Thinking about splitting your time in Florida or making a permanent move to Delray Beach? Deciding between seasonal living and full-time residency is a big choice that touches lifestyle, budget, and day-to-day routines. You want sunshine, walkability, and coastal charm, but you also want a plan that fits how you actually live. In this guide, you’ll see clear pros and cons, carrying costs, rental considerations, and neighborhood fit so you can choose with confidence. Let’s dive in.
Seasonal vs full-time: what changes
How the seasons feel
From roughly November through April, Delray Beach hits peak season. Restaurants, galleries, and events buzz, especially around Atlantic Avenue and the downtown arts scene. Summer and early fall are quieter, hotter, and more humid, with hurricane season in play. If you plan to be here only part of the year, your experience will feel very different than a year-round resident’s.
Pros of seasonal living
- You enjoy the most comfortable weather and the height of the cultural season.
- You can explore renting the home when you are away, if allowed by local rules and your HOA.
- You avoid the most intense summer heat and humidity.
- You can keep a primary residence and tax residency elsewhere if that suits your situation.
Cons of seasonal living
- You still carry year-round costs like insurance, taxes, HOA fees, and maintenance.
- Long absences create risks like leaks, mold, or storm damage if the property is not checked regularly.
- Many insurance policies limit coverage when a home is vacant for 30 to 60 days without a vacancy endorsement.
- You will not qualify for Florida homestead benefits if this is not your primary residence.
Pros of full-time living
- You may qualify for Florida homestead exemption and assessment protections if the home is your permanent residence and you meet filing rules.
- You use amenities every day, build local ties, and have more influence in community matters.
- You have eyes on the property year-round, which helps prevent small issues from becoming big problems.
Cons of full-time living
- You experience the full cycle of heat, humidity, and hurricane season.
- You budget for year-round utilities and maintenance in a popular coastal market.
Carrying costs you should expect
Owning in a coastal city has predictable ongoing costs. Plan for these early so you can compare seasonal and full-time scenarios side by side.
Taxes and homestead basics
If you make your Delray Beach home your permanent residence, you can apply for Florida’s homestead exemption, which can reduce property taxes and limit certain assessment increases. You must be living in the home as of January 1 of the tax year and apply with the county. The typical filing deadline is March 1, but always verify current details with the Palm Beach County Property Appraiser.
Seasonal owners who keep a primary residence elsewhere cannot claim Florida homestead.
Insurance, wind, and flood
Homeowner insurance costs are higher along the coast due to wind and storm risk. Insurers often price based on roof age, wind-mitigation features, and your flood or storm surge exposure. Standard homeowners insurance does not cover flood. If your property sits in a mapped flood zone and you carry a mortgage, your lender will typically require separate flood insurance. You can check zones on the official FEMA flood maps.
If you will be away for long stretches, ask about vacancy clauses. Many policies limit or exclude coverage if a home is vacant for 30 to 60 consecutive days unless you add a vacancy endorsement.
HOA and condo rules
Condos and many gated communities charge monthly fees that cover common areas, building insurance for condos, and amenities. Associations also set rental rules like minimum lease terms, rental caps, and guest registration. Review CC&Rs, budgets, reserves, and any pending assessments before you buy.
Utilities and routine upkeep
Plan for electricity, water and sewer, trash, cable or internet, pest control, landscaping, and pool service if you have one. Air conditioning is your largest energy variable. Seasonal owners should budget for a property manager or trusted vendors to run checks, maintain the pool and lawn, and manage humidity while you are away.
Hurricane readiness and mitigation
Many owners invest in storm shutters, impact windows, roof upgrades, and backup power. These features help protect the home and can lead to insurance discounts when documented. Hurricane season runs June 1 through November 30, according to the National Hurricane Center. If you leave for the summer, have a plan for shutters, moving outdoor furniture, and setting HVAC to manage humidity.
Thinking about renting when away?
Short-term rental rules are set locally and change over time. The city and county may require licensing, local business or tax receipts, safety inspections, occupancy limits, and a local contact. Your HOA or condo association can also prohibit or restrict rentals. Always confirm rules with the city, county, and your association before you assume a rental strategy works.
- Taxes and registration: Hosts are generally required to collect and remit state sales tax and local tourist taxes on short stays. Registration with the Florida Department of Revenue is required for proper tax collection and remittance.
- Insurance: Many standard homeowner policies do not cover short-term rental activity. Ask about the right endorsements or a policy that covers rental use. Consider an umbrella policy for added liability.
