Tucson, Arizona vs. Florida: A Smarter Retirement Choice Is Emerging in the Southwest

For decades, Florida has dominated the conversation as the go-to retirement destination. Warm weather, beaches, and the absence of a state income tax made it an easy choice for many retirees. But in recent years, retirees across the country have begun to re-evaluate that assumption.

Rising homeowners insurance premiums, escalating HOA assessments, new condo safety regulations, and population pressures are changing the cost and complexity of retiring in Florida. At the same time, Tucson, Arizona has quietly emerged as a compelling alternative — offering affordability, stability, and a high quality of life without many of the risks retirees are now facing in coastal states.

If you’re weighing where to retire, here’s a clear, data-informed comparison of Tucson vs. Florida, focusing on the issues that matter most to today’s retirees.

1. Homeowners Insurance: One of the Biggest Cost Differentiators

Florida’s Insurance Challenges

Florida homeowners insurance has become one of the most significant financial concerns for retirees. Several factors drive costs higher:

• Exposure to hurricanes and flooding
  
  
• Increased litigation and claims activity
  
  
• Insurance carriers exiting the Florida market
  
  
• Higher reinsurance costs passed down to homeowners

According to the Insurance Information Institute (https://www.iii.org), Florida consistently ranks among the states with the highest average homeowners insurance premiums in the country. Many Florida homeowners — especially condo owners — have seen double- and triple-digit premium increases over the last several years. In some cases, coverage has been reduced or shifted to state-backed insurers, creating uncertainty about future costs.

Tucson’s Advantage

By contrast, Tucson homeowners insurance premiums remain among the most stable in the Sun Belt. Arizona’s lower exposure to catastrophic weather events translates into fewer market disruptions and more consistent coverage options. Data from the Arizona Department of Insurance and Financial Institutions (https://difi.az.gov) reflects a comparatively stable insurance environment.

For retirees living on fixed incomes, this stability matters. Insurance costs in Tucson tend to rise gradually rather than spike unexpectedly, making long-term budgeting far more manageable.

Key takeaway: Retirees in Tucson face significantly less insurance volatility than those in Florida.

2. HOA Assessments & Aging Condo Buildings: A Growing Florida Concern

Florida’s New Condo Requirements

Following the tragic Surfside condominium collapse, Florida enacted new statewide safety and reserve funding requirements for condo buildings — particularly those 30 years and older.

Florida Senate Bill 4-D (https://www.flsenate.gov/Session/Bill/2022D/4D) now requires:

• Mandatory structural integrity inspections
  
  
• Fully funded reserve accounts for major building components
  
• Accelerated timelines for repairs and compliance

Oversight is administered through the Florida Department of Business & Professional Regulation (DBPR) (https://www.myfloridalicense.com).

While these changes aim to improve safety, they have had an unintended consequence for retirees: significant special assessments. It is no longer uncommon for condo owners to receive one-time assessments ranging from $30,000 to $100,000 or more per unit, along with sharp increases in monthly HOA fees.

For retirees on fixed incomes, these unexpected costs can force difficult decisions — including selling, relocating, or re-entering the workforce.

Tucson’s Condo Landscape

Tucson does not face the same statewide condo compliance mandates. While HOAs still maintain reserve requirements and building standards, they are generally:

• Less aggressive
  
  
• More localized
  
  
• Easier for residents to anticipate and plan for

Additionally, Tucson’s condo inventory includes more low-rise communities and newer developments, reducing the likelihood of costly structural retrofits.

Key takeaway: Tucson condo owners face far less risk of sudden, large HOA assessments than Florida condo owners in aging buildings.

3. New Construction Volume: Supply Matters for Retirees

Florida’s Construction Boom — and Its Side Effects

Florida continues to see high levels of new residential construction, largely driven by population growth and investor demand. According to the U.S. Census Bureau Building Permits Survey (https://www.census.gov/construction/bps), Florida regularly ranks near the top nationally for permits issued.

While increased supply can be positive, it also brings challenges:

• Infrastructure strain
  
  
• Higher HOA and maintenance costs in large-scale developments
  
• Increased competition for insurance and services

In many Florida markets, retirees find themselves competing with short-term rental investors, seasonal residents, and institutional buyers.

Tucson’s Balanced Growth

Tucson’s new construction market has grown steadily — but not explosively. Data from HUD Residential Construction Statistics (https://www.huduser.gov) and the National Association of Home Builders (https://www.nahb.org) shows growth that is measured and sustainable.

New construction in the Tucson area increasingly focuses on:

• Single-story homes
  
• Age-friendly layouts
  
• Energy-efficient designs
  
  

Many communities are intentionally designed to support aging in place rather than short-term occupancy.

Key takeaway: Tucson’s controlled growth supports affordability and long-term livability for retirees.

4. Population Migration Trends: Who’s Moving — and Why

Florida: Still Growing, But at a Cost

Florida continues to attract new residents overall, but recent migration data shows an important shift. IRS Migration Data (https://www.irs.gov/statistics/soi-tax-stats-migration-data) and reports from the Florida Office of Economic & Demographic Research indicate increased out-migration from certain high-cost coastal condo markets — particularly among retirees.

Insurance costs, HOA assessments, and housing volatility are frequently cited as contributing factors.

Arizona & Tucson: Steady, Sustainable In-Migration

Arizona has experienced consistent in-migration. According to the U.S. Census Bureau state-to-state migration tables (https://www.census.gov/data/tables/time-series/demo/geographic-mobility/state-to-state-migration.html) and the Arizona Office of Economic Opportunity, retirees are drawn to:

• Lower overall housing volatility
  
  
• Predictable ownership costs
  
• Healthcare access
  
• A climate without hurricanes or humidity
  
  

Tucson, specifically, attracts retirees who value cultural amenities, outdoor recreation, and a slower pace of life. Population growth has been measured rather than volatile, contributing to community stability.

Key takeaway: Retirees moving to Tucson often do so for long-term sustainability, not short-term trends.

5. Climate Reality: Heat vs. Risk

Both Tucson and Florida offer warm climates, but the type of weather risk differs dramatically.

• Florida retirees face hurricanes, flooding, storm surge, and evacuation risk
  
  
  
  
• Tucson retirees face summer heat — but minimal exposure to catastrophic natural disasters
  
  

Many retirees find that heat can be planned for, while insurance risk and sudden displacement cannot. Modern Tucson homes are increasingly designed with energy efficiency, heat mitigation features, and low-maintenance desert landscaping.

6. The Bigger Picture: Predictability Matters in Retirement

When comparing retirement destinations, the question isn’t just cost — it’s predictability.

Tucson offers retirees:

• More stable insurance markets
  
  
• Fewer surprise HOA assessments
  
  
• Measured growth
  
  
• Lower exposure to catastrophic weather risk
  
  

Florida still has appeal, but for many retirees, the financial and regulatory landscape has changed significantly over the past decade.

Final Thoughts: Why More Retirees Are Choosing Tucson

Retirement should be about enjoying the next chapter — not managing financial surprises.

Tucson continues to stand out as a retirement destination that offers affordability, stability, and long-term peace of mind. For retirees comparing Arizona versus Florida, the conversation is no longer one-sided. For many, Tucson represents a smarter, more sustainable long-term choice.