown.
Your next steps
- Pull last year’s state and local income tax paid and estimate your post‑move state tax reduction with your CPA
- Shortlist 2 to 3 Boca neighborhoods that fit your needs. Have your advisor pull comparable sales, current HOA dues, property tax estimates, and preliminary insurance quotes
- Build your per‑trip travel matrix for PBI, FLL, and MIA with both drive and Brightline options. Multiply by your likely annual trip count
- Confirm homestead filing timelines with the county and plan your residency steps before closing
If you want a calm, data‑driven plan for your move to Boca Raton, let’s talk. With concierge guidance and deep Palm Beach County expertise, we will help you compare neighborhoods, model carrying costs, and position you for a confident purchase. Connect with Unknown Company to start your plan today. Get Your Instant Home Valuation.
FAQs
What taxes change when moving from the Northeast to Boca Raton?
- Florida has no personal state income tax, sales tax in Palm Beach County is typically about 7.0% combined, property tax varies by millage and exemptions, insurance tends to be higher, and Florida has no state estate or inheritance tax.
How does Florida’s homestead exemption lower my tax bill?
- If the property is your permanent residence, you can apply to exclude up to $50,000 of assessed value and benefit from the Save Our Homes cap that limits annual assessed value increases to the lower of 3% or CPI.
How long is a typical Boca Raton to New York City trip door to door?
- Plan for about 4 to 6 hours door to door, factoring in the drive to PBI or a Brightline ride to FLL or MIA, 60 to 90 minutes for security and boarding, a 2.5 to 3.0 hour flight, and 45 to 90 minutes to your final stop in the city.
Do I need flood insurance for a Boca property?
- Lenders require flood insurance for homes in high‑risk zones, and many owners in coastal or marina‑area neighborhoods choose to carry it even when optional due to exposure and peace of mind.
What are common residency audit triggers for New York movers?
- Spending more than 183 days in New York, maintaining a permanent place of abode there, and wage sourcing issues for telecommuters are common triggers, which is why careful documentation and planning matter.
Which airport is best for Northeast business travel from Boca?
- PBI is the most convenient, while FLL and MIA typically offer more nonstop choices to New York‑area airports; Brightline can improve access to FLL and MIA for predictable travel times.
