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Thinking about a move to Florida? Here are 9 key considerations after Hurricane Helene

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Boasting sunshine some 235 days a year and no state income tax, it's easy to see why people are drawn to the Sunshine State. However, the recent tragedy of Hurricane Helene — which has so far resulted in more than 125 deaths across six states and an estimated $95 billion to $110 billion in damage and economic loss — serves as a stark reminder of the state's vulnerability to natural disasters.

This sobering event highlights the serious risks associated with Florida's climate extremes. But beyond the seasonal hurricane threat, newcomers should be prepared for other aspects of Florida living: the need for robust home maintenance, rising property taxes and potentially sky-high insurance costs in areas that are prone to hurricane activity.

Before you pack up your U-Haul, you’ll want to understand both the positive and negative aspects of living in Florida. This article explores nine key aspects of Florida living, giving you insights to help you understand what truly awaits you if you decide to call this beautiful state home — just as I have.

Florida's hurricane season spans six months, from June 1 to November 30. While this period covers half the year, the most intense storm activity typically occurs from mid-August to late October. During these weeks, warmer ocean temperatures fuel more frequent and powerful storms.

Based on historical data, these five areas of Florida are more prone to hurricane landfalls than others:

  • Southeast Florida (Miami-Dade, Broward and Palm Beach counties). This region has seen the highest number of hurricane landfalls in Florida's recorded history. The area's exposure to both the Atlantic Ocean and the warm waters of the Gulf Stream makes it particularly vulnerable.

  • Florida Keys. Due to their location and low elevation, the Florida Keys are highly susceptible to hurricane strikes. They've been affected by numerous major hurricanes throughout history, including the 1935 Labor Day Hurricane, Hurricane Wilma and Hurricane Irma.

  • Southwest Florida (including the Tampa Bay area). While less frequently hit than Southeast Florida, this region has seen significant hurricane activity in recent years, including Hurricane Ian and Idalia in 2023, as well as this year’s Hurricane Helene.

  • Florida Panhandle. This area, particularly around Pensacola and Panama City, has been struck by several intense hurricanes, including Hurricane Helene, Hurricane Michael and Hurricane Ivan. Its location on the Gulf of Mexico exposes it to storms that form or intensify in the Gulf.

  • Northeast Florida (including Jacksonville). While less frequently impacted than other coastal areas, this region has still experienced several significant hurricane landfalls, including Hurricane Dora in 1964 and, in more recent years, Hurricane Matthew and Hurricane Irma.

The reality is there’s no part of Florida that’s entirely safe from hurricanes. Even inland areas can experience significant impact from these storms, including heavy rainfall, flooding and tornadoes.

Imagine the entire population of Minneapolis, Minn., suddenly deciding to become Floridians. That's essentially what happened from July 2021 to July 2022, when 444,500 people traded their snow shovels for sunscreen and flocked to the Sunshine State.

Many newcomers were drawn to Florida's promise of freedom during the COVID-19 pandemic, seeking to escape strict lockdown measures. Yet others were lured by the ability to work remotely from a more desirable location. The result? Florida's real estate market went from hot to scorching virtually overnight, sending home prices and property taxes skyrocketing.

But as they say, what goes up must come down. In the past couple of years, a perfect storm of rising mortgage rates, destructive hurricanes, eye-watering insurance premiums and economic uncertainty has triggered a reverse exodus of sorts. Now, many die-hard Floridians are putting their homes up for sale and leaving.

Right now, you can find nearly 200,000 homes for sale in Florida, a whopping 35% increase compared to just one year ago. This surge in inventory indicates a shift in the market dynamics from a seller's market to a buyer's market, with many dramatic price drops across the state.

While the median home price is around $400,000 currently, that number doesn't tell the whole story. For instance, the average home in Miami commands around $600,000. However, in cities like Tampa, Orlando, Jacksonville, Gainesville, Ocala, Port Charlotte, Punta Gorda, Fort Myers or Cape Coral, you can find properties for less than half of that amount.

