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Minnesota to the Gulf Coast
Moving from Minnesota to the Gulf
What Midwest buyers and sellers should know about flood zones, insurance, condos, homestead and taxes, from a broker licensed in Minnesota, Wisconsin and Florida.
One plan, two states
Most of my Florida clients start in Minnesota or the Upper Midwest. Many need to sell a home up north, buy on the Gulf, or keep both for a few years. Because I’m licensed in Minnesota, Wisconsin and Florida, I can help you sell first and buy second with one plan and one point of contact.
Below is what I walk every Midwest client through before they write an offer in Florida. It’s general information, not legal, tax or insurance advice. Your CPA, attorney and insurance agent should confirm what applies to you.
The short version
- Check the flood zone and elevation before you fall in love with a house.
- Get insurance quotes before your inspection period ends.
- For condos, read the milestone inspection and reserve reports.
- Homestead and residency rules can save you money, if you plan for them.
- Sell up north first, or plan how you’ll carry two homes.
1. Flood zones and elevation
Every Florida property sits in a FEMA flood zone. Homes in high-risk zones (such as AE or VE) usually need flood insurance if you have a mortgage, and the cost depends heavily on how high the home sits. An elevation certificate shows that height, and newer homes built up on pilings are often far cheaper to insure than older ground-level homes.
Flood insurance through the National Flood Insurance Program usually has a 30-day waiting period, so plan it before closing.
Ask for
- The FEMA flood zone
- An elevation certificate
- The seller’s flood history and any past claims
- A flood insurance quote
2. Wind and homeowners insurance
Florida homeowners insurance covers wind separately from flood, and premiums vary a lot from home to home. A wind mitigation inspection documents features such as roof-to-wall straps, impact windows and shutters, and roof shape, and can lower your premium. Roof age also matters: older roofs can make coverage harder to get or more expensive.
As a licensed insurance agent and builder, I look at these items with you before your inspection period ends, not after.
Ask for
- Roof age and permit history
- A current wind mitigation report
- A four-point inspection for older homes
- Insurance quotes before your inspection deadline
3. Condos: milestone inspections and reserves
Since 2022, Florida requires milestone structural inspections for many condo buildings three stories and up, along with structural integrity reserve studies. Some associations have raised dues or passed special assessments to fund repairs and reserves.
Before you buy a condo, read the association’s inspection reports, reserve study, budget and recent meeting minutes, and ask about planned assessments.
Ask for
- Milestone inspection report
- Structural integrity reserve study
- Budget, reserves and recent minutes
- Any planned or pending special assessments
4. Homestead, residency and taxes
If Florida becomes your permanent home, the homestead exemption can reduce the taxable value of your home, and the Save Our Homes rule limits how much the assessed value of a homesteaded home can rise each year. You generally must own and live in the home as your permanent residence on January 1 and apply with the county property appraiser by March 1.
Florida has no state personal income tax. Changing your residency from Minnesota has its own rules and paperwork, so plan the timing with your CPA before you move.
Talk with your CPA about
- When to change your residency
- Homestead application timing
- Selling your Minnesota home and capital gains
- Keeping a home in both states
5. Timing: season and storms
The Gulf Coast is busiest in winter and early spring, when snowbirds are in town. Hurricane season runs June 1 through November 30. If you’re buying in season, expect more competition; if you’re buying in summer, make sure insurance is bound before a storm is named.
If you already own on the Gulf and are thinking of selling, I can price your home from recent Stellar MLS sales and handle the sale while you’re up north.
Next steps
- What’s my Florida home worth?
- Anna Maria, Holmes Beach and Bradenton Beach market snapshots
- All Florida areas
Plan your Minnesota-to-Gulf move
Tell me where you are now, where you want to be and when. I’ll put together one plan for selling up north and buying on the Gulf.
General information only, not legal, tax or insurance advice. Rules change; confirm details with your CPA, attorney, insurance agent and the county property appraiser.