Market snapshot: Hudson County median sale price $608,550, Zillow, March 2026. Broward County median single-family price $645,000 and median condo price $265,000, MIAMI Realtors, June 2026. Property tax medians per Ownwell, updated April 2026.

The Annual Ledger: Taxes First

Hudson County's median effective property tax rate is 2.25 percent, with a median annual bill of $8,755. Broward County's median effective rate is 1.44 percent, with a median annual bill of $4,889.

That is roughly $3,900 per year at the medians, a smaller headline gap than the Bergen comparison, but the structure favors Florida more each year you own. A homesteaded Florida property gets the homestead exemption plus the Save Our Homes cap, which limits assessed value growth to 3 percent annually. Hudson County has no cap, and rates vary sharply town to town, from North Bergen at the low end to well above the county median elsewhere.

Florida also has no state income tax, against New Jersey brackets that reach 10.75 percent. For working owners and anyone drawing income above New Jersey's retirement exclusion thresholds, that line can outweigh the property tax gap entirely.

The Condo-to-Condo Move: Where the Real Story Is

Here is the number that surprises Hudson County condo owners: the median Broward County condo sold for $265,000 in June 2026, down about 1.8 percent year over year, while the median Hudson County home sold for $608,550.

A West New York or Weehawken condo owner selling near the county median can buy two median Broward condos and still hold cash. That is the raw arithmetic.

Now the discipline. Florida condo pricing is soft for a reason: post-Surfside structural inspection laws and reserve funding requirements pushed association fees and assessments up, and buyers are pricing that risk in. The right Broward condo purchase starts with the association's budget, reserve study, milestone inspection status, and insurance master policy, before it starts with the view. Buildings that have completed their inspections and funded their reserves are a different asset than buildings that have not, at the same list price.

Single-family movers have a cleaner path: Broward's median single-family home at $645,000 sits just above the Hudson County median, so that swap is close to even, with the savings arriving through the annual ledger instead of the closing table. The Fort Lauderdale area guide breaks the submarkets down.

Insurance and the Honest Offsets

Insurance costs more in Broward County than in Hudson County, often by a wide margin, and on condos it shows up twice: your unit policy and your share of the building's master policy inside the association fee.

The 2026 trend is real improvement. Citizens policyholders in Broward County averaged 14.1 percent rate reductions, the statewide average decrease was 8.7 percent, and 17 new insurers have entered Florida since the reforms. Improvement is not parity. Budget the insurance line honestly and quote the specific property, including flood, before committing.

The Exit, the Sequence, and November 2026

Leaving New Jersey adds one closing-table item to plan for: the exit tax withholding, a prepayment that most primary residence sellers can avoid with the right forms and timing. The full mechanics are in the NJ exit tax explainer.

On the Florida side, November 3, 2026 brings a ballot amendment that would raise the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028 if 60 percent of voters approve. Plan on current law and treat passage as upside.

I am a broker, not a CPA or an insurance producer. My NJ to FL Transition Plan clients confirm the tax picture with a professional before the sign goes in the yard, and I covered the broader ledger in the Bergen County to Florida tax, property, and lifestyle math, which applies to Hudson County owners nearly line for line.

What This Means for Your Decision

For Hudson County owners, the Broward move is decided by two things: the annual ledger, which favors Florida, and the quality of the specific building or property you buy, which decides whether the ledger holds.

Sell near the Hudson median, buy a vetted Broward property, and the recurring math works: roughly $3,900 less in median property taxes, zero state income tax, offset partly by insurance. Skip the building due diligence and no ledger can save the deal.

Start with your real number. A current home valuation tells you what your Hudson County property can fund on the other end.

The move rewards the owner who checks the reserve study before the sunset photos.

Ready to Run the Corridor Math?

Your unit, your building, and your target on the Broward side decide this move. The NJ to FL Transition Plan runs both ends with one advisor, licensed in both states.

Start with the seven-question assessment at quiz.sellecksellsnj.com, or request a consultation and we will review the building documents together.

The Three Pillars Behind Every Good Relocation Decision

Every NJ to Florida decision sits where timing, cash-flow, and lifestyle fit meet. Work all three or the math stops holding.

Frequently Asked Questions