Stefania RiverinSouth of Fifth, Miami Beach
Miami · Bayfront and oceanfront condominiums
Representing buyers, tenants and owners across Miami.
I am Stefania Riverin, a licensed Florida agent with over ten years in real estate investing and client representation in this market. I represent buyers, sellers and tenants through the whole process — and I know these towers building by building.
Or reach her directly —WhatsApp·Text·(786) 828-0091
Finding the right building is most of the work
Miami is not one condominium market. It is a chain of distinct ones along the water, and the building decides far more about how a place lives than the unit inside it does. That is where I start, and it is what I am for.
The building first, then the unit
Most searches run the other way — filter by price and bedrooms, fall in love with a floor plan, then find out what the building is. I do it in reverse, because the building sets what you are allowed to do and what the month costs. That decides which units are worth your time before you have spent a Saturday on them.
Built around how you will actually use it
Letting it out, keeping it empty half the year, living in it full time, a dog, two cars, somewhere to work. Each of those rules buildings in or out, and I ask first. It is the quickest way to stop viewing places that were never going to work for you.
One side of the table, and I will say so
I represent you. If a building is wrong for what you have told me, you will hear it — including when that ends the conversation. A client who buys the wrong residence on my advice is worth considerably less to me than one who does not.
The markets I work
Five stretches of water, 46 towers, each one written up from the county record and the building's own documents. Houses on the water work differently — seven authorities and no single document — and that side is written up the same way, down towhat the island houses have actually sold for. Across every market, here is what a budget actually buys, from 29,000 recorded sales rather than asking prices.
Photography of each area, not of individual buildings.
Who you are working with
A decade representing buyers, sellers and tenants in Miami
I am Stefania Riverin, a licensed Florida agent with over ten years in real estate investing and client representation in this market. I came to it as an investor before I represented anyone in it — which is why I read the association budget and the reserve study before I look at the photography.
I represent buyers, sellers and tenants, in English and French, from the first question through to the closing table.
How I represent you
Three sides of the same market, and a fourth that cuts across all of them. The work is different in each, and I do all of it rather than treating some of it as a favor.
01
Buying into a tower
Shortlisting on the building rather than the photography, reading the declaration, budget and reserve study before an offer goes in, and telling you what the monthly cost will actually be once the mortgage is only part of it.
02
Selling a residence
Pricing against what has genuinely traded in your own building, filtered to arm’s-length sales, with the county assessment beside it. If you are not a US person for tax, the withholding is set up before closing rather than after.
03
Leasing a residence
The association approves you, not the owner: it sets the minimum term, caps leases per year and can hold a second deposit. I have leased repeatedly in Edgewater on the tenant’s side and know how those processes actually run.
04
Buying or selling from abroad
Financing without an American credit file, closing by power of attorney, FIRPTA withholding at resale, and the day-count rules that decide your tax residency — explained in English or French, at the point each one bites.
From first question to closing table
Five stages, in the order they actually happen.
- 01The brief
Budget, timing, how you will use it, and whether you need to let it. That last one narrows the building list immediately.
- 02The building shortlist
Candidates chosen on the county record, the association’s finances and the leasing rules — before anyone books a viewing.
- 03Viewings that count
Fewer, better. You see residences in buildings that already survived the paperwork.
- 04Diligence
Declaration, budget, financial statements, reserve study, board minutes. Your cancellation window is short and it is the only leverage you get.
- 05Offer and close
Negotiation, association approval, and the tax mechanics if you are non-US — set up in the right order so nothing lands late.
Four things worth using before you offer
Sale prices from the public record, the cross-border tax rules in French, how association approval works for tenants, and calculators you can run yourself.
Sale prices from the public record
Every building page shows what has actually traded, taken from the Miami-Dade county roll — and shows which recorded transfers were excluded as not arm’s-length, and why.
10,697 units · 20,173 recorded transfers
Cross-border, in French
FIRPTA, the 8288-B certificate, the two different 183-day rules, T1135 and US estate exposure — written in French and tied to the point in the transaction where each one bites.
Leasing, properly explained
The association is a second landlord: it sets the minimum term, caps leases per year and can hold its own deposit. I have leased repeatedly in Edgewater on the tenant’s side.
Numbers you can run yourself
Carrying cost, rental yield, seller net proceeds and rent-versus-buy — with every rate visible and editable, and no assumption you cannot see and change.
Guides and market notes
Written from the county roll and the buildings’ own documents.
- What is at street level
- What "waterfront" actually means here
- Edgewater Condo Milestone Inspection Status, Building by Building
- Edgewater Miami Market Report, Q3 2026: Asking Prices Tower by Tower
- Which Miami Buildings Allow Short-Term Rentals
Every guide and market note ·The neighborhood guides ·Buying to let it
Work with Stefania
Looking at something specific?
Send the building or the unit. You will get the real fee, the reserve position, and what comparable residences actually traded at — from me, not from a brochure.
Got it — that reached Stefania directly.
She answers inquiries personally, usually the same day. If it is urgent, call(786) 828-0091.