Relocation Guide
Relocating to Florida's First Coast
A straight-shooting relocation guide for families and boaters moving to the Jacksonville Beaches, Ponte Vedra Beach, Nocatee, St. Augustine, and Amelia Island.
Commutes & lifestyle
Matching your daily routine to the right beach or river corridor
From Mayo Clinic Florida (at Butler Blvd & San Pablo Rd) to Naval Station Mayport and downtown Jacksonville, bridge crossings and A1A/I-295 traffic shape daily life. Atlantic Beach, Neptune Beach, and Jacksonville Beach put you 10–15 minutes from Mayo Clinic and Mayport with walkable beach access; Ponte Vedra Beach and Nocatee deliver St. Johns County public schools and master-planned amenities; Amelia Island and Fernandina Beach offer barrier-island charm 35 minutes north of JAX International Airport.
Cost of ownership
Homestead exemption, property tax resets, and coastal insurance
Florida has no state income tax, and primary residents qualify for up to $50,000 in Homestead Exemption plus the 3% annual Save Our Homes assessment cap. Remember that the seller's current tax bill will reset to fair market value on January 1st after you purchase — we calculate your post-reset tax bill, CDD/HOA fees, and coastal wind/flood insurance upfront so there are zero escrow surprises.
Common questions
Can I buy an oceanfront condo with a VA loan?
Only if the project appears on the VA-approved condominium list. Plenty of coastal buildings are not on it. Check before you write, not after — this has ended more than one deal I have watched.
Does flood insurance affect how much I can borrow?
Yes. It is part of your monthly housing expense, so it counts in your debt-to-income ratio. On a low-elevation property a high flood premium can reduce your purchase power meaningfully.
Is a second home financed like an investment property?
No, they are separate categories with separate rules and pricing. A true second home you occupy part of the year prices better than a pure rental. Be accurate with your lender about which one it is — the occupancy you certify is a legal statement.
Does the dock add to the appraised value?
Sometimes, and less than owners expect. Marine improvements are difficult comparables and some lenders exclude them. If a dock is a large part of what you are paying for, discuss it with the lender before the appraisal is ordered.
Which lender should I use?
Whichever one gives you the best Loan Estimate for your file. Get at least three, in the same week, and compare page two. There is a factual directory of local lenders on my lender page.
Buying on the water, or trying to work out if you can?
I have owned the maintenance bill on a dock. Tell me the property and I will tell you honestly what the financing and the insurance are likely to do to the deal — even if the answer is that now is not the time.
Important notices
This page is general information for buyers on the First Coast. It is not financial, tax, legal, insurance or lending advice, and it is not a commitment to lend. Tim Sherman is a licensed Florida real estate sales associate, not a licensed mortgage loan originator or insurance agent.
Loan programs, limits, fees, credit requirements and eligibility rules change frequently. Figures on this page carry the date they were checked. Confirm all of them with a licensed lender and the official program source.
No lender or program provider is endorsed on this page. Tim Sherman receives no compensation of any kind for directing business to any lender, and you are free to use any lender you choose.
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