The Snowbird's Guide to Palm Beach County: Seasonal Homes, Lock-and-Leave and Selling a Winter Home

Snowbird homes in Palm Beach County sit empty for part of every year, and that changes how you own them. You plan for summer storms from far away, and you follow different tax rules than full-time residents. Rental limits may apply if you lease the place while you are gone. Sooner or later, you also decide when to sell. This guide covers lock-and-leave ownership, hurricane prep, rental rules, homestead and the seasonal timing of a sale.

Key takeaways

• Homestead is only for permanent Florida residents who own and live in the home as of Jan. 1. Part-time owners usually pay non-homestead taxes, where the assessment cap is 10% a year on non-school levies.
• If you have homestead, renting out substantially all of the home for more than 30 days a year in 2 straight years counts as abandonment.
• Rentals of six months or less owe the county's 6% tourist development tax plus sales tax, and many HOAs and condos limit short leases.
• Hurricane season runs June 1 to November 30, and its peak is around September 10, when most snowbirds are away.
• In January 2026 the county had 5.2 months of single-family supply. By August it was 3.5 months, so summer listings faced less competition.

Who owns snowbird homes in Palm Beach County?

Seasonal owners come from all over, but they tend to share a pattern. They spend the cooler months here, then head north for spring and summer. Some keep a primary home elsewhere for tax, family or work reasons. Others plan to switch their domicile to Florida once they retire for good.

The home types vary too. Many snowbirds choose condos along the coast or villas in gated communities, because someone else handles the grounds while they are away. Others own single-family homes in Boca Raton, Delray Beach or the town of Palm Beach and hire help to watch the property. Either way, the questions below come up for nearly every part-time owner.

Choosing a seasonal home that is easy to leave

If you are still shopping, think about the months you will be gone before you think about the view. A condo with on-site staff, a gated villa community or a home with impact windows and a newer roof takes far less work to close up each spring.

Also ask about the association's rules before you make an offer. Some communities limit leasing, require a minimum lease term or have rules for vacant units during storm season. Those details decide whether the home pays some of its own costs while you are away. Finally, compare HOA or condo fees with the cost of hiring help on your own, because the cheaper purchase price is not always the cheaper home to own.

Lock-and-leave basics for snowbird homes in Palm Beach

A home that sits closed for six months needs a plan. Heat and humidity cause most of the trouble, so set up the house to handle both while you are gone.

• Keep the air running. Leave the AC on at a moderate setting so humidity stays low and mold has a harder time taking hold. Ask your HVAC company what setting suits your system.
• Shut off the water. Turn off the main valve or install an automatic shutoff. A slow leak can run for weeks before anyone sees it.
• Use a home watch service. Many owners hire someone to walk the home on a set schedule, run the taps, check for leaks and pests, and send photos.
• Add smart sensors. Water, humidity and temperature sensors can alert your phone before small problems grow.
• Handle the mail and bills. Set up autopay for utilities, HOA dues and insurance so nothing lapses.

Condo owners should also tell the association when they leave and who has a key. Many buildings have their own rules for vacant units, so ask the manager what they require.

Hurricane prep for snowbird homes in Palm Beach County

The National Hurricane Center says the Atlantic season runs from June 1 to November 30. Its peak is September 10, and most activity falls between mid-August and mid-October. That is the exact window when most snowbird homes in Palm Beach County are empty.

So plan before you leave in spring. Bring in patio furniture, plants and anything the wind could throw. If you have storm shutters, decide who will close them when a storm threatens, and put that in writing. Impact windows remove that step, which is one reason many seasonal owners install them.

Also read your insurance policy before you head north. Some policies have rules for homes left vacant or unoccupied for long stretches. Ask your agent what applies, and keep photos of each room so a claim is easier if you need one.

Homestead, taxes and the part-time owner

Property tax is where snowbirds most often get surprised. The Palm Beach County Property Appraiser says homestead requires you to be a permanent Florida resident, hold title and make the home your permanent residence as of January 1. You must file by March 1.

If your permanent home is in another state, you generally cannot claim homestead here. In that case, your Florida home is taxed as non-homestead property. Its assessed value can still rise only 10% a year, but that cap applies to non-school levies only. Homestead owners get a tighter cap of 3% or the change in CPI, whichever is lower.

Some owners decide to make Florida their legal home. Florida has no personal income tax, which draws many retirees. But switching domicile takes more than a form. If you are leaving a high-tax state, that state may look closely at where you really live. Our post on homestead portability explains how the benefit moves when you buy again in Florida.

