Moving to Florida in 2026? Know What It Really Costs to Own a Home Here.

Get The Gulf Coast Move Plan, a free plain-English guide to the costs and timing that don't show up in a listing: insurance, flood zones, property taxes, homestead, and hurricane season.

The true monthly cost. The pieces of a Florida house payment that surprise most newcomers, plus a fill-in worksheet for any home you're considering.
Insurance and flood, explained. Wind mitigation reports, 4-point inspections, flood zones vs. evacuation zones, and why to get quotes early. General information only; not insurance advice.
Property taxes and homestead. Why the seller's tax bill may not be yours, and the January 1 and March 1 dates new residents need to know. Dates as of 2026; check with your county property appraiser.
Timing your move. Hurricane season, buying before you sell back home, condo rules, and a move checklist to keep you on track.

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Hi, I'm Tim Lyons.

I'm a mortgage loan originator licensed in Florida and Ohio (NMLS #2182927). I was born in Ohio and have lived in the Cleveland, Freeport, and Dayton areas, and today I work on Florida's Gulf Coast with Pioneer Gulf Coast, a branch of PMF, Inc. d/b/a Pioneer Mortgage Funding (NMLS #1980). I wrote the Move Plan to answer the questions people ask me most before they move here, so your first conversation with an agent or a lender starts from what you already know.

The guide focuses on Hillsborough, Pinellas, Manatee, and Sarasota counties, and most of it applies anywhere in Florida.