New York and Connecticut to Florida
Moving from Westchester or Greenwich to the Palm Beach Coast.
Sell in New York or Connecticut and buy on the Palm Beach Coast with one advisor. David Custons is licensed in all three states and works from Coldwell Banker Realty offices in Rye, Greenwich, Palm Beach Gardens and West Palm Beach. Every tax rule and market figure on this page names its source.
- $3.37MGreenwich median, Q3 2026
- $1.2MWestchester median, Q3 2026
- $656KPalm Beach County median, Sept 2026
- $1.52MSinger Island houses, 12 months
- $1.63MNorth Palm Beach houses, 12 months
Median sale prices of single-family homes. Greenwich: Greenwich Multiple Listing Service through the Greenwich Association of REALTORS®, third quarter 2026, published October 7, 2026. Westchester County: Houlihan Lawrence third quarter 2026 report, as reported by Westfair Communications, October 7, 2026. Palm Beach County: MIAMI REALTORS® and RWorld, September 2026 statistics, released October 16, 2026. Singer Island and Palm Beach Shores: BeachesMLS closed sales, 12 months to October 22, 2026, compiled by David Custons. North Palm Beach: Beaches MLS closed sales, 12 months to November 10, 2026. The full reports are linked at the foot of this page.
How it works
One advisor, both ends of the move.
Most people who move south deal with two agents who never speak to each other. Here the sale in the north and the purchase in Florida are planned together, by one person who knows both markets.
Your home in New York or Connecticut
A price grounded in recent closed sales near you, named and dated, from OneKey MLS in New York and SmartMLS in Connecticut. Then a plan: what to prepare, the asking price and how the home will be marketed.
Your search on the Palm Beach Coast
David lives on Singer Island and works the coast from Palm Beach and West Palm Beach north to Jupiter and Tequesta. He will show you how the towns differ: ocean, Intracoastal or golf course, house or condominium, and what a dock is worth.
Two closings, one calendar
Whether you sell first, buy first or close both in the same month, the dates are set as one plan, so you are not carrying two homes longer than you choose to.
David Custons is a Broker Associate with Coldwell Banker Realty and a Luxury Property Specialist with the Coldwell Banker Global Luxury® program, licensed in Florida, New York and Connecticut.
What changes
Taxes and costs, from the official sources.
These are the rules buyers and sellers ask about most, each from the agency that administers it, checked on November 12, 2026. They are general information, not tax or legal advice. Rules change, and your own position depends on facts this page cannot know, so confirm each point with your accountant and your attorney.
State income tax
Florida. Florida does not impose a personal income tax, an inheritance tax or a gift tax. Because there is no income tax for individuals, there is no state capital gains tax for individuals either.
New York. New York treats you as a resident for income tax if your domicile is New York, or if you keep a permanent place of abode there for substantially all of the year and spend 184 days or more in the state.
Connecticut. Connecticut applies a similar test: your domicile, or a permanent place of abode kept for the whole year together with more than 183 days in the state. Someone who moves out during the year files as a part-year resident.
Sources: Florida Department of Revenue, Tax Information for New Residents (revised August 2025) and its capital gains answer. New York State Department of Taxation and Finance, Income tax definitions (updated May 6, 2025). Connecticut Department of Revenue Services, Resident income tax information (2025 tax year).
Tax when the home is sold
New York. The state real estate transfer tax is $2 for each $500 of the price, paid by the seller. A further 1% of the price applies to a residence sold for $1 million or more, and that part is paid by the buyer. New York City has additional rates of its own.
Connecticut. The state real estate conveyance tax on a residence is 0.75% of the price up to $800,000, 1.25% of the part from $800,000 to $2.5 million, and 2.25% of the part above $2.5 million. These are the state rates.
Florida. The documentary stamp tax on a deed is 70 cents for each $100 of the price. Miami-Dade County is the exception, with a rate of its own.
Sources: New York State Department of Taxation and Finance, Real estate transfer tax (updated June 1, 2026). Connecticut Department of Revenue Services, Real Estate Conveyance Tax Change (rates from July 1, 2020). Florida Department of Revenue, Documentary Stamp Tax (GT-800014).
Property tax on your Florida home
A Florida home that is your permanent residence can receive the homestead exemption: $25,000 off the first $50,000 of assessed value, and an additional exemption on value above $50,000 that rises with inflation (up to $25,722 for 2025) and does not apply to school taxes. Once the exemption is in place, the assessed value can rise by no more than 3% a year or the change in the Consumer Price Index, whichever is lower.
The home must be your permanent residence on January 1, and the application is due by March 1 of the year the exemption starts.