- Operations: Turnovers, cleaning, noise and parking rules, and guest communication take real effort. A property manager can help, but that is an added cost.
- Seasonality: Winter in Delray is often the strongest rental period, but factor in compliance, management, and maintenance costs when estimating income.
What peak season looks like
From late fall through early spring, Delray Beach is lively. Restaurants and cultural events are busiest, and popular services like contractors, pool companies, and landscapers can book up fast. If you plan to schedule projects, try to book ahead for winter start dates.
Summer and early fall are quieter and hotter, with more humidity and pest pressure. If you are here year-round, you will budget for dehumidification and regular pest control.
Travel is straightforward, with major airports to the north and south of Delray Beach and varying drive times depending on traffic. If you are a frequent traveler, consider neighborhood access to major routes when you shop.
Match property type to how you live
Choosing the right property style matters just as much as the location.
- Condos and lofts near the beach or downtown: Lower maintenance and strong walkability make these attractive for seasonal owners who want an easy lock-and-leave setup. Expect HOA fees and rental rules set by the association.
- Single-family homes inland: More space and privacy with more hands-on maintenance and landscaping. Good for year-round living if you want a yard, rooms for hobbies, or storage.
- Gated and golf communities: Amenities, security, and community services are a draw. Expect clear rules on leasing and guests.
- Boutique buildings and historic areas: Character and convenience can be appealing. Review building upkeep, parking, and association reserves.
Quick decision checklist
Use this to compare seasonal and full-time scenarios before you write an offer.
Lifestyle and use
- How many months per year will you live in the home?
- Do you plan to rent during absences, and will your HOA or condo allow it?
- How important are walkability, beach access, amenities, or privacy?
Financial and insurance
- Build a full carrying-cost estimate: taxes, insurance, HOA or condo fees, utilities, maintenance, and management.
- Ask insurance agents about premiums for your roof age and wind-mitigation features, plus vacancy clauses for seasonal use.
- If you want Florida homestead, confirm eligibility and deadlines with the Palm Beach County Property Appraiser.
Property condition and resilience
- Check roofing, wind-mitigation features, and elevation if you are concerned about storm surge.
- For condos, review reserves, budgets, and any recent or planned assessments.
- Confirm HVAC age and service records, pool equipment condition, and whether the property is on municipal sewer.
Rules and registration
- Review Delray Beach city rules for short-term rentals if you plan to host.
- Get HOA or condo documents early and look for rental caps and minimum lease terms.
- If renting short term, register with the Florida Department of Revenue to handle taxes properly.
Seasonal operations plan
- Line up trusted vendors for weekly checks, plumbing or electrical needs, pool and lawn care, and pest control.
- Set a vacancy plan that includes leak detectors, HVAC dehumidification settings, and shutter or impact window protocols.
- Create a hurricane checklist for summer and early fall.
Ready to explore homes in Delray?
Whether you want an easy seasonal retreat or a year-round coastal base, you deserve advice that blends lifestyle fit with smooth closings. With local neighborhood insight, a title-industry background that helps prevent surprises at the closing table, and team-level marketing reach, Kristen Reilly can help you make a confident plan in Delray Beach and nearby coastal communities. Let’s connect.
FAQs
What months define seasonal living in Delray Beach?
- Most seasonal owners use their homes from about November through April, when weather is cooler and the local cultural scene is most active.
How does the Florida homestead exemption work for Delray owners?
- If the home is your permanent residence as of January 1 and you apply by the deadline with the county, you may receive an exemption and assessment protections; confirm details with the Palm Beach County Property Appraiser.
Do I need flood insurance in Delray Beach?
- Standard homeowners insurance does not cover flood; if your home is in a mapped flood zone and you have a mortgage, your lender will typically require separate flood coverage per the FEMA flood maps.
Can I rent my Delray Beach home short term?
- Possibly, but city rules and HOA or condo covenants may restrict or prohibit short-term rentals; you also need to register and remit taxes through the Florida Department of Revenue.
What is hurricane season in South Florida?
- Hurricane season runs from June 1 through November 30, according to the National Hurricane Center; plan for shutters, impact protection, and humidity control if you are away.
How do insurance vacancy clauses affect seasonal owners?
- Many policies limit or exclude coverage after 30 to 60 days of vacancy unless you add a vacancy endorsement; discuss your travel plans with your insurance agent early.