Renting a homestead while you travel

Florida law sets a clear line for full-time residents who rent their home out. Under section 196.061, renting substantially all of a homestead counts as abandonment. However, it does not cost you the exemption unless you rent it for more than 30 days per calendar year for 2 consecutive years.

So a resident who travels each summer and rents the home for a month may be fine. A resident who leases it for three months every year could lose the exemption after the second year. Talk with the Property Appraiser before you sign a lease.

Renting out snowbird homes in Palm Beach County

Many owners rent the home for the months they are not using it. That income can cover dues, taxes and insurance. Before you list it, check three sets of rules.

First, look at your association. Under Florida law, an HOA rental restriction passed after July 1, 2021 binds only owners who agree to it or who buy after it passes. But an HOA can still ban rentals shorter than six months or more than three a year for everyone. Condo rental amendments follow a similar rule under section 718.110(13). Many seasonal communities have minimum lease terms, so read the documents.

Next, plan for taxes. Palm Beach County charges a 6% tourist development tax on rentals of six months or less, on top of sales tax. You need a tourist tax account with the Tax Collector, and you file returns each month. A short-term rental business tax receipt is also required for each property.

Finally, check your city. Some cities require their own rental registration or inspection.

When do snowbirds sell, and when should you?

Most seasonal owners sell for life reasons. Health, family, a move closer to grandchildren or a wish to stop running two homes are common triggers. Timing still matters, though, because the local market shifts with the seasons.

Here is how Palm Beach County single-family numbers moved through 2026, from Miami Realtors and the Beaches MLS:

• January: median price $700,000, 49 median days to contract, 5.2 months of supply.
• March: median price $645,000, 42 days, 4.7 months of supply.
• June: median price $700,000, 42 days, 3.9 months of supply.
• August: median price $650,000, 40 days, 3.5 months of supply.

Condos tell a similar story. Supply fell from 9.3 months in January to 6.7 months in August, while days to contract stayed in a narrow band of 68 to 71 days. So winter brings more buyers to town, but it also brings more listings. A summer listing faces less competition, even if fewer buyers are here in person.

Selling a winter home from out of state

Many snowbirds sell while they are up north. That works well with the right setup. Your agent can handle showings, and much of the paperwork can move by e-signature and remote closing. Our guide on selling a house from out of state walks through each step.

Taxes matter here too. The IRS home sale exclusion of up to $250,000, or $500,000 for married couples filing jointly, applies only to a main home you owned and lived in for 2 of the last 5 years. A true second home usually does not qualify, so talk with a CPA before you list.

Frequently asked questions

Can snowbirds get the Florida homestead exemption?

Only if Florida is their permanent residence as of January 1 and they file by March 1. An owner whose permanent home is in another state generally pays non-homestead taxes on the Florida property.

What is the best way to protect snowbird homes in Palm Beach over the summer?

Keep the AC running to control humidity, shut off the water, secure outdoor items and arrange for someone to close shutters before a storm. A home watch service and smart sensors add another layer.

Can I rent my condo for the months I am away?

Maybe. Check your condo documents for minimum lease terms and limits on how often you can rent. Stays of six months or less also owe the county's 6% tourist development tax.

Is winter the best time to sell snowbird homes in Palm Beach?

Not always. Winter brings more buyers, but 2026 data showed more single-family supply in January than in summer. The right time depends on your home, your price point and your plans.

Sources

• Palm Beach County Property Appraiser, homestead exemption
• Florida Statutes, s. 196.061 rental of homestead
• Florida Statutes, s. 193.1554 non-homestead assessment limit
• Florida Statutes, s. 720.306
• Florida Statutes, s. 718.110
• Palm Beach County Tax Collector, tourist development tax
• National Hurricane Center, tropical cyclone climatology
• Florida Department of Revenue, personal income tax FAQ
• IRS, Publication 523: Selling Your Home
• Miami Realtors, Palm Beach County January 2026 report
• Miami Realtors, Palm Beach County March 2026 report
• Miami Realtors, Palm Beach County June 2026 report
• Miami Realtors, Palm Beach County August 2026 report

Thinking about selling your winter home? Get a free Pure Equity home value report and a plan built around your travel schedule, from Palm Beach to Boca Raton. Request your free home valuation today. If you are looking for a seasonal place of your own, our agents can help you find one that fits your lock-and-leave plans. Talk with our team.