Moving from New York to St. Augustine and St. Johns County

Home > St. Johns County > Moving from New York

More New Yorkers move to St. Johns County, Florida than people from any other state. In tax year 2022 to 2023, IRS migration records show 1,070 people in 491 households made the move from New York. The biggest single source was not Manhattan or Brooklyn. It was Long Island: Suffolk and Nassau counties sent 425 people, about 40 percent of the New York total.

We are David and Claudia Ashworth, AncientCityStays with Coldwell Banker Vanguard. We work with buyers relocating to St. Augustine, Ponte Vedra, Nocatee and the rest of St. Johns County, and many of our clients come from the same New York towns listed in this guide. This page covers what those buyers usually ask us: where to look, what things really cost, how taxes and insurance work, how to get back to New York, and how to plan the move. For the full data behind the numbers, see our St. Johns County migration study.

Why New Yorkers are choosing St. Johns County

When we ask New York buyers why they picked this corner of Florida over Palm Beach or Naples, the answers are consistent. They want the ocean without the density of South Florida. They want four distinct-feeling seasons, even if winter here means a light jacket. They want strong public schools, which matter to the many families with kids still at home. And they like that St. Augustine is a real town with a 450-year history, not just a string of gated golf courses.

Money matters too. Florida has no state personal income tax, and property tax bills here are typically a fraction of what Long Island and Westchester homeowners pay. A household earning around $140,000, which is close to the average for New York households who moved here, keeps more of each paycheck. Retirees keep more of their pension and IRA withdrawals.

Finally, distance. Jacksonville International Airport has nonstop flights to all three New York area airports, so grandkids, parents, and the occasional Yankees or Mets game are a short trip away. That proximity is a big reason northeast Florida pulls more New Yorkers than many places farther south.

Long Island to St. Augustine: why this is the most common route

Suffolk County alone sent 267 people to St. Johns County in 2022 to 2023, more than any other county in the country outside Florida. Nassau added 158. Together, that is 182 households. IRS data shows those households reported roughly $31 million in adjusted gross income, an average of about $175,000 per household in Suffolk and $165,000 in Nassau.

The fit makes sense when you look at how Long Islanders live. Most of the buyers we meet from Suffolk and Nassau already own a home, already live near water, and already plan their weekends around the beach or the boat. What they want is that same life with lower taxes, a longer season, and less traffic.

Beaches

St. Johns County runs along the Atlantic for most of its length. St. Augustine Beach and Anastasia Island feel a lot like the South Shore beach towns: wide sand, a fishing pier, surf shops, and family restaurants. Ponte Vedra Beach is closer in feel to the quieter, upscale parts of the North Shore and the Hamptons, with larger lots and private clubs. Vilano Beach, just north of the St. Augustine inlet, is smaller and quieter still. Many beaches here allow driving and parking on the sand in marked areas, which surprises most New Yorkers.

Boating and the water

If you keep a boat in Great South Bay or Port Jefferson, you will be comfortable here. The Intracoastal Waterway runs the length of the county, the Matanzas River and the Tolomato River offer protected water, and the St. Augustine inlet opens to offshore fishing. The St. Johns River on the county's west side is wide and calm, popular for skiing and cruising. Marinas, boat clubs, and communities with deepwater docks give you options. Unlike Long Island, the season is basically year round.

Commute and daily life

Many Long Island buyers spent years on the LIRR or the Long Island Expressway. Here, most people drive, and a typical cross-county trip is measured in minutes, not hours. Jacksonville jobs, Mayo Clinic, and St. Johns Town Center are reachable from the northern part of the county, while St. Augustine itself is compact and walkable downtown. Remote and hybrid workers often choose the beach side; people commuting to Jacksonville tend to favor Nocatee, Ponte Vedra, or the 32259 area along State Road 13.

