Retirement Planning for Nocatee, Florida
In short
Oliver Wealth Management works with households in Nocatee from its office in St. Augustine. Many of the planning questions here trace back to a recent move, often from another state, with the financial plan unchanged: homestead paperwork that may not have been filed, a house up north that has not sold or sold in an awkward year, accounts still working from another state’s assumptions, and a community development district assessment if the address sits inside a district. Blake Oliver is an Investment Advisor Representative, and advisory services are offered through MariPau Wealth Management, LLC, an SEC-registered investment adviser.
A plan that was built somewhere else
A move is a timing problem more than a money problem. You buy a new house, move in, and spend the next eighteen months on everything a move drags behind it, while the retirement plan is still the one drawn up two or three states ago, for a tax picture and laws that no longer apply.
A financial plan gives no sign when it has gone stale, but the pieces drift. A withdrawal order that made sense while you paid a state income tax may not make sense now. The advisor you spoke with twice a year may not practice here, and the documents in the folder were drafted under another state’s law.
We start by separating what needs revisiting from what does not. The aim is to find the handful of items where the move changed the answer, rather than rebuild a plan that was mostly sound.
Three things that follow a recent move
The first is homestead. Florida’s homestead exemption reduces the taxable value of a permanent residence, and it does not attach automatically when you close. Section 196.011 of the Florida Statutes sets the ordinary filing deadline at March 1, measured against who holds legal title and how the property is used as of January 1. For most of Nocatee the application goes to the St. Johns County Property Appraiser.
The second is the house you left behind. If it has not sold, or it sold in the same year you took a large distribution from a retirement account, the timing carries weight. The IRS lets a qualifying homeowner exclude part of the gain on the sale of a main home, subject to ownership and use tests over the five years ending on the date of sale, and which house counts as your main home is better confirmed before you list than after you close.
The third is the paperwork. Wills, trusts, powers of attorney and health care directives drafted in another state need a Florida attorney to read them. We do not draft documents; we flag the ones that look out of step with where you now live and what you own, and check that the beneficiary designations on your accounts say the same thing.
A CDD assessment belongs in the cash-flow plan
Large master-planned communities in Florida are often built inside a community development district, a special-purpose local government created under Chapter 190 of the Florida Statutes to finance and maintain infrastructure. A district can levy taxes or assessments on property inside it, set each year by its own governing board, and state law requires the contract for an initial sale inside a district to disclose that in conspicuous type.
The statute is plain about the part that matters for planning: these taxes and assessments are in addition to county and other local government taxes, so they are not inside the property tax figure people quote when they compare Florida with where they came from. Whether your address sits in a district, and what it is assessed, is a question for your closing documents and your tax bill.
In the plan it is a recurring cost that resets each year, so it gets its own line rather than disappearing into a rounded housing number, the same way we handle insurance premiums and association dues.
Common questions
Do you have an office in Nocatee?
No. Oliver Wealth Management has one office, at 6 Manatee Ct in St. Augustine, about half an hour south. We meet clients at the office or by video.
We closed on the house last year. What should we check first?
Whether the homestead application was filed with the county property appraiser. It is not automatic on purchase, the ordinary deadline is March 1, and it is the item people most often assume somebody else handled at closing.
Should a financial plan care about the CDD assessment?
Yes, because it is a recurring cost, and Florida law says it comes on top of county and other local taxes. We give it its own line in the cash-flow plan; what your address is assessed is on your tax bill.
We still own a house in another state. Does that change anything?
It can, mostly through timing: whether the sale qualifies for the federal exclusion on the sale of a main home, and what else lands in that tax year, retirement account distributions included. That is a conversation to have with your CPA before you list, not after you sign.
Sources
- Section 190.048, Sale of real estate within a district; required disclosure to purchaser, The Florida Senate
- Section 196.011, Annual application required for exemption, The Florida Senate
- St. Johns County Property Appraiser, St. Johns County, Florida
- Topic no. 701, Sale of your home, Internal Revenue Service
These public resources support the general educational context on this page. They are not endorsements of Oliver Wealth Management, and none of the material here is personalized investment, tax, or legal advice.
Oliver Wealth Management has one office, at 6 Manatee Ct in St. Augustine.
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