Dig deeper: What are the monthly payments on a $500,000 mortgage?

As you may have heard, home insurance premiums in Florida have reached unprecedented levels lately. The average cost of a home insurance policy in Florida is $3,340 per year, according to the Insurance Information Institute, a 37% increase from 2021 and higher than the national average. But in South Florida or areas near the coast, the cost is closer to $5,000 or more annually — ouch.

However, insurance premiums in Florida vary widely by location. You’re going to pay steep premiums if you buy a house near the coast. But if you’re willing to live more inland — think 60 minutes or more from the nearest beach — your premium may be closer to $2,000 to $3,000 a year for an average-priced home.

But after Hurricane Helene, the impact on costs remains uncertain, although predictions indicate that they will most certainly trend upward. If you’re looking to buy a home in Florida, you’ll want to get multiple insurance quotes before signing on the dotted line to make sure the payments fit your budget.

If you’re planning on living in Florida, be prepared to open your wallet to pay for regular, ongoing maintenance and home repairs. In particular, Floridians need to be mindful of these four key areas:

  • Roof maintenance. For insurance purposes, roofs ideally should be maintained or replaced every 20 years or less. In Florida, the average cost for roof repairs ranges from $200 to $8,000, while a full roof replacement can cost between $10,000 and $30,000.

  • Tree trimming. Keeping trees trimmed or removing dead trees is critical to prevent damage to your property and cars during heavy storms. In Florida, tree maintenance can range from $200 to $1,000 and up, depending on the size of the tree.

  • A/C maintenance. In Florida, regular air-conditioner maintenance is vital for the longevity of your AC unit, not to mention your health and comfort. Routine tune-ups typically cost between $100 and $200, while common repairs like fixing a refrigerant leak can cost $1,600 or more.

  • Storm shutters. In areas near the coast and beyond, investing in high-quality storm shutters or impact-resistant windows is crucial for protecting your home during hurricane season.

While these costs may sound steep, investing the money in regular home maintenance can prevent even higher expenses, such as the damage caused by a tree falling on a house or car — a very common occurrence after a powerful hurricane like Helene.

Dig deeper: Top home renovations that can increase your property's value — and quality of life

Living in Florida means being ready for hurricane season, which runs from June to November. Preparation is essential to ensure your safety and comfort during these storms, as they can easily disrupt power and leave you without air-conditioning, cooking appliances or refrigeration for days on end.

If you live here, take these five key steps to prepare for storms:

  1. Get your essentials ready. This means having on hand a week's supply of nonperishable food and water and stocking up on essential medications. You’ll also want to buy a large cooler to store items from your fridge and have ice packs ready in your freezer.

  2. Plan for off-grid cooking. A portable camping stove or grill is an essential item when you can't use your regular kitchen. Make sure you’ve got enough fuel on hand to last for several days. One eight-ounce can of butane may last only two to three days for regular meal prep.

  3. Pack a storm survival kit. This includes things like battery-operated radios and fans, plenty of flashlights and batteries, indoor solar lights, first aid supplies and power packs to charge up your phones. You’ll also want to keep important papers like insurance documents in a waterproof container.

  4. Fill up on gas and cash. Always fill up your car’s tank and take out money before a hurricane lands, as virtually no gas pumps or ATMs will work when the power is out.

  5. Take care of your trees. Before storm season hits, trim any branches that could fall on your house or car and remove any dead trees on your property. This can help prevent major damage when high winds come through.

Last but not least, it’s a smart idea to invest in a gas-powered generator to keep things like your refrigerator and fans running when the power is out. Generators come in many sizes and price points, starting at around $350 for portable generators and ranging to $1,700 or more for home backups.

Additionally, consider purchasing satellite phones to stay connected with friends and family during emergencies, when traditional communication networks may be down.

