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What You Actually Net Selling in Miami Beach: The Seller Math Most Listing Presentations Skip
Miami-Dade charges deed doc stamps at 0.60% on a single-family home and 1.05% on a condo. Here is the full seller net sheet, with worked numbers, taxes and FIRPTA, before you price your Miami Beach property.
20 oct. 20266 min de citire
Miami Beach Rents Are Up 6.9%. Brickell's Are Down 2.6%. Same Metro, Opposite Markets.
Miami-Dade asking rents rose just 1.6% in August, but Miami Beach rose 6.9% while Brickell fell 2.6%. What the split means if you own, rent out, or are thinking of selling on the Beach.
15 oct. 20266 min de citire
A $507 Million Loan Just Landed on South Beach's Bayfront. Here Is What It Means If You Are Selling a Miami Beach Condo.
Terra's team closed a $507M construction loan for a 106-unit tower at 1250 West Avenue, and a 16-unit boutique in Mid-Beach is 10 units sold. What new Miami Beach supply does, and does not do, to the price of your resale condo.
14 oct. 20267 min de citire
A Developer Just Bought 163 of 172 Units in a Miami Beach Condo. Here Is What Your Building Might Be Worth.
Kolter and BH Group now control 163 of 172 units at Port Royale in North Beach, at roughly $378,000 a unit, to build a 37-unit oceanfront tower. What a real-world buyout teaches Miami Beach owners about land value, timing, and their own building.
7 oct. 20267 min de citire
Miami-Dade Homeowners Just Got Their First Insurance Rate Cut Since 2015. Condo Owners Are Still Waiting.
Citizens cut Miami-Dade homeowner rates 14% this year — the first decrease since 2015 — and 21 new insurers have entered Florida since litigation reform. But the state's own July 2026 data shows Miami-Dade condo owners paying $2,801 a year on average, up roughly another fifth since late 2024. Here's the real two-track story, and what it means for pricing, underwriting, and net proceeds right now.
7 oct. 202610 min de citire
Miami Beach Short-Term Rental Data Is Telling Two Different Stories. Which One Is Yours?
Two major data providers, one Miami Beach, two very different pictures: about 4,550 listings and $43K average revenue versus about 1,625 listings and $64K. Here is why they disagree and how to find your own number.
29 sept. 20265 min de citire
You Inherited a Miami Beach Property. January 1 Is Doing More Damage Than Probate.
Families focus on probate. Meanwhile the Save Our Homes cap usually dies on January 1 after the owner's death, and on a long-held Miami Beach house that reset can multiply the tax bill. Here's the tax, timing and title sequence that decides what an inherited property is actually worth — including the court order most title underwriters require before you can sell.
24 sept. 202615 min de citire
Brickell, Edgewater, Coconut Grove: The Fullest Buildings Are Cutting Rent the Hardest
Brickell posts Miami's highest submarket rents and its thinnest occupancy. Edgewater is 96.4% full and cutting rent faster than either neighbor. Coconut Grove is the cheapest of the three and the most stable. Here's the occupancy-adjusted math on what each one actually collects — and why roughly $2.9 million of Brickell's apparent premium over Edgewater doesn't exist.
15 sept. 202611 min de citire
Miami's Class C Apartments Are 96% Full and Their Rents Are Falling. Those Are the Same Fact.
Workforce housing was supposed to be the safe tier in Miami multifamily. Miami-Dade Class C occupancy is holding near 96% — and Class C rents just went negative. Full buildings at falling rents mean the tenant is maxed out, not that you have pricing power. Here's how that changes the underwriting, and why cheap agency debt is about to make it worse.
10 sept. 20269 min de citire
What a Miami Beach Short-Term Rental Actually Nets — and Why the Average One Loses to a Plain Annual Lease
The average Miami Beach short-term rental grosses abut $43,000 a year. After the platform, the manager, he turnovers and the 14% tax stack, the owner keeps loser to $16,000 — less than a plain annual lease onthe same unit. Here's the full waterfall, and the for levers that decide which side of it you land on.
8 sept. 202612 min de citire
There's a December 31 Deadline Buried in Florida's Property Tax Amendment
Amendment 3 goes to Florida voters on November 3. The headline is a $250,000 homestead exemption — but on Miami Beach, where 22% of the housing stock is second homes, the provision that actually moves money is the one nobody is covering. Plus the residency deadline most people are explaining backwards.
4 sept. 202613 min de citire
The 45 Days Before You List: A Miami Beach Pre-Listing Playbook for a Slower Market
In a market where the typical Miami Beach listing takes three to four months to go under contract, the money is made before the sign goes up. Here's the document, permit, insurance and condition work I'd finish in the next 45 days — and why September is the deadline, not the starting line.
1 sept. 202613 min de citire
Miami's Apartment Glut Is Real. Almost Nobody Is Underwriting the Part Where It Ends.
For the first time in three years, South Florida leased more apartments than it delivered. But Miami-Dade luxury vacancy is still 10.5% while Class C sits near 3% — and construction starts just fell 21%. Here's what this quarter's numbers actually tell a multifamily buyer about cap rates, rents and timing.
