Moving to Miami in 2026 comes down to a few decisions made in a set order: where to live, how to establish Florida residency, what the property tax and insurance picture looks like, and how you will get around. Florida does not impose a personal income tax, according to the Florida Department of Revenue. A homestead exemption and the Save Our Homes cap apply to a primary residence owned on January 1. Hurricane season runs June 1 through November 30. Sources are named throughout.
Buyers relocating from other states and countries ask the same practical questions, so this guide sticks to what public sources state. It is not tax or legal advice. Confirm anything involving taxes, residency or insurance with a Florida real estate attorney or tax advisor.
Taxes: what the state says
- No personal income tax. The Florida Department of Revenue states: "Florida does not impose personal income tax, inheritance tax, gift taxes, or tax on intangible personal property." Its FAQ adds: "Florida does not impose a personal income tax, so there are no filing requirements."
- Your former state. Each state sets its own rules for when someone stops being a resident. Ask a tax advisor.
Homestead exemption and the Save Our Homes cap
- The exemption. The Florida Department of Revenue describes a homestead exemption of up to $50,000 from assessed value on a primary residence. Per the Miami-Dade Property Appraiser, the first $25,000 applies to all taxing authorities and the second $25,000 excludes School Board taxes.
- Who qualifies. The Miami-Dade Property Appraiser lists these requirements: legal or equitable title as of January 1, permanent residence on the property as of January 1, and being a "U.S. citizen or permanent U.S. resident and Florida resident as of January 1."
- How to apply. The Department of Revenue says Form DR-501 goes to the county property appraiser "by March 1 of the tax year."
- The cap. Under Save Our Homes, the Department of Revenue says an annual increase in assessment "shall not exceed the lower of" 3% of the prior year's assessed value or the change in the Consumer Price Index.
- Portability. The Miami-Dade Property Appraiser says owners can transfer the difference between assessed and market values from a previous Florida homestead to a new one.
A ballot measure on Nov. 3, 2026. A constitutional amendment on the November 3, 2026 ballot would change homestead exemption amounts, per Ballotpedia (June 3, 2026). Confirm the measure's final status, and how any change would apply to a new resident, with the Miami-Dade Property Appraiser or a Florida tax advisor.
How to establish Florida residency and domicile
The Department of Revenue's guide for new residents says residency is established when "your true, fixed, and permanent home and principal establishment is in Florida." It names filing a declaration of domicile as one action that can establish residency.
- Declaration of domicile. Florida Statutes section 222.17 allows a sworn statement filed with the clerk of the circuit court in the county of residence. The Miami-Dade Clerk says it must be notarized, can be submitted by mail or in person at the Osvaldo N. Soto Miami-Dade Justice Center, and carries a $10 recording fee and $3 for a certified copy.
- Driver license. The Florida Highway Safety and Motor Vehicles department says: "you must obtain a valid Florida driver license within 30 days of establishing residency." The Department of Revenue notes that a license alone only indicates intent to establish residency.
- Homestead filing. For property tax, the permanent-residence-on-January-1 rule and the DR-501 filing described above apply.
Neighborhoods by geography and housing type
Descriptions below are facts from public references and do not rank areas. Distances are as each source states them.
Miami urban core
- Brickell. A City of Miami neighborhood east of I-95, between the Miami River on the north and the Rickenbacker Causeway on the south. Wikipedia describes it as "a dense, high-rise residential neighborhood" of condominium and apartment towers. Living in Brickell means a dense tower setting, served by one Metrorail station and a five-station Metromover loop. See Brickell neighborhood and Brickell luxury condos.
- Edgewater. North of Downtown and the Arts & Entertainment District, roughly from North 17th to North 37th Street, with Biscayne Bay on the east. It has early 20th-century homes, and high-rise towers along the bay. See Edgewater luxury condos.
- Downtown Miami. About 3.8 square miles east of I-95, between the Rickenbacker and Julia Tuttle causeways, with the third-greatest concentration of high-rises in the United States, per Wikipedia. Metromover and Metrorail serve it.
- Coconut Grove. Annexed by the City of Miami in 1925, about 5.6 square miles, with bayfront property and heavy tree cover. Housing includes condominium and rental towers. Projects here include Four Seasons Private Residences Coconut Grove and Vita at Grove Isle.
- Coral Gables. A separate city, about 7 miles southwest of downtown Miami and about 4 miles from Miami International Airport, incorporated April 29, 1925. Its architecture is largely Mediterranean Revival.
Beaches and the north county
- Miami Beach. A city on barrier islands between the Atlantic Ocean and Biscayne Bay, reached by causeways. South Beach is the southernmost 2.5 square miles. Housing ranges from Art Deco apartments and hotels to high-rises built from around 2000. See Miami Beach luxury condos and the Miami Beach neighborhood page.
- Sunny Isles Beach. A barrier-island city in northeast Miami-Dade, between the Atlantic and the Intracoastal Waterway, with 1.81 square miles of total area. Redevelopment since the early 2000s has been mostly high-rise condominiums along the beach side of Collins Avenue. State Road A1A runs about 10 miles south to the center of Miami Beach. See Sunny Isles luxury condos and the Sunny Isles Beach page.
- Aventura. A planned city in northeast Miami-Dade, about 15 miles north of Miami and 12 miles south of Fort Lauderdale. It has many high-rise condominiums near the beach, and Brightline's Aventura station is adjacent to Aventura Mall. See Aventura.
Broward County
- Fort Lauderdale. The largest city in Broward County, with 165 miles of inland waterways and about 7 miles of beaches. Fort Lauderdale-Hollywood International Airport is about 3 miles southwest of downtown, and Brightline has a Fort Lauderdale station. For anyone moving to Fort Lauderdale, see Fort Lauderdale luxury condos and the Fort Lauderdale page.
