Most buyers I speak with arrive with a clear number in mind — the purchase price. What tends to surprise them, especially those coming from New York, New Jersey, Connecticut, Massachusetts, or the United Kingdom, is how many additional costs accompany a South Florida relocation before the boxes are even unpacked. Some of these costs are one-time transactions; others are ongoing financial commitments that shape the true cost of living in one of the country’s most coveted addresses.
When I made my own move from Massachusetts to Boca Raton in January 2024, I wish I had had a single, honest guide that laid it all out in plain terms. This post is that guide. It is designed for buyers in the $1.5M–$5M price range who are considering a purchase in South Florida and want to walk into the process with their eyes open.
My focus area encompasses Boca Raton, Delray Beach, Deerfield Beach, Highland Beach, Hillsboro Beach, and Lighthouse Point — a stretch of coastal Palm Beach and Broward County that offers extraordinary variety in lifestyle, community, and price point. The costs covered here apply broadly across this corridor.
Section 1: Florida Closing Costs — What to Expect at the Table
Closing costs in Florida follow a predictable structure, but the specifics differ meaningfully from what Northeast buyers are accustomed to — and they differ significantly from the UK conveyancing process as well. Here is what you need to know for a Palm Beach County purchase.
Documentary Stamp Tax on the Deed
Florida imposes a documentary stamp tax of $0.70 per $100 of purchase price on the deed. On a $2.5M home, that is $17,500. In standard Palm Beach County transactions, the seller pays this tax — but as a buyer, you should understand it because it affects net proceeds calculations in negotiations and can influence seller flexibility on price.
One important note for buyers who may be comparing properties across counties: Miami-Dade County uses a different rate structure, with an additional surtax that does not apply in Palm Beach County. If you are considering properties in both markets, make sure your advisers are quoting county-specific numbers.
Documentary Stamp Tax on the Mortgage
If you are financing your purchase, Florida also charges a documentary stamp tax of $0.35 per $100 of loan amount on the mortgage. On a $1.5M mortgage, that is $5,250 — and this one is paid by the buyer.
Title Insurance — Owner’s Policy
Florida is one of a small number of states that regulates title insurance premiums by law, which means rates are standardized across providers. The premium is calculated in tiers:
- $5.75 per $1,000 on the first $100,000 of purchase price
- $5.00 per $1,000 from $100,000 to $1,000,000
- $2.50 per $1,000 from $1,000,000 to $5,000,000
On a $2.5M purchase, the math works out as follows:
| Tier | Calculation | Subtotal | |||
| First $100K | $100,000 × $5.75/1,000 | $575 | |||
| $100K–$1M ($900K) | $900,000 × $5.00/1,000 | $4,500 | |||
| $1M–$2.5M ($1.5M) | $1,500,000 × $2.50/1,000 | $3,750
|
In Palm Beach County, the buyer typically pays for the owner’s title policy — this is a local custom, not a state law, and it differs from practice in some other South Florida counties where the seller pays. If you are accustomed to Northeast conventions, this is worth noting early in contract negotiations.
Lender’s Title Insurance
If financing, your lender will require a separate lender’s title policy. This is an additional cost of approximately $800 as a base fee (varying slightly by title company), and it is distinct from the owner’s policy described above.
Other Closing Line Items
Beyond the major items above, expect to budget $1,500–$3,000 for a collection of smaller but real costs: title search fees, settlement/closing agent fees, recording fees, and HOA estoppel letters (required when buying into a community with an HOA, which is most luxury properties in this market).
Sample Closing Cost Summary
| Cost Item | Cash Buyer ($2.5M) | Financed Buyer ($1.5M loan) |
| Doc stamp on deed | $17,500 | $17,500 |
| Doc stamp on mortgage | — | $5,250 |
| Owner’s title insurance | $8,825 | $8,825 |
| Lender’s title insurance | — | $800 |
| Other closing costs | $2,000 | $2,000 |
| Closing Cost Subtotal | $28,325 | $34,375 |
Section 2: HOA Fees, CDD Assessments, and Reserve Contributions
Closing costs are one-time expenses. What follows you into every month of ownership is a different category entirely.
