Planning A Move From McLean To Sarasota For Retirement

Ready to trade Beltway winters for Gulf sunsets? If you live in McLean and plan to retire in Sarasota, you have an exciting move ahead and a few key decisions to make. You want to protect your equity, time your sale and purchase, and understand new costs like Florida insurance and homestead rules. This guide walks you through timing, taxes, financing, team structure, and due diligence so you can relocate with confidence. Let’s dive in.

Why Sarasota works for McLean retirees

You may be able to turn higher McLean home values into retirement flexibility on Florida’s Suncoast. Typical McLean home values often range from the low seven figures to well above, while many Sarasota neighborhoods offer median prices in the low to mid six figures. That spread can free up cash for lifestyle upgrades, travel, or a smaller mortgage. (Data snapshots change frequently. Figures cited here reflect local indices as of Jan 2026.)

You also benefit from Florida’s tax environment. Florida does not tax personal income, including pensions, IRA/401(k) distributions, Social Security, or investment income, which is a meaningful shift for many retirees. You can review what is and is not taxed in Florida in the AARP state guide to taxes for retirees. AARP’s Florida tax overview explains the basics in plain language.

What changes in your costs

Income and capital gains taxes

• Florida has no personal state income tax, which can lower your annual outflows in retirement. See the AARP Florida tax guide for a quick primer.
• In the year you move, you will likely file as a part‑year Virginia resident. The Virginia Tax site outlines residency and filing rules for that transition. Review details at Virginia Tax.
• When you sell in McLean, the federal principal‑residence exclusion may reduce taxable gain. If you lived in the home for at least 2 of the 5 years before sale, you can often exclude up to $250,000 of gain ($500,000 if married filing jointly). See worksheets and exceptions in IRS Publication 523. Avoid overpromising and run the actual math with your CPA.

Property taxes and homestead

• Fairfax County bills property taxes using a per‑$100 assessed‑value rate. You can see current rates on the county’s official page. Check the current figure at Fairfax County real estate tax rates.
• In Florida, focus on the homestead exemption and Save Our Homes assessment cap. Florida’s homestead offers a two‑tier exemption structure that lowers your taxable value on a primary residence, and Save Our Homes limits annual assessment increases. You may also port part of your capped value to a new Florida homestead if you move. Sarasota County details eligibility, portability, and deadlines at the Sarasota County Property Appraiser. To benefit, you must establish Florida domicile and file on time.

Insurance, flood and HOA/condo fees

• Sarasota’s coastal setting means hurricane, wind, and flood risk can affect premiums and coverage. Recent changes for state‑backed Citizens and private carriers have created county‑level differences in rates. Local reporting summarizes current trends in Florida’s insurance market; see the latest context from WUSF on Citizens rate changes. Get quotes early and confirm lender requirements for wind and flood.
• NFIP flood insurance has a typical 30‑day waiting period when purchasing a new policy. Check each property’s flood zone and elevation and discuss mitigation credits.
• Use Sarasota’s official map resources to confirm flood information for any address. Start with the city’s Flood Map Information page.
• If you are considering a condo, budget for HOA fees and review financials, reserves, insurance policies, and any special assessments before you commit.

When to sell in McLean and buy in Sarasota

Timing matters. Sarasota demand often peaks in fall and winter as seasonal buyers arrive. In the DC metro, spring is a classic listing window, influenced by employment cycles and school calendars. You can use these rhythms to your advantage.

A practical approach is to plan six to twelve months ahead. That gives you time to align financing, complete smart repairs in McLean, and study Sarasota neighborhoods before you write offers.

A 12‑month move timeline

• 9–12 months out
  • Meet a CPA and review retirement income and potential capital gains using IRS Pub. 523 worksheets.
  • Interview a single, coordinated team that covers both the McLean sale and Sarasota purchase.
  • Visit Sarasota to shortlist two or three areas that match your lifestyle and budget.
• 6 months out
  • Create a downsizing plan, including donation, storage, and an estate‑sale option.
  • Order a pre‑listing inspection and price out high‑ROI repairs or touch‑ups.
  • Request preliminary title payoff info, speak with a mortgage pro about liquidity options, and connect with Florida insurance brokers to pre‑check wind and flood requirements.
• 60–90 days before listing
  • List your McLean home, ideally in a strong seasonal window.
  • Start touring Sarasota homes. If you plan to buy before you sell, line up a bridge or HELOC strategy so you can write a competitive, non‑contingent offer if needed.
• 30–45 days before closing
  • Nail down moving dates, insurance binders, HOA approvals, and any agreed repairs.
  • If needed, negotiate temporary housing or a short rent‑back to smooth the gap between closings.
• Closing and move
  • Coordinate deed transfers, funds flow, and shipping of household goods.
  • File Florida homestead and, if applicable, Save Our Homes portability promptly in Sarasota County.
• 0–6 months after move
  • Complete Florida residency steps such as driver’s license and voter registration.
  • Update estate documents with Florida counsel as appropriate.

How to fund the gap between sale and purchase

You have several ways to sequence the two transactions. Each approach has pros and tradeoffs.

Sell first, then buy

• Pros: Maximizes certainty and net proceeds. No need for short‑term loans. Strong negotiating posture as a buyer with cash in hand.
• Cons: You may need temporary housing or a rent‑back for a few weeks.