Cost comparison

The clearest difference is property tax. The Tax Foundation's 2024 county analysis lists Nassau, Suffolk, Westchester, Rockland, Putnam and New York County (Manhattan) among only 15 counties in the United States where the median property tax bill exceeds $10,000 a year. Florida's system works differently, and homestead protections (covered below) cap how fast taxable value can rise on a primary residence. Add the absence of a state income tax, where New York's rates run from 4 percent to 10.9 percent, and the yearly savings for a typical Long Island household can be meaningful. Your actual numbers depend on the home and your income, so we run a side-by-side estimate for each client.

Which St. Johns County neighborhoods suit buyers from each part of New York

These are patterns, not rules. Every buyer is different, but after many conversations, here is where people from each part of New York tend to land and why.

Long Island (Suffolk and Nassau)

Long Island buyers usually start with the water. St. Augustine Beach and Anastasia Island is the closest match to a South Shore beach town. Vilano Beach appeals to people who want quiet. Boaters look at Palencia, which sits on the Intracoastal with its own marina, and at Marsh Landing in Ponte Vedra. Buyers coming from the North Shore or the Hamptons often tour Ponte Vedra Beach first.

Westchester, Rockland and Orange counties

Westchester (111 people), Orange (52) and Rockland (44) together sent about 207 people. These buyers often come from established suburbs with good schools and a mix of older and newer homes. Many choose Nocatee for its trails, water parks and A-rated schools, or the St. Johns 32259 area (Fruit Cove, Julington Creek and nearby) for larger lots, mature trees and a shorter drive to Jacksonville. Newer master-planned options such as RiverTown, Shearwater and SilverLeaf attract families who want new construction and amenity centers.

New York City (Queens, Brooklyn, Staten Island, Manhattan)

The boroughs sent 338 people in 2022 to 2023: Queens 107, Brooklyn 104, Staten Island 77 and Manhattan 50. City buyers often want something walkable. The historic district of downtown St. Augustine has restaurants, galleries, and a street grid older than any in New York. Others go the opposite direction and want space: a first single-family home with a yard and a garage. Staten Island buyers in particular often fit well in World Golf Village or Beachwalk, where you get newer homes and amenities at prices below the coast.

Upstate New York (Rochester, Syracuse and beyond)

Monroe County (Rochester) sent 62 people and Onondaga County (Syracuse) sent 38. Upstate buyers are frequently retirees or near-retirees leaving snow behind. They tend to be value focused and often like single-level homes. World Golf Village, St. Augustine Shores and the communities west of I-95 offer more house for the money, while still being 20 to 30 minutes from the beach.

Browse every neighborhood we cover in the St. Johns County community directory, or search all active listings.

Taxes: Florida vs. New York

Income tax

Florida has no state personal income tax. New York's state rates for 2025 run from 4 percent to 10.9 percent, according to the New York State Department of Taxation and Finance, and New York City residents also pay city income tax. For many households, especially retirees drawing from IRAs and pensions, this is the single largest annual savings.

One caution: New York audits people who claim to have left. If you keep a home, business, or significant ties in New York, work with a CPA to document your change of domicile. Getting a Florida driver's license, registering to vote here, filing a Declaration of Domicile with the St. Johns County Clerk, and claiming homestead all help establish residency.

Property tax, homestead, and Save Our Homes

Florida property taxes are set by the county, school board, and other local taxing authorities, and they vary by address. If the home is your permanent residence as of January 1, you can apply for the homestead exemption with the St. Johns County Property Appraiser by March 1. Homestead reduces the assessed value by up to $50,000. More importantly, the Save Our Homes amendment then limits how much the assessed value can increase each year: 3 percent or the change in the Consumer Price Index, whichever is lower. Over time, that cap can create a large gap between market value and taxable value.

Two things surprise New York buyers. First, your tax bill will reset based on the purchase price the year after you buy, so do not assume the seller's current bill is what you will pay. Second, Florida allows you to transfer, or "port," up to $500,000 of accumulated Save Our Homes benefit if you move from one Florida homestead to another. That matters if you buy a starter home now and move up later.

