The Draw

The Treasure Coast sits roughly halfway between Miami and Orlando — close enough to both for day trips, far enough from either to feel genuinely unhurried. The region has been growing at over 25% in the last five years, driven by an influx of remote workers, retirees, and young families priced out of South Florida.

Major employers including Amazon, FedEx, and Cheney Brothers have established operations here. A planned Costco, Tesla's first Treasure Coast showroom, and a $15M Port District development signal that the growth is structural, not speculative.

What Sets It Apart

• 21 miles of Atlantic coastline and barrier island beaches
• Miles of navigable waterways and Indian River Lagoon
• No state income tax — keep more of what you earn
• Lower property taxes than Miami-Dade or Palm Beach County
• Master-planned communities with world-class amenities
• Strong school systems and growing private school options
• Outdoor lifestyle 365 days a year
• Less than 2 hours to Miami International Airport
• Direct access to I-95 and Florida's Turnpike

Buyer Conditions

With 5.8 months of supply, buyers have negotiating room that wasn't available just two years ago. Sellers who price correctly are still receiving strong offers — but overpriced listings are sitting. This creates an opportunity to be selective, do thorough due diligence, and negotiate concessions such as closing cost assistance and rate buy-downs.

Price Ranges by Area

• Port St. Lucie — $280K – $600K
• Stuart — $350K – $1.2M+
• Palm City — $450K – $1.5M+
• Hutchinson Island — $350K – $2M+
• Jupiter — $500K – $3M+
• Palm Beach — $800K – $20M+

1. Define Your Brief
Before searching, clarify lifestyle priorities — waterfront vs. canal, community amenities vs. privacy, proximity to beaches or schools. This saves weeks of unfocused searching.

2. Get Pre-Approved
Work with a lender before touring. In a market this active, sellers expect a pre-approval letter with any offer. Many relocation clients close remotely after just one visit.

3. Virtual Tours First
We conduct detailed video walkthroughs and neighbourhood briefings remotely so your in-person visit is efficient — typically 1–2 days of focused showings.

4. Offer & Negotiation
Florida is an "as-is" contract state. Inspections are still performed and findings can be used to renegotiate or exit. Your agent's local knowledge of seller motivation is critical here.

5. Due Diligence Period
Florida contracts include an inspection period (typically 10–15 days) during which you can exit for any reason. Use this for home inspection, wind mitigation, and 4-point insurance inspections.

6. Remote Closing
Most relocation buyers close remotely via a title company. You sign documents via DocuSign, wire funds, and receive keys — often without being in Florida at all.

Florida insurance is the most significant cost variable for new residents. Unlike most states, Florida requires both homeowners insurance and a separate wind/hurricane policy in many areas. Rates have increased significantly since 2021 due to hurricane activity and litigation, though recent legislative reforms are beginning to stabilise the market.

Key insurance types:

• Homeowners (HO-3) — structure & contents
• Wind mitigation policy (often separate)
• Flood insurance (required in flood zones; recommended everywhere)
• 4-point inspection often required for homes 20+ years old

How to lower your premiums:

• Purchase a newer home (post-2002 building codes are dramatically better)
• Install hurricane impact windows and doors
• Commission a wind mitigation report (can save 20–40%)
• Elevate the home if in a flood zone
• Shop multiple carriers — rates vary widely
• Consider Citizens Insurance as a last resort

No State Income Tax

Florida is one of only nine US states with no personal income tax. This includes wages, salaries, self-employment income, and investment income at the state level. For high earners — particularly those relocating from New York, New Jersey, California, Illinois, or Massachusetts — this is often the single largest financial benefit of the move.

Homestead Exemption

Florida offers a $50,000 Homestead Exemption on property taxes for primary residences. To qualify, you must be a Florida resident with the property as your primary home on January 1st. Beyond the exemption, the Save Our Homes Act caps annual assessment increases at 3% or CPI — whichever is lower — for homesteaded properties.

No Estate or Inheritance Tax

Florida has no estate tax and no inheritance tax at the state level. This is a significant advantage for retirees and those planning wealth transfer — particularly compared to states like Massachusetts, which imposes an estate tax beginning at $1M.

Property Tax Overview

Florida property taxes are assessed at the county level. Effective rates in St. Lucie and Martin counties typically range from 1.2% to 1.8% of assessed value. With the Homestead Exemption, the effective rate on a $391K home is generally around $4,500–$6,000 per year — meaningfully lower than most comparable northern markets.

Specialised Care

• Cleveland Clinic's presence in Stuart brings world-class cardiac and oncology care to the region
• Jupiter Medical Center is nationally recognised for cardiac surgery and cancer care
• Several major health systems operate outpatient clinics and urgent care facilities throughout PSL
• Telehealth has dramatically expanded care access for rural areas of the region

For Retirees

Medicare Advantage plans are widely available and competitive in Florida. The state's large retiree population means that most practices are experienced working with Medicare patients, and wait times for specialists — while not instant — are generally shorter than in major northern cities. The region also has a strong network of assisted living and memory care facilities.