Buy first, then sell

• Pros: You can shop in Sarasota with fewer constraints, which is helpful in competitive segments.
• Cons: Requires liquidity to cover the down payment and carrying costs until your McLean sale closes.
• Tools to consider: A short‑term bridge loan or a HELOC secured by your McLean home can provide interim funds. Bridge loans are usually short term and often interest‑only. A HELOC may offer lower costs and flexible draws if you have strong equity and qualify.

Other options to discuss with your lender

• Cash‑out refinance: Can free up funds but resets your mortgage and closing costs.
• Reverse mortgage (HECM) for buyers 62+: Can provide financing with no monthly principal and interest payments, but comes with counseling requirements and specific costs and qualifications under HUD rules. This can be structured for a purchase. Consider carefully with your advisor.

Whatever you choose, know your paperwork timeline. After you apply for a loan, you should receive a Loan Estimate promptly and a Closing Disclosure at least three business days before closing. For consumer‑protection timing and forms, see the CFPB’s Closing Disclosure guide.

Who does what: your relocation team

You want one quarterback to coordinate, with licensed local experts on each side of the move. Here is a structure that balances service and compliance.

• Lead relocation coordinator: Builds your project plan, timeline, and vendor roster; keeps both closings aligned; monitors proceeds and contingency deadlines.
• McLean listing specialist: Runs pricing comps, staging, and pre‑list repairs; produces a seller net sheet; manages offer strategy and negotiations.
• Sarasota buyer specialist: Guides neighborhood selection, condo and coastal due diligence, flood and insurance prep, and HOA/condo document review.
• Mortgage/finance specialist: Models bridge, HELOC, cash‑out, or HECM options; sequences approvals and funds; estimates closing costs.
• CPA/tax advisor: Plans residency timing, capital‑gains calculations, and part‑year Virginia filings.
• Downsizing and moving partners: Handle estate sales, donation logistics, packing, storage, and floor‑plan‑based move‑in.
• Title/closing partners in both states: Coordinate payoffs, prorations, and wire instructions; verify Closing Disclosure accuracy.

Agency rules to know

• Florida does not allow dual agency where one licensee owes full fiduciary duties to both sides. Many Florida licensees operate as transaction brokers with limited representation or as single agents for one party. Read the statutory framework at the Florida Statutes, Chapter 475.
• Virginia allows disclosed dual agency or designated agency with written consent. Brokers can designate separate agents to represent different clients in the same transaction. See the Virginia Code, Title 54.1, Chapter 21.

A practical, ethical model: one relocation coordinator plus a locally licensed listing agent in McLean and a locally licensed buyer’s agent in Sarasota. You will receive clear written disclosures about roles and fees.

Due diligence for Sarasota homes and condos

Create a checklist so nothing is missed before you release contingencies.

• Flood zone and elevation: Review FEMA flood maps, request an elevation certificate if required, and confirm if the property sits in AE or VE zones. Start with the city’s Flood Map Information. Remember the typical 30‑day NFIP waiting period.
• Insurance and mitigation: Ask about roof age, shutters, and wind‑mitigation features that may reduce premiums. Get quotes early.
• HOA/condo documents: Read financials, reserve studies, master insurance, meeting minutes, and any special assessments. Note rental rules and approval timelines.
• Lender eligibility: Some condo buildings have limited finance options. Your lender can check FHA/VA/conventional eligibility lists if you plan to finance.

Quick net‑proceeds snapshot (illustrative)

Consider a simple example to frame expectations. Suppose your McLean home sells for $1.5 million. After typical combined commissions, customary title/transfer fees, and modest repair credits, your net could be meaningfully lower than the contract price. If you also owe a remaining mortgage, subtract that payoff, then apply the federal principal‑residence exclusion to estimate taxable gain. That high‑level view informs what you can comfortably spend in Sarasota. Ask your agent for a written seller net sheet early, and use your CPA to run IRS Pub. 523 worksheets for accuracy.

Ready to start?

When you are balancing two markets, one timeline, and a major life change, a single, coordinated team makes all the difference. If you want a concierge plan tailored to your numbers and your dates, reach out. Dave Moya and the TSR Homes team can quarterback your McLean listing and Sarasota purchase from first consult to Florida homestead filing.

FAQs

How does Florida’s no income tax affect a McLean retiree’s budget?

• Florida does not tax personal income, including retirement distributions and Social Security, which can reduce annual outflows compared with Virginia. See the AARP Florida tax guide and confirm your part‑year Virginia filing at Virginia Tax.

What is Florida’s homestead and Save Our Homes portability in Sarasota?

• Homestead can reduce taxable value on your primary residence and Save Our Homes can cap assessment increases. You may transfer some of that cap to a new Florida home if you qualify and file on time. Details are at the Sarasota County Property Appraiser.

How do I avoid buying before my McLean sale closes?

• Sell first and use a short rent‑back or temporary housing, or secure short‑term liquidity like a bridge loan or HELOC to buy first. You will receive a Loan Estimate and a Closing Disclosure on set timelines; review the CFPB guide for what to expect.

When should I list in McLean if I want to be in Sarasota for winter?

• Many sellers target a spring listing in the DC metro to maximize exposure, then aim for a Sarasota closing in late fall. Build a 6–12 month plan to align proceeds, purchase, and move‑in dates.

What flood and insurance steps should I take for Sarasota homes?

• Check the flood zone and elevation, get early quotes for wind and flood coverage, confirm any mitigation credits, and remember the typical 30‑day NFIP wait. Start with the city’s Flood Map Information and monitor Florida insurance trends via WUSF.