Florida has no state income tax. Georgia has a $65K retirement exclusion that produces the same zero-tax result for most retirees. But Florida property taxes and HOA costs in major markets are dramatically higher. The 20-year net math favors Georgia for most buyers.
Florida is marketed as the retirement tax paradise. No state income tax, warm winters, beach access. Georgia is pitched as the runner-up — good but not Florida. The numbers tell a different story for most buyers who would choose between Atlanta-area communities and Tampa, Sarasota, or central Florida communities.
| Income Scenario | Florida Tax | Georgia Tax | Difference |
|---|---|---|---|
| $80K retirement income, couple 65+ | $0 | $0 (under $130K exclusion) | $0 |
| $130K retirement income, couple 65+ | $0 | $0 (at exclusion limit) | $0 |
| $180K retirement income, couple 65+ | $0 | ~$2,595 (5.19% on $50K over exclusion) | $2,595/yr FL advantage |
| $250K retirement income, couple 65+ | $0 | ~$6,240 (5.19% on $120K over exclusion) | $6,240/yr FL advantage |
For couples with combined retirement income under $130K, Georgia and Florida produce identical income tax results. Florida’s no-income-tax advantage only materializes above the $130K exclusion threshold.
| Community | State | HOA/mo | Est. Property Tax ($450K home) | Total Annual Non-Mortgage Cost (est.) |
|---|---|---|---|---|
| Sun City Peachtree | Georgia (Spalding Co.) | $257 | ~$6,300 | ~$12,700 |
| Cresswind Spring Haven | Georgia (Coweta Co.) | $269 | ~$3,375 | ~$9,300 |
| On Top of the World (Ocala) | Florida | $160–$240 | ~$4,500 + CDD $1,200 | ~$10,500 |
| Sun City Center (Tampa) | Florida | $330+ | ~$5,400 + CDD ~$1,800 | ~$13,800 |
| Latitude Margaritaville (Daytona) | Florida | $380+ | ~$5,600 + CDD ~$2,000 | ~$15,400 |
Florida communities in the Tampa, Sarasota, and central Florida corridor consistently carry higher HOA fees and CDD (Community Development District) assessments that Georgia communities do not have. Georgia has no equivalent to Florida’s CDD structure.
Illustrative. Florida homeowners insurance is substantially higher in coastal and hurricane-prone areas, further widening the gap. Georgia climate is milder than north-central Florida summers. These figures do not include homeowners insurance, which adds $1,500–$4,000+/yr in Florida vs $2,000–$3,500/yr in Georgia depending on location.
We run the complete cost stack at your price point and compare across communities and counties.
Talk to a Specialist