27 aug. 202611 min de citire
The Cap Rate on That Miami Offering Memorandum Is Fiction. Here's How to Underwrite the Real One.
South Florida multifamily is trading near a 5% cap while agency debt costs 6%+ — so leverage now subtracts from your return instead of adding to it. Add Florida's tax reset at closing and an insurance line that moves 30% either way, and the broker's cap rate stops describing your deal. Here's the underwriting I actually run, with the math.
26 aug. 202613 min de citire
Selling in Miami Beach in 2026: The Pricing Math Behind That 7–9% Discount
Miami Beach sellers are closing 7–9% under asking and waiting three to five months for a contract — while single-family prices are actually up. The gap isn't the market. It's a pricing decision. Here's how to price and time a Miami Beach listing in 2026 so you don't pay for it.
18 aug. 202610 min de citire
A Court Just Struck Down Miami Beach's Airbnb Ban — Again. Here's What It Means for Owners.
A Miami-Dade court struck down Miami Beach's short-term-rental ban again in 2025, and the statewide bill that would have overridden the city died on a veto. The rules are contested — but the numbers are real. Here's what a Miami Beach STR actually does today, and where you can legally run one.
13 aug. 20269 min de citire
How to Read a Miami Condo's Reserve Study and Milestone Report Before You Buy or Sell
The reserve study and milestone report now decide a Miami condo's price more than any comp. Here's exactly how to read both documents — the numbers that matter, the red flags, and the questions that separate a sound building from an expensive one.
11 aug. 20269 min de citire
The Miami Condo Deadline Everyone Forgot Is Now Five Months Away
December 31, 2026 is the hard deadline for Florida's post-Surfside reserve studies — five months out. It's about to split Miami's older condos into two piles: de-risked and known, or still hiding. Here's how to read the signal before the market does.
6 aug. 20269 min de citire
The 1031 Migration to Florida: Why Smart Capital Is Repositioning Now
Why sophisticated investors are 1031-ing out of New York, California, and Texas into Florida in 2026 — the rent freeze, the clawback trap, and how to run the exchange cleanly.
4 aug. 20266 min de citire
Miami Just Had Its Best June in Three Years — So Why Is the Condo Discount Still There?
Miami-Dade just posted its strongest June since 2023, yet condos are still a buyer's market with prices down 3%. The reason isn't demand — it's financing. And on August 3, one lending rule starts to change.
30 iul. 20269 min de citire
Short-Term Rental Investing in Miami: The Rules & Where It's Actually Allowed
Thinking about an Airbnb investment in Miami? My 2026 guide to short-term rental rules — licenses, zoning, which buildings allow it, taxes, and how to invest the smart way.
28 iul. 20264 min de citire
Two of Miami's Three Killer Costs Are Finally Easing — And One Still Isn't
Insurance and mortgage rates quietly stopped punishing Miami buyers in 2026. But the third carrying cost — the condo assessment — is still climbing. Here's what that split means for your numbers.
23 iul. 20267 min de citire
The Foreign Buyer's Playbook for Miami: Financing, FIRPTA & Structuring
Beyond "yes, you can buy." My 2026 playbook for international buyers in Miami — foreign-national financing, how to hold title, FIRPTA planning, SB 264, what a purchase does (and doesn't) do for your visa, and closing remotely.
21 iul. 20269 min de citire
Miami's Two-Speed Market: Condos and Houses Are Telling Opposite Stories
Miami condos are in a deep buyer's market while houses hold firm. Here's what July 2026's numbers actually mean — and where the opportunity is.
16 iul. 20267 min de citire
Miami Closing Costs: What Buyers Really Pay in 2026
How much are closing costs for buyers in Miami? My 2026 breakdown — title insurance, doc stamps, lender fees, and what they total on a real purchase.
14 iul. 20264 min de citire
Home Inspections in Miami: What Every Buyer Must Know
What does a Miami home inspection cost, what do they check, and why does it matter so much here? My 2026 buyer's guide — wind mitigation, 4-point, flood risk, and more.
7 iul. 20264 min de citire
How to Buy Foreclosures & Tax Deeds in Florida: My 2026 Guide
Want to buy a foreclosure or tax deed in Florida? Here's my plain-English 2026 guide — how the auctions work, the deposits, the risks, and how to do your homework first.
1 iul. 20265 min de citire
How to Buy Pre-Construction in Miami: My Step-by-Step Guide for 2026
Thinking about a pre-construction condo in Miami? Here's my step-by-step 2026 guide — deposit schedules, timelines, the best new developments, and how to protect your money.
24 iun. 20266 min de citire
Why Most Multifamily Deals on the Market Are SH*T
Hello everyone, it’s been a few weeks since I last wrote for you. I was focused on finishing my...
3 mar. 20253 min de citire
From Cash Flow to Tax Benefits: How to Profit in Real Estate
In the past few weeks, we’ve explored major Miami’s neighborhoods, highlighting each area's unique characteristics and opportunities. Now, let’s shift...
24 ian. 20254 min de citire