Insurance, flood zones, HOA and CDD fees

Homeowners insurance in Florida costs more than many New York buyers expect, and pricing depends heavily on roof age, construction, wind mitigation features and distance to the coast. Newer homes built to current Florida Building Code with hip roofs and impact windows often price far better. Get an insurance quote during your inspection period, not after.

Flood zones. FEMA flood maps determine whether a lender will require flood insurance. Homes in a Special Flood Hazard Area (zones beginning with A or V) need it with a federally backed mortgage. Elevation certificates can lower premiums. We check the FEMA map and ask for any elevation certificate as soon as you are serious about a home.

HOA fees are common in St. Johns County and vary from modest dues in older neighborhoods to higher fees in gated communities that cover security, landscaping, or club amenities.

CDD fees are the one most New Yorkers have never heard of. A Community Development District is a special taxing district that finances roads, utilities, and amenities in many newer master-planned communities, including parts of Nocatee and others. The CDD assessment appears on your property tax bill and can include a debt portion that pays off over time. Florida law requires disclosure in the contract, and we always break the number out so you can compare homes accurately.

Schools

For families, schools are often the deciding factor. The Florida Department of Education graded the St. Johns County School District an A for 2024 to 2025. That year the district had 37 schools graded A and 7 graded B, with no C, D, or F schools. According to the district, St. Johns is one of only two Florida districts to earn an A every year since the state began grading districts in 2004. School zoning lines change as the county grows, so we verify the zoned elementary, middle, and high school for any home you consider.

Getting back to New York

Jacksonville International Airport (JAX) is the main airport for St. Johns County, roughly 45 minutes from Nocatee and about an hour or a bit more from St. Augustine depending on traffic. Based on fall 2026 published schedules:

Route	Nonstop airlines
JAX to JFK	Delta, JetBlue
JAX to LaGuardia (LGA)	Delta; American (weekends, resuming December 17, 2026)
JAX to Newark (EWR)	United

That adds up to roughly 11 to 13 nonstop flights a day, with flight times around two and a half hours. For Long Islanders, JFK and LaGuardia are the practical choices; Westchester and Rockland families often prefer LaGuardia or Newark. Daytona Beach and Orlando are alternatives for some trips. Airline schedules change often, so confirm before you book.

Climate and hurricanes, honestly

Summers are long, hot, and humid, with afternoon thunderstorms most days from June through September. Winters are mild, and most New Yorkers find spring and fall here to be the best weather they have ever lived in. Atlantic hurricane season runs June 1 through November 30. Northeast Florida has historically seen fewer direct hits than South Florida or the Gulf Coast, but storms still affect the area: Hurricane Matthew in 2016 and Hurricane Irma in 2017 brought serious flooding to parts of St. Augustine. Elevation, flood zone, roof, and construction year matter more than ZIP code. We will tell you plainly if a house has had water issues or sits low, and we encourage every buyer to read the flood history and talk to an insurance agent before buying.

Your relocation timeline, step by step

1. Six to twelve months out: Book a 30-minute call with us. We talk budget, schools, commute, and lifestyle, and send neighborhood options that fit.
2. Get pre-approved: Talk with a lender licensed in Florida. If you plan to buy before selling in New York, ask about bridge or buy-first options.
3. Scout trip: Spend two or three days touring neighborhoods with us. We plan it so you see beach, Intracoastal, and inland options and get a feel for drive times.
4. Narrow and watch: We set up a custom MLS search and preview homes for you by live video.
5. Make an offer: Florida commonly uses the Florida Realtors/Florida Bar contract. Closings are handled by a title company or attorney, and inspection periods are usually short, so we schedule inspections, insurance quotes, and a survey right away.
6. Close remotely if needed: Many of our New York clients sign closing documents by mail or remote online notary.
7. After you move: Get your Florida driver's license and registration, register to vote, file a Declaration of Domicile, and apply for homestead by March 1 of the following year.