By Car

The Treasure Coast is car-dependent — this is Florida, and that is the reality. I-95 runs the length of the region and is the primary north-south artery. Florida's Turnpike runs parallel and is often faster for commuters. For east-west travel, US-1 follows the coastline and connects the historic downtowns; SR-714 and Kanner Highway provide cross-county access in Martin County.

Traffic is manageable by Florida standards — nothing close to Miami or Orlando's congestion. The most notable bottlenecks occur on I-95 during morning rush hour near Palm City and on US-1 through downtown Stuart.

By Air

• Palm Beach International Airport (PBI) — 40 min south; major carrier hub with direct flights to most US cities
• Orlando International Airport (MCO) — 90 min north; largest airport in the state; international connections
• Miami International Airport (MIA) — 90 min south; one of the busiest international airports in the US
• Treasure Coast International Airport (FPR) — local general aviation in Fort Pierce; no commercial service
• Witham Field (SUA) — Stuart; private/charter aviation

Public Transit

Public transportation exists but is limited compared to urban markets. St. Lucie County Transit and Martin County Transit operate bus routes, and Brightline high-speed rail connects Miami, Fort Lauderdale, West Palm Beach, Boca Raton, and Orlando — with the nearest stations in West Palm Beach (about 40 minutes south). For most residents, a car is essential.

By Water

For boaters, the Treasure Coast is one of Florida's finest regions. The Intracoastal Waterway runs the full length of the coast. The St. Lucie Lock connects to the Okeechobee Waterway — giving boaters cross-state passage to the Gulf of Mexico. Multiple marinas serve the region, from Fort Pierce's working waterfront to Stuart's luxury marina district.

Season by Season

Winter (Dec–Mar): The finest time to be in Florida. Temperatures range from 60–80°F with low humidity and almost no rain. This is when the Treasure Coast is at its most beautiful and most social. Snowbirds arrive, restaurants are packed, and the beaches are perfect.

Spring (Apr–May): Warm and increasingly humid, with temperatures climbing into the mid-80s. Still very pleasant with fewer crowds. Some rain begins to return in May.

Summer (Jun–Sep): Hot, humid, and wet. Daily afternoon thunderstorms are the norm — usually brief but intense. Temperatures in the low 90s with heat index values often exceeding 100°F. This is when longtime residents leave, snowbirds are gone, and restaurants run slower. The upside: traffic is light, and the ocean is bath-warm.

Fall (Oct–Nov): The transition. Rain tapers off, humidity drops, and temperatures become lovely by late October. Hurricane season peaks in September–October.

Hurricane Preparedness

The Treasure Coast sits in Florida's hurricane zone. This is a fact of life, not a dealbreaker — but it demands preparation. The region has been impacted by several significant storms over the past two decades, and most residents take storm preparedness seriously.

What to know before you buy:

• Check the property's flood zone designation (FEMA FIRM maps)
• Understand the elevation certificate if applicable
• New construction (post-2002) must meet significantly stronger wind codes
• Impact windows and doors dramatically reduce risk and insurance cost
• A whole-home generator is a wise investment
• Know your evacuation zone (A through F) before you close

Dining Scene

The Treasure Coast dining scene has matured rapidly. Stuart's waterfront restaurants — from casual fish houses to upscale contemporary — rival anything in Palm Beach. Port St. Lucie's Tradition district has become a dining destination in its own right, with new restaurant openings every quarter. Highlights include Val's Brazilian Grill, Kyle G's Oyster & Wine Bar, Amore Italian Chophouse, Ristorante Corleone, and the recently opened Maggie McFly's and Another Broken Egg Cafe on Becker Road.

Family Life

Few places in America offer a better backdrop for raising children. Kids grow up outdoors — at the beach, on bikes through quiet neighbourhoods, on youth sports teams, and at community events. The region has strong youth athletic leagues, an active YMCA presence, multiple family-friendly parks and nature trails, and a community character that still feels genuinely neighbourly. The cost of living means many families can afford the kind of home and lifestyle that would be out of reach in the cities they came from.

Before You Move

• Define your budget — purchase price, monthly costs, reserves
• Get mortgage pre-approval from a Florida-familiar lender
• Research neighbourhoods and narrow to 2–3 areas
• Connect with a Treasure Coast buyer's agent (me!)
• Schedule a 1–2 day property tour visit
• Research Florida homeowners & flood insurance quotes
• Visit target neighbourhoods at different times of day
• Research schools if applicable
• Set up mail forwarding from current address
• Notify employer of address change if required
• Arrange moving company or pod storage
• Declutter — moving is the best excuse

After You Close

• File for Homestead Exemption (by March 1st)
• Obtain Florida driver's license (within 30 days)
• Register vehicles in Florida
• Update voter registration
• Open local bank account if desired
• Set up utilities: FPL (electric), local water authority
• Install a whole-home generator (highly recommended)
• Build a hurricane kit (water, flashlights, medications, documents)
• Know your evacuation zone and nearest shelter
• Find a primary care physician before you need one
• Update insurance beneficiaries with FL address
• Update estate documents to reflect FL residency if needed