- Weston. A master-planned city in Broward County, incorporated September 3, 1996, whose western edge borders the Everglades. See Weston and selling a home in Weston.
- Davie. A town in Broward County with equestrian heritage and the Nova Southeastern University campus. See Davie.
- Southwest Ranches. A Broward County town on the eastern edge of the Everglades. Town laws prevent homes on lots smaller than one acre, and the town has equestrian and multiuse trails. See Southwest Ranches. For a side-by-side comparison, read Weston vs. Davie vs. Southwest Ranches.
Insurance and flood zones
- Flood is a separate coverage. FEMA's FloodSmart site states: "Most homeowners insurance does not cover flood damage." It also says almost one-third of National Flood Insurance Program claims come from outside high-risk flood areas.
- Zones. FloodSmart lists Zones A, AE, AH, AO, AR and A99 as high-risk flood areas, and Zones V and VE as high-risk coastal areas with added storm-wave hazard. Flood insurance is recommended in moderate- and lower-risk zones.
- Lenders. In participating communities, flood insurance is mandatory in Zones A and V for federally backed mortgages, according to FloodSmart.
- Before an offer. Look up the property's flood zone with FloodSmart's "What is my flood zone?" tool and request an insurance quote for the address.
Hurricane season
NOAA's Climate Prediction Center states that the North Atlantic hurricane season "officially runs from June 1st through November 30th." As of late October 2026, the season has about five weeks left.
Getting around
- Miami International Airport (MIA). The airport states it is located "on 3,230 acres of land near Downtown Miami" and offers more flights to Latin America and the Caribbean than any other U.S. airport. Metrorail's Orange Line serves it, and Miami-Dade County's Metrorail page says weekend riders transfer at Earlington Heights.
- Fort Lauderdale-Hollywood International (FLL). About 21 miles north of Miami and about 3 miles southwest of downtown Fort Lauderdale. Brightline and Tri-Rail both run shuttle buses from their stations to the terminals.
- Brightline. South Florida stations are Miami, Aventura, Fort Lauderdale, Boca Raton and West Palm Beach, with service between Miami and Orlando.
- Metrorail. A 25-mile dual-track system with a Green Line from Palmetto to Dadeland South and an Orange Line serving the airport.
- Metromover. Described by Miami-Dade County as a free elevated people mover with 21 stations on three loops (Omni, Inner, Brickell), running 5:30 a.m. to 10 p.m. daily.
Schools: research these
This guide does not rate or rank schools. Weston, Davie and Southwest Ranches are in Broward County, while Brickell, Coral Gables, Aventura and Miami Beach are in Miami-Dade County. Confirm public school assignment for a specific address with the county school district. For private schools, research each school's admissions, calendar and fees directly.
Where to start a purchase
New-construction buyers can compare projects by area on Miami new construction condos. Related reading: pre-construction condos, buying as a foreign buyer, Florida's condo law and the Miami condo market. Gabriella Gonda works in English, Portuguese and Spanish and can share current price lists and arrange private tours. Contact her.
Frequently asked questions
Does Florida have a state income tax?
No. The Florida Department of Revenue states that Florida does not impose a personal income tax.
How long do I have to get a Florida driver license after moving?
Within 30 days of establishing residency, according to the Florida Highway Safety and Motor Vehicles department.
How do I become a Florida resident for tax purposes?
Per the Department of Revenue, when your true, fixed and permanent home is in Florida. Filing a declaration of domicile is one action that can establish it. A tax advisor can confirm your situation.
Do I need flood insurance in Miami?
Most homeowners insurance does not cover flood, per FloodSmart, and flood insurance is mandatory for some federally backed mortgages in high-risk zones. Check the property's flood zone and your lender's requirements.
Sources
- Tax Information for New Residents (GT-800025, R. 08/25), Florida Department of Revenue, accessed Oct 27, 2026
- Do I have to file a personal income tax return in Florida?, Florida Department of Revenue, accessed Oct 27, 2026
- Save Our Homes, Florida Department of Revenue, revised January 2026
- Property Tax Information for Homestead Exemption (PT-113, R. 08/25), Florida Department of Revenue, accessed Oct 27, 2026
- Homestead Exemption, Miami-Dade Property Appraiser, accessed Oct 27, 2026
- Exemptions, Miami-Dade Property Appraiser, accessed Oct 27, 2026
- Section 222.17, Florida Statutes, Florida Senate, 2026 edition, accessed Oct 27, 2026
- Declaration of Domicile, Miami-Dade Clerk of the Court, accessed Oct 27, 2026
- New Resident, Florida Highway Safety and Motor Vehicles, accessed Oct 27, 2026
- Florida voters to decide expanded homestead tax exemption amendment in November, Ballotpedia News, Jun 3, 2026
- What is my flood zone?, FloodSmart.gov (FEMA National Flood Insurance Program), accessed Oct 27, 2026
- Atlantic hurricane season outlook, NOAA Climate Prediction Center, issued Aug 6, 2026
- Miami International Airport, Miami-Dade Aviation Department, accessed Oct 27, 2026
- Metrorail and Metromover, Miami-Dade County, accessed Oct 27, 2026
- Brightline, accessed Oct 27, 2026
- Fort Lauderdale-Hollywood International Airport, Wikipedia, accessed Oct 27, 2026
- Neighborhood facts, Wikipedia, accessed Oct 27, 2026: Brickell, Edgewater, Downtown Miami, Coconut Grove, Coral Gables, Miami Beach, Sunny Isles Beach, Aventura, Fort Lauderdale, Weston, Davie, Southwest Ranches