HOA Fees
Homeowners association fees in Boca Raton and Delray Beach vary more widely than most buyers expect. A gated single-family community might carry fees of $500–$800 per month, covering landscaping, security, and common area maintenance. A full-service waterfront condominium building — with concierge, valet, fitness center, pool attendants, and on-site management — can run $3,000–$5,000 per month or more for larger residences.
One of the first things I tell clients is: get the HOA financials before you fall in love with a unit. The monthly fee is only part of the picture. Always request the full HOA budget and most recent reserve study before going under contract. You are looking for a healthy reserve balance, no pending special assessments, and a well-funded operating budget.
CDD Assessments
Community Development Districts (CDDs) are a Florida-specific mechanism that funds infrastructure — roads, drainage, landscaping, and amenities — in planned communities. They are authorized by the state and repaid over time through assessments that appear as a separate line item on your annual property tax bill, not in your HOA statement. This distinction catches a surprising number of buyers off guard.
In Palm Beach County, CDD assessments in luxury communities typically range from a few hundred to several thousand dollars per year, depending on the community’s original development costs and the remaining bond balance. When you are evaluating a property’s total carrying costs, always pull the tax bill and identify any CDD line items separately.
Reserve Fund Contributions — The Post-Surfside Reality
If you are purchasing in a condominium building — particularly one built before 2000 — Florida’s post-Surfside legislation has materially changed reserve fund requirements. Buildings are now required to conduct milestone structural inspections and fully fund reserves for certain structural components. For buyers, this means two things: special assessments are more likely in underfunded buildings, and monthly fees in well-run buildings may have increased to reflect updated reserve contributions.
Before making an offer on any condominium, request the current reserve study, the percentage of reserves that are funded, and documentation of any recent structural inspections. A reputable agent and real estate attorney can help you interpret what you find.
Section 3: Property Taxes in Palm Beach County
No State Income Tax
Florida’s most celebrated tax advantage is the absence of a state income tax. For buyers coming from New York, New Jersey, or Massachusetts — or from the United Kingdom, where income tax rates can be substantially higher — this is a meaningful financial shift, not just a talking point. Establishing Florida as your primary domicile is the mechanism through which you capture this benefit (covered in Section 5).
Property Tax Rates
Palm Beach County property tax rates vary by municipality and taxing district. In Boca Raton, the total millage rate for FY 2025–2026 is approximately 17 mills, which translates to an effective rate of roughly 0.9%–1.1% of assessed value — well below what buyers accustomed to New York or New Jersey rates typically expect. On a $2.5M assessed value, that translates to roughly $22,500–$27,500 annually before any exemptions.
The Homestead Exemption
Florida’s Homestead Exemption reduces your assessed value for tax purposes by up to $51,411 in 2026 (this figure is adjusted annually for CPI). On a home assessed at $2.5M, a full exemption saves roughly $900–$1,100 per year depending on your millage rate — not a transformative amount at this price point, but meaningful when compounded over years.
More importantly, the Homestead Exemption also activates Save Our Homes portability, which caps annual increases in assessed value at the lower of 3% or the CPI — providing long-term protection against rapidly rising assessments in an appreciating market.
To qualify, you must own the property and occupy it as your primary residence as of January 1 of the tax year. The filing deadline is March 1 of that same year. You can file your application at pbcpao.gov.
A critical point for Northeast and UK buyers: If you are maintaining a primary residence in another state or in the UK, you do not qualify for Florida’s Homestead Exemption, and you cannot claim Florida domicile for income tax purposes. You cannot hold homestead exemptions in two places simultaneously. This distinction matters enormously for your tax planning, and I strongly recommend working with both a Florida real estate attorney and a cross-border tax adviser if your domicile situation is complex.
Section 4: The True Cost of Moving Your Home
For Buyers Relocating from the Northeast
Professional full-service movers from Massachusetts, New York, New Jersey, or Connecticut to South Florida typically quote $6,000–$14,000 for a 3–4 bedroom home, based on 2026 industry data. This includes packing, loading, transport, and delivery.
If you prefer a more flexible option, portable storage containers (the PODS model) run approximately $2,000–$6,000 depending on home size and the number of containers required.
Vehicle transport from the Northeast via enclosed carrier runs $900–$1,600 per vehicle. Two vehicles, as many families move, adds $1,600–$3,200 to the budget.