Selling in New York and buying here

New York sales often involve attorneys on both sides and can take longer from contract to close than Florida purchases. Plan the order early. Some clients sell first and rent short term in St. Augustine; others buy first using savings or a bridge loan and sell afterward. We coordinate dates with your New York agent and attorney so the two closings line up. Through the Coldwell Banker network, we can connect you with an agent in Suffolk, Nassau, Westchester, the boroughs, or upstate. If you are also thinking about keeping a property as an investment, our 1031 exchange guide and short-term rental calculator can help you run numbers. Read more about how we work with relocating buyers.

Frequently asked questions

How many New Yorkers move to St. Johns County each year?

IRS migration data for tax year 2022 to 2023 shows 1,070 people in 491 households moved from New York State to St. Johns County, Florida. The year before, it was 1,362 people in 584 households. New York has been the largest out-of-state source of new residents in both years.

Where in New York do most of these movers come from?

Long Island. Suffolk County (267 people) and Nassau County (158 people) together account for 425 of the 1,070 New York movers, about 40 percent. Westchester, Queens, Brooklyn and Staten Island follow.

Does Florida have a state income tax?

No. Florida does not tax personal income, wages, or retirement income at the state level. You still pay federal income tax, local property taxes, and sales tax. If you keep income, property, or a business tied to New York, talk with a CPA about New York nonresident and residency audit rules before you move.

How does the Florida homestead exemption work?

If the home is your permanent residence on January 1, you can apply to the St. Johns County Property Appraiser by March 1 for a homestead exemption of up to $50,000 off assessed value. Once homestead applies, the Save Our Homes rule limits annual increases in the assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower.

Can I fly nonstop from Jacksonville to New York?

Yes. As of fall 2026 schedules, Delta flies nonstop from JAX to JFK and LaGuardia, JetBlue to JFK, United to Newark, and American runs a weekend LaGuardia flight that resumes December 17, 2026. Flight time is roughly two and a half hours. Schedules change, so check the airline before you book.

How good are the public schools in St. Johns County?

The Florida Department of Education gave the St. Johns County School District an A grade for 2024 to 2025, with 37 A schools and 7 B schools. The district reports it is one of only two Florida districts graded A every year since the state began district grades in 2004. Always confirm the zoned school for a specific address.

Do I need flood insurance in St. Augustine?

It depends on the property. If a home is in a FEMA Special Flood Hazard Area and you have a federally backed mortgage, the lender will require flood insurance. Many homes outside those zones also carry it because coastal storms can flood areas that are not mapped high risk. We pull the flood zone and elevation certificate early so you can price insurance before you commit.

Can you help me sell my New York home and buy here at the same time?

Yes. We coordinate timing with your New York agent and attorney, line up financing that works for a sale-then-buy or buy-first plan, and run showings by video so you can narrow choices before you fly down. We are with Coldwell Banker Vanguard and can refer you to a vetted agent on Long Island or anywhere in New York through the Coldwell Banker network.

Sources

• IRS Statistics of Income, county-to-county migration data, tax years 2021 to 2022 and 2022 to 2023: irs.gov
• U.S. Census Bureau, American Community Survey 2019 to 2023 5-year estimates, St. Johns County: census.gov QuickFacts
• Tax Foundation, Property Taxes by State and County, 2024: taxfoundation.org
• New York State Department of Taxation and Finance, personal income tax rates: tax.ny.gov
• Florida Department of Revenue, property tax exemptions and Save Our Homes: floridarevenue.com
• Florida Department of Education, 2024 to 2025 School Grades results: fldoe.org
• St. Johns County School District, progress monitoring update, February 2026: stjohns.k12.fl.us
• JAX to New York nonstop schedules: WhatFliesWhere and Google Flights
• FEMA Flood Map Service Center: msc.fema.gov
• AncientCityStays, St. Johns County migration study

---

David & Claudia Ashworth, AncientCityStays, Coldwell Banker Vanguard Realty, License #3548660 FL, (904) 909-8904. Se habla español.

Equal Housing Opportunity. Information is believed reliable but not guaranteed. Tax, insurance, and legal points are general information, not tax or legal advice.