Last spring a client from Dallas told me, "Agu, I don't need the tax pitch. Texas has no income tax. Florida has no income tax. So why would I move?"
Fair question. It's also the wrong frame, and it's the reason a lot of Texans either skip Miami or arrive unprepared. When you're coming from Texas, you aren't buying an escape from income tax. You're making a lifestyle and a balance-sheet decision, and the details live in three places: property tax, insurance, and the type of home you buy.
Where the Math Actually Changes
Texas has no income tax, but it makes up for it with property tax, and in many Texas counties the effective rate runs well above what Florida homeowners pay. Florida adds a homestead exemption and the Save Our Homes cap, which limits how fast your assessed value can climb once the home is your primary residence. I walked through the mechanics in my post on the Florida homestead exemption. Run your actual numbers, not a rule of thumb, because the answer depends on the county and the price point.
Then there's insurance. Texas has its own storm and hail exposure, but Florida is its own animal: wind coverage, roof age, and for condos, the association's master policy. Buyers who skip this step get surprised. I'm licensed in both real estate and insurance, so I get quotes before we make an offer, not after. If you're new to this, start with what insurance you need when buying a home in Miami.
Compare your all-in monthly carrying cost, tax plus insurance plus dues plus mortgage, on the exact property you're considering. The headline tax rate is the least useful number in the conversation.
The Split You Need to Understand: Condo vs. House
This is where Texans get the best news and the biggest surprise. According to Miami Realtors data for August 2026, Miami-Dade condos had roughly 12.1 months of supply and a median price near $408,000. Single-family homes sat near 4.9 months of supply and a median near $680,000.
| Miami-Dade, Aug 2026 | Condos | Single-Family |
|---|---|---|
| Months of supply | ~12.1 (buyer's market) | ~4.9 (tighter) |
| Median price | ~$408,000 | ~$680,000 |
| Sale price vs. list | ~94% | ~95% |
Translation: if you're comfortable in a condo, you have real leverage right now. If you want a yard and a garage like you had in Plano or The Woodlands, expect a tighter market and less room to negotiate. I break down that divide in my condo vs. single-family split post, and I show how to use the condo side in my buyer's market leverage playbook.
Why So Many Texans Are Looking at Miami
The jobs are following the money. Companies and executives keep relocating to South Florida, and when a headquarters or a fund moves, the housing demand shows up at the top of the market first. I wrote about what that means for buyers in the corporate migration wave. For Texans, this matters because you aren't just buying a home, you're buying into a market with international demand and deep cash buyers, which affects how you structure your offer.
My Four-Step Texas-to-Miami Plan
- Decide house or condo first. Everything else, price, leverage, and insurance, follows from this.
- Price the full carrying cost. Property tax, insurance, HOA dues, and for condos, reserves and special assessment risk.
- Get insurance quotes before you offer. I can run this with you alongside the home search.
- Protect your liquidity. Don't drain every dollar from the Texas sale into the purchase. A cushion is what keeps a good home from turning into a forced sale.
That last step is the part of my work most agents never mention. Buy the home. Protect the family. Build the legacy. If you skip the middle one, the third one gets harder.
If you're a Texan weighing Miami, I'd rather you make the decision with real numbers than a headline. Call me at (305) 791-0812 or visit HomeWithAgu.com. Let's build something real.
Deal Alerts
Get South Florida Deal Alerts + Building Intel
New listings, price cuts, and the buildings I'd actually put a client in — sent before the crowd sees them. Plus my Condo Due Diligence Checklist — free, instant download.
Planning a Move From Texas?
Tell me your budget and whether you want a condo or a house. I'll send back real carrying costs, including insurance, before you tour.
Frequently Asked Questions
Is moving from Texas to Miami worth it if both states have no income tax?
It can be, but the case is different from a New York or California move. You are not escaping an income tax, so the math comes down to property tax, insurance, and what your housing dollar buys. Texas property tax rates are often well above Florida's, while Florida homeowners insurance runs higher on coastal and older properties. Florida's homestead exemption and the Save Our Homes cap also limit how fast your assessed value can rise once you own. Run the full monthly cost, not just the tax line.
Should Texas buyers choose a Miami condo or a single-family home?
The two markets behave very differently right now. Per Miami Realtors data for August 2026, Miami-Dade condos carried about 12.1 months of supply with a median near $408,000, while single-family homes carried about 4.9 months with a median near $680,000. Condos favor the buyer on leverage and price, single-family homes are tighter. Texans used to a yard and a garage should price the trade-off honestly, and any condo purchase should include a review of the association's reserves and insurance.
How is Florida homeowners insurance different from Texas?
Both states deal with storm risk, but Florida policies are shaped by hurricane and wind exposure, roof age, and building-specific factors for condos. Premiums vary widely by address, so get quotes before you make an offer rather than after. Condo owners should also confirm what the association's master policy covers and carry their own HO-6 coverage for interior and liability. I am licensed in both real estate and insurance, so I run this check with buyers before they are under contract.
Agu Ukaogo
South Florida Luxury Realtor & Wealth Protection Strategist. FL Real Estate License SL3588365 | Insurance NPN 22138920. One of the few advisors in Miami licensed in both real estate and insurance. HomeWithAgu.com · (305) 791-0812