But it’s not all bad news in Florida. As a Floridian, you’ll get to enjoy Florida's generous homestead law, a type of law that can only be found in a handful of states. For those unfamiliar, Florida’s homestead law acts as a financial fortress for homeowners.

A trifecta of benefits, the homestead law:

  • Lowers your property taxes. Homeowners can shield up to $50,000 of their primary residence's value from property taxes. For a retiree on a fixed income, this can mean the difference between a tight squeeze or breathing room in your monthly budget.

  • Acts as a shield against creditors. In Florida, your home is your castle, and laws help keep the drawbridge up against most legal claims. This means if life throws you a curveball, like a lawsuit, your home is protected from creditors, starting on the day you move in.

  • Puts a cap on annual increases in your home’s assessed value for tax purposes. This "Save Our Homes" benefit means your property taxes won't skyrocket even if property values in your area suddenly spike.

???? Important tip: To reap these benefits, you must make Florida your permanent residence and apply for the homestead tax exemption in January, before tax time. It's not automatic, so don't forget to apply for it at the start of the new year.

If you’re looking to stretch your retirement dollars further, Florida can be a good choice. Generally speaking, Florida's cost of living is about 2% lower than the national average, according to RentCafe, although it varies by location. Additionally, Florida's lack of state income tax can result in significant savings, especially for high-income earners or retirees living on fixed incomes.

While heating costs are generally low, air-conditioning can lead to high electric bills, especially in summer. But it really depends. If you’re coming from a high-cost-of-living state, like Massachusetts or New York, you could see your summer electricity bill plummet, even if you’re running your A/C 24/7. But water bills in Florida can be higher than you're used to, particularly if you maintain a lush, green lawn.

Food costs in Florida are generally on par with the national average, although fresh produce can be cheaper, especially if you shop at local farmers markets. Transportation costs can vary, but gas prices are typically lower than the national average.

Dig deeper: States that tax Social Security benefits — including changes for 2024

For those in the older crowd, access to quality healthcare is often a top priority when considering a move. Good news is the Sunshine State boasts an impressive array of hospitals, clinics and specialized care facilities.

You'll find world-class medical centers like Mayo Clinic in Jacksonville, Cleveland Clinic in Weston, UF Health Shands Hospital in Gainesville and Tampa General Hospital, all consistently ranked among the nation's best. These institutions offer cutting-edge treatments and specialized geriatric care, ensuring you have access to top-notch medical care as you age.

Florida's healthcare landscape is particularly senior-friendly. Many communities have medical facilities and physicians who specialize in treating older adults, understanding the unique health challenges we face as we age. From cardiology to orthopedics, you're likely to find experienced specialists who can provide the care you need.

Moving to Florida isn't just about palm trees and beaches — it's a whole new way of life. Floridians are known for their friendliness and openness to outsiders and tend to be more relaxed about time and punctuality. Don't be surprised if things move a bit slower than you're used to.

Its population is a diverse melting pot of retirees, young professionals, and transplants from other states and Latin America and the Caribbean. You’ll need to brace for the annual influx of winter residents — or "snowbirds" — in tourist areas: heavy traffic, increased wait times at popular restaurants and very crowded beaches.

As a Floridian, you’ll soon pick up on local terms like "Florida room" (a screened porch) and "pub sub" (a beloved sandwich from Publix supermarkets). Flip-flops are practically formal wear in Florida — but you’ll want to pack a light jacket for overly air-conditioned indoor spaces and carry an umbrella in your car at all times.

You’ll also want to keep your emergency kit stocked and your spirit strong. After all, it’s the blend of sunny days and stormy nights that makes Florida truly unique.

Kat Aoki is a seasoned finance writer who's written thousands of articles to empower people to better understand technology, fintech, banking, lending and investments. Her expertise has been featured on sites like Forbes Advisor, Lifewire and Finder, with bylines at top technology brands in the U.S. and Australia. Kat strives to help consumers and business owners to make informed decisions and choose the right financial products for their needs.

Article edited by Kelly Suzan Waggoner