Ask these 15 questions before you move.

St. Johns County consistently ranks at or near the top of Florida school districts — a major driver of home values there. Clay and Nassau counties also rate well and generally cost less. Individual schools vary within every county, so I pull the actual zoning and ratings for any home you’re considering.

The region is big, so pick your side of town around work. Rough rules of thumb: the beaches to downtown Jacksonville run 30–40 minutes, St. Augustine to downtown Jax is about an hour on I-95, and Palatka is a peaceful 75 minutes out. Know the pinch points — the Buckman Bridge, I-95 through downtown, and JTB at rush hour.

Generally favorable for a metro this size. Housing ranges widely: Palatka and much of Clay County are genuinely affordable, while St. Johns County, Ponte Vedra, and the beaches carry a premium. No state income tax helps your budget — just plan for homeowners insurance, which runs higher than most states (see question 11).

Hurricanes are a fact of Florida life, though Northeast Florida has historically taken fewer direct hits than South Florida or the Gulf coast. Risk is street-by-street: flood zone, elevation, and roof age drive both safety and insurance costs. Know your evacuation zone, and consider that inland areas like Clay and Putnam counties carry less coastal exposure.

The anchors are healthcare (Mayo Clinic, Baptist Health, UF Health), banking and finance, logistics around the port and rail hubs, and the military — NAS Jacksonville and Naval Station Mayport are major employers. A growing fintech and tech scene rounds it out.

Depends on your speed: urban character in Riverside and San Marco, salt life at the beaches, top-school family suburbs in St. Johns County and Fleming Island, history and art in St. Augustine, and riverfront small-town living in Palatka and Green Cove Springs. Tell me your lifestyle and budget and I’ll shortlist — this is the part I love.

Year-round: Atlantic beaches, boating and fishing on the St. Johns River and Intracoastal, world-class golf (TPC Sawgrass hosts The Players), state parks from Anastasia to Ravine Gardens, and Jaguars football downtown. If your hobby needs sunshine, it lives here.

Among the best in the Southeast. Mayo Clinic’s Jacksonville campus is nationally ranked, alongside UF Health, the Baptist Health network, and Ascension St. Vincent’s. Veterans have solid VA facilities in the area as well.

Each town has its own personality — Jacksonville brings big-city festivals, sports, and a serious food and craft beer scene; St. Augustine runs on history, art galleries, and events year-round; the smaller river towns offer front-porch community you can’t manufacture. You’re choosing a lifestyle as much as a house.

Plan on driving — this is a car-first region built around I-95, I-10, and the I-295 loop. JTA buses and the downtown Skyway exist but won’t replace a car for most households. Jacksonville International Airport sits on the north side, about 30–45 minutes from most neighborhoods.

Florida premiums run well above the national average and vary by roof age, construction type, and distance to the coast. Ask about wind mitigation credits, four-point inspections, and flood coverage — an older roof can make a home difficult to insure at all.

Florida has no state income tax. Property taxes vary by county, and primary residents qualify for a homestead exemption plus a cap on annual assessment increases. Budget carefully: your first full-year tax bill can be higher than the seller’s, because assessments reset when a home sells.

Many master-planned communities in the region carry Community Development District (CDD) fees on the property tax bill in addition to HOA dues. Always ask for both numbers before you fall in love with the amenities.

Northeast Florida is home to NAS Jacksonville, Naval Station Mayport, and Camp Blanding. If you’re PCSing or separating, ask about VA loan usage, commute times to base, and neighborhoods that fit BAH budgets.

The region is growing fast, with new communities across St. Johns and Clay counties. New builds offer warranties and builder incentives; resales offer established neighborhoods and mature trees. Either way, ask who represents you — the builder’s sales agent works for the builder.