Moving From New York
to Lake Mary, Florida.
No state income tax. No estate tax. Luxury homes at a fraction of New York prices. Top-ranked schools. A lifestyle upgrade that costs less than staying. Here's everything you need to know about the move.
Free · No Obligation · Ray or Kelly Answers Personally
Why New Yorkers Are Choosing Lake Mary — and Not Looking Back.
The numbers are hard to argue with. A family earning $500,000 in New York pays over $50,000 in state and city income tax alone. That same family pays zero in Florida. Over ten years, that's half a million dollars that stays in your pocket — which in Lake Mary buys a 4,500 sq ft guard-gated estate with a pool.
It's not just taxes. The lifestyle upgrade is real. Lake Mary has the school district New Yorkers move to Westchester for — at a fraction of the property tax. The commute to a major corporate hub is shorter. The outdoor lifestyle is year-round. And the stress of density, cost, and winter is simply gone.
Ray Nadeau relocated from Massachusetts after 20 years — he knows exactly what the move feels like, what the transition requires, and what questions New York buyers have that local agents can't answer. He's made this move himself.
What Moving to Florida Actually Does to Your Tax Bill
This is not a small thing. The tax difference between New York and Florida is one of the largest financial events in a high-income earner's life. Here's the breakdown.
State Income Tax
New York state income tax tops out at 10.9%. New York City residents add another 3.876% city tax. Florida has no state income tax — zero. On $500K of income, that's $50,000+ per year staying in your pocket.
→ Save $50K–$75K+ annually on $500K incomeProperty Tax
New York property taxes are among the highest in the nation — a $1.5M home in Westchester carries $25,000–$40,000 in annual property taxes. A $1.5M home in Heathrow, Lake Mary typically carries $12,000–$18,000 — plus Florida's Homestead Exemption caps annual assessment increases at 3%.
→ Save $10K–$25K annually on property taxEstate Tax
New York imposes state estate tax on estates above $7.16M at rates up to 16%. Florida has no state estate tax. For high-net-worth families, establishing Florida domicile before an estate event is one of the most significant financial planning moves available.
→ No Florida state estate taxHomestead Exemption
Florida's Homestead Exemption reduces your assessed value by $50,000 for property tax purposes. The Save Our Homes cap limits annual assessment increases to 3% or the CPI — whichever is lower. In a rising market, this compounds significantly over time.
→ Assessment capped at 3% annuallyCapital Gains on Home Sale
Selling your New York home before establishing Florida residency means New York gets a piece of the gain. Sell as a New York resident and up to 10.9% of your gain goes to the state. Establish Florida residency first — no state capital gains tax on the gain.
→ Plan the sequence carefully with your CPADomicile Rules
New York aggressively audits high-income earners who claim Florida domicile. The 183-day rule is necessary but not sufficient — you must also establish clear domicile in Florida. We can refer you to attorneys who specialize in domicile planning for NY-to-FL transitions.
→ Get proper legal guidance before the moveTax information is general and educational. Consult a licensed CPA and tax attorney for advice specific to your situation. Tax laws change.
New York Budget vs. Lake Mary Reality
The same money that buys a townhouse in Westchester or a small colonial in Nassau County buys a guard-gated luxury estate in Lake Mary. The difference is staggering — and permanent.
Modest 3BR Colonial, Nassau County
↓ $800K in Lake MaryGuard-gated Heathrow estate, 4BR, pool, golf view
Same budget. 24-hour guard gate, country club access, Seminole County schools.
4BR Colonial, Westchester — small lot, high taxes
↓ $1.2M in Lake MaryHeathrow lakefront or Timacuan golf frontage estate
Waterfront or golf course. Guard-gated. A-rated schools. $12K property tax vs. $30K+.
Suburban Greenwich or Scarsdale — nothing extraordinary
↓ $2M in Lake MaryAlaqua Lakes custom estate — Tom Fazio golf, guard-gated
The most exclusive private address in Central Florida. This is a different category entirely.
New York Suburbs vs. Lake Mary — The Full Picture
Every factor that matters to a high-income family making this decision, compared side by side.
| Factor | New York Suburbs | Lake Mary FL |
|---|---|---|
| State Income Tax | Up to 10.9% (+ NYC 3.876%) | 0% — No state income tax |
| Property Tax — $1.5M Home | $25,000 – $40,000/yr | $12,000 – $18,000/yr + Homestead cap |
| State Estate Tax | Up to 16% on estates over $7.16M | None |
| School District Ranking | Top districts — Scarsdale, Westchester | Top 3 in Florida — comparable quality |
| Home Size for $1.5M Budget | 3,000–3,500 sq ft, small lot | 4,500–5,500 sq ft, pool, gated community |
| Airport Access | JFK / LGA / EWR — notoriously painful | Sanford Airport 15 min · Orlando 30 min |
| Winter | November through March | Year-round outdoor living |
| NYC Flight Time | — | 2.5 hours direct — JetBlue, Delta, Spirit |
Tax figures approximate. Consult a licensed CPA for advice specific to your situation.
The Lake Mary Communities New York Buyers Choose
Every community in Lake Mary offers something distinct. Here's how New York buyers — particularly those coming from Westchester, Long Island, and the tristate area — tend to sort themselves.
Guard-gated, country club, championship golf, A-rated schools, active social lifestyle. The community that most closely replicates the Westchester experience at 40–60% of the cost. Executive relocation buyers from New York are Heathrow's single largest buyer segment.
Full Heathrow Guide →Tom Fazio golf, custom estate homes, guard-gated privacy, limited membership culture. Buyers who are leaving Greenwich or upper Westchester and want the same exclusive, unbusy character find Alaqua Lakes is the closest analog in Florida.
Full Alaqua Lakes Guide →Gated golf community at an accessible price point. New York buyers coming from Long Island or northern New Jersey who want the golf lifestyle without the full country club overhead land here consistently.
Full Timacuan Guide →Half-acre to three-acre lots, ancient oak canopy, gated without country club fees. New York buyers who've always wanted land — real space, real privacy — and never found it at an affordable price point gravitate here immediately.
Full Magnolia Plantation Guide →Ray Made This Move. He Knows What You're Asking.
Ray Nadeau relocated from Massachusetts after 20 years in real estate, mortgage, and REO. He didn't use a relocation service. He figured it out the way every transplant does — by asking questions no local agent could answer. Now he answers those questions every day for buyers making the same move.
Ray & Kelly Nadeau · Certainly Sold
Licensed FL Broker BK3344407 · NMLS #1027617 & #1027618 · Lake Mary, FL · Certainly Sold
Licensed in both real estate and mortgage. We work with New York buyers remotely — virtual tours, video walkthroughs, digital closings. You don't have to fly down until you're ready to make an offer.
(407) 544-4704 → Free Relocation Consultation
Start Your Lake Mary Relocation Conversation
Ray or Kelly will call you personally — usually within a few hours. Tell us what you're earning, what you're spending, and what you're looking for. We'll show you exactly what Lake Mary delivers for that budget.
Search Lake Mary Luxury Homes From New York
Live MLS listings updated daily. Virtual tours available. Or call Ray — we'll build a private search based on your budget, your lifestyle priorities, and the communities that match what you're leaving behind.
Virtual tours available · Remote closings · In-house mortgage · Smart-N-Loans NMLS #1027617