One note worth underscoring for luxury buyers: fine art, wine collections, musical instruments, and other specialty items require dedicated specialty shippers — not standard movers. These companies book far in advance, and their costs depend heavily on volume and item complexity. Factor this separately and plan early.
For UK Buyers
International shipping from the UK to a Florida address introduces its own cost structure and timeline. Here is a practical overview:
Sea freight — shared container (LCL): For smaller moves, a less-than-container-load shipment from the UK to the US East Coast runs approximately £800–£1,500.
Full dedicated containers, port-to-port:
- 20-foot container (suitable for a 3-bedroom home): approximately £2,300–£3,500
- 40-foot container (4+ bedrooms): approximately £4,100–£6,100
Add door-to-door service including customs clearance and final delivery: approximately £2,000–£4,000 on top of port-to-port costs.
Transit times: Dedicated containers typically arrive in 28–35 days; shared LCL shipments run 46–61 days.
On customs: Personal household goods imported by a new US resident are generally duty-free, but the documentation requirements are specific and unforgiving. Use a licensed customs broker — it is money well spent.
A practical tip I share with UK clients: many choose to ship only their genuinely irreplaceable pieces — family heirlooms, artwork, and items of sentimental value — and purchase new furniture once they arrive. South Florida has excellent interior design resources, and approaching a new home as a fresh canvas can make the transition feel like an opportunity rather than a logistical burden.
Section 5: Establishing Florida Domicile — the Hidden Costs and Timeline
For buyers who intend to make Florida their primary residence, establishing legal domicile is both a tax imperative and an administrative undertaking. It is more involved than simply spending more nights per year in Florida — the state looks for a pattern of intent-based actions.
Key Steps and Associated Costs
Florida driver’s license: This is effectively required to support a homestead exemption claim. Florida law gives you 30 days from establishing domicile to obtain a Florida license. Budget minimal cost for the license itself — the real investment is your time.
Vehicle registration: Florida registration fees vary by vehicle value, but budget $200–$500 per vehicle for the initial transfer. This is a one-time cost.
Voter registration: Registering to vote in Florida is a meaningful indicator of domicile. This costs nothing but is an important step in establishing your legal residency record. You can register to vote at the same time you get your new Florida driver’s license, if you wish.
Utilities, internet, and service setup: Getting a home fully operational takes time and some upfront cost. Budget $500–$1,500 for deposits and setup fees across utilities, internet, and any monitoring or home services you are establishing fresh.
Will and estate planning update: Florida law differs in meaningful ways from the laws of other US states and from UK inheritance law. If you have an existing will, trust, or estate plan, it should be reviewed by a Florida attorney after relocation. Budget $1,500–$3,500 for this review and any necessary amendments.
For UK Buyers: Additional Complexity
UK buyers face additional considerations that their Northeast US counterparts do not. These include:
- US bank account setup: Establishing a US banking relationship before or shortly after purchase simplifies mortgage payments, utility setup, and general financial management.
- ITIN or SSN requirements: If financing, lenders require either a Social Security Number or an Individual Taxpayer Identification Number. If you do not have an SSN, the ITIN application process takes time — plan accordingly.
- Cross-border tax advisory: The intersection of UK and US tax obligations is genuinely complex, particularly for buyers who are not yet US residents or citizens. Budget $2,000–$5,000 for initial legal and tax advisory costs — this is not a place to cut corners, and the right adviser will more than pay for themselves.
Section 6: The Full Budget — A $2.5M Purchase in Boca Raton
To bring all of this together, here is a consolidated view of estimated one-time costs beyond the purchase price for a $2.5M home in Palm Beach County, for both a cash buyer and a buyer financing $1.5M of the purchase price.
| Cost Item | Cash Buyer | Financed Buyer ($1.5M loan) |
| Documentary stamp on deed | $17,500 | $17,500 |
| Documentary stamp on mortgage | — | $5,250 |
| Owner’s title insurance | $8,825 | $8,825 |
| Lender’s title insurance | — | $800 |
| Other closing costs | $2,000 | $2,000 |
| Moving costs (NE, 3–4 BR) | $7,000 | $7,000 |
| Vehicle transport (2 vehicles) | $2,400 | $2,400 |
| FL driver’s license & registration | $600 | $600 |
| Estate plan / legal update | $2,500 | $2,500 |
| TOTAL estimated additional costs | ~$40,825 | ~$46,875 |
Note: HOA fees, CDD assessments, property insurance, and ongoing property taxes are recurring costs, not one-time expenses — these are covered in the sections above and should be factored into your monthly and annual carrying cost analysis separately.