From 2027. Florida voters approved Amendment 3 on November 3, 2026. From January 1, 2027 the homestead exemption for taxes other than school taxes rises to as much as $150,000 of assessed value, and from January 1, 2028 to as much as $250,000. That applies to owners who had a permanent residence in Florida by December 31, 2026. Someone who becomes a Florida resident after that date starts with $50,000 and reaches the higher amount beginning with the fifth year of the exemption. The exemption for school taxes stays at $25,000. Ask your accountant how these dates apply to you.
Sources: Palm Beach County Property Appraiser, The Homestead Exemption. Amendment 3: Florida Legislature, House Joint Resolution 1F (2026), enrolled text; approved by voters November 3, 2026, as reported by WUSF.
Putting your Florida residency on record
A Declaration of Domicile is a document recorded with the Clerk of the Circuit Court that states where you live and intend to keep your permanent and principal home. Your attorney will tell you whether to file one and what else your move calls for.
Source: Clerk of the Circuit Court & Comptroller, Palm Beach County, Declaration of Domicile FAQ.
Where to look
The Palm Beach Coast, town by town.
Each town page gives the last 12 months of closed sales from the MLS, by community, so you can compare with what you know at home.
Singer Island is a barrier island of oceanfront condominiums and canal-front houses with docks. North Palm Beach has canal streets on the Lake Worth Lagoon and gated communities toward the ocean. Jupiter and Tequesta reach from the inlet to the Loxahatchee River, with golf and boating communities between. Pages for the other towns David serves, among them Palm Beach Gardens and Juno Beach, are being added, and all of his markets are on the Communities page.
If a boat is part of the plan, start with the deep-water dockage guide. If a condominium is, the Singer Island condo buildings guide compares the buildings.
Results
A record you can check.
The full list of homes David has sold for his sellers, with addresses and sale prices, is on the Home Valuation page.
- Homes sold
- 17
- Total sale prices
- $22,163,775
- President’s Circle
- Top 4%
- States licensed
- FL, NY, CT
Seventeen Palm Beach County homes sold with David representing the seller, 2023 to 2026, and the Coldwell Banker International President’s Circle for 2025.
Sources: Beaches MLS, closed Palm Beach County sales with David Custons as listing or co-listing agent, 2023 to November 9, 2026 (2819 Gin Berry Way co-listed with Denise Eaton of Coldwell Banker Realty); Coldwell Banker International President’s Circle, 2025.
Quick answers
What people moving south ask first.
Can one agent handle my sale in the north and my purchase in Florida?
Yes. David Custons is licensed in Florida, New York and Connecticut and works from Coldwell Banker Realty offices in Rye, Greenwich, Palm Beach Gardens and West Palm Beach, so the sale and the purchase can be planned together.
Does Florida have a state income tax?
No. The Florida Department of Revenue states that Florida does not impose a personal income tax, and that individuals therefore pay no state capital gains tax. Whether and when New York or Connecticut stops treating you as a resident is a separate question, answered by those states’ own rules.
When does New York stop treating me as a resident?
New York’s tax department treats you as a resident if your domicile is New York, or if you keep a permanent place of abode there for substantially all of the year and spend 184 days or more in the state. Connecticut’s test is similar, with more than 183 days. If you plan to keep a home in the north, speak with your accountant before you move.
What tax is due when I sell my home in New York or Connecticut?
In New York the seller pays a state transfer tax of $2 for each $500 of the price, and the buyer pays a further 1% on a residence sold for $1 million or more. In Connecticut the state conveyance tax on a residence is 0.75% up to $800,000, 1.25% from there to $2.5 million and 2.25% above that. Sources are listed in the section above.
What is the Florida homestead exemption, and when do I apply?
It reduces the taxable value of a permanent residence and limits how fast its assessed value can rise each year. In Palm Beach County the home must be your permanent residence on January 1 and the application is due by March 1, according to the Palm Beach County Property Appraiser. From 2027 the exemption is larger under Amendment 3, with a lower starting amount for people who were not Florida residents by December 31, 2026; the details and sources are in the section above.
How do prices compare?
In the third quarter of 2026 the median single-family sale was $3,368,790 in Greenwich and $1,200,000 in Westchester County. In September 2026 it was $656,000 across Palm Beach County. Along the coast it is higher: $1,520,000 for houses on Singer Island and in Palm Beach Shores, and $1,633,895 in North Palm Beach, each over 12 months. Sources are under the figures at the top of this page.
Should I sell first or buy first?
It depends on how long your home is likely to take to sell, how firm your Florida timing is and whether you want to rent for a season first. David lays out each route with dates in the first conversation, and you decide.
Related reading
The reports behind the figures.
In the north: Greenwich home prices, third quarter 2026 and Westchester home prices, third quarter 2026. In Florida: the Palm Beach County single-family market report, the Singer Island market report and the North Palm Beach page. All reports are on the Market Insights page.
Talk to David
Planning a move to the Palm Beach Coast?
A private conversation first: what you own in the north, what you want in Florida and how the two fit together. No obligation.