For UK buyers, add the cross-border tax advisory costs ($2,000–$5,000) and international shipping to this figure. The total is still meaningful but manageable relative to the assets being acquired — and understanding it in advance is what separates a confident relocation from a stressful one.
A Final Word
A South Florida relocation is one of the most life-enhancing decisions my clients make — and the ones who feel most confident going in are the ones who understood the full picture from the start. The numbers in this guide are as accurate and current as I can make them, but every purchase is different, and specific properties, communities, and financing structures will shift the calculus.
If you have questions about how any of these costs apply to a particular property or community you are considering, I am glad to walk through them with you. You can reach me through maureenharmonayhomes.com or explore my relocation resources there.
Frequently Asked Questions
What are the closing costs for a buyer in Palm Beach County?
Buyer closing costs in Palm Beach County typically include the documentary stamp tax on any mortgage ($0.35 per $100 of loan amount), owner’s title insurance (state-regulated, approximately $8,825 on a $2.5M purchase), lender’s title insurance (~$800 if financing), and miscellaneous fees for title search, settlement, recording, and HOA estoppel letters ($1,500–$3,000). The documentary stamp tax on the deed ($0.70 per $100 of purchase price) is customarily paid by the seller.
Do buyers pay documentary stamp tax in Florida?
Buyers pay the documentary stamp tax on the mortgage (if financing) at $0.35 per $100 of the loan amount. The tax on the deed is typically a seller cost in Palm Beach County. This differs from Miami-Dade County, which uses a different rate structure — so always confirm which county’s rules apply.
What is a CDD fee in Florida, and will I have to pay one?
A Community Development District (CDD) is a Florida-specific mechanism that finances infrastructure in planned communities. CDD fees appear as a separate line item on your annual property tax bill — not in your HOA statement. Many luxury communities in Boca Raton and Delray Beach carry CDD assessments; always pull the full tax bill when evaluating a property’s carrying costs.
Can a UK citizen claim the Florida Homestead Exemption?
To qualify for Florida’s Homestead Exemption, you must own the property and establish it as your primary residence as of January 1 of the tax year, and you must not hold a homestead exemption in another state or country. UK buyers who maintain a primary residence in the UK — or who are using the Florida property as a vacation or investment property — do not qualify. Buyers who fully relocate and establish Florida domicile may qualify if they meet all filing requirements by the March 1 deadline.
How much does it cost to move from New York to Florida for a luxury home?
Full-service interstate movers from New York to Florida typically quote $6,500–$14,000 for a 3–4 bedroom home (2026 data). This covers packing, loading, transport, and delivery. Fine art, wine collections, and specialty items require separate specialty shippers — plan for this well in advance as these companies book months out.
How much does it cost to ship household goods from the UK to Florida?
A dedicated 20-foot container (suited to a 3-bedroom home) runs approximately £2,300–£3,500 port-to-port; a 40-foot container (4+ bedrooms) runs £4,100–£6,100. Add £2,000–£4,000 for door-to-door service including customs clearance and final delivery. Transit time is 28–35 days for dedicated containers. Many UK buyers choose to ship only irreplaceable pieces and source new furniture locally — South Florida has excellent design resources.
Who pays for title insurance in Boca Raton — buyer or seller?
In Palm Beach County, it is customary for the buyer to pay for the owner’s title insurance policy. This is a local convention, not a state law, and it differs from some other Florida counties where the seller pays. On a $2.5M purchase, the state-regulated owner’s title premium is $8,825.
Maureen Harmonay is a Coldwell Banker Global Luxury agent specializing in waterfront and luxury homes in Boca Raton, Delray Beach, Deerfield Beach, Highland Beach, Hillsboro Beach, and Lighthouse Point. She relocated from Massachusetts to Boca Raton in January 2024 and brings firsthand experience to every relocation conversation.