Guides
Written to answer the questions that decide a purchase, with the sources named. Where a figure is disputed, both figures are given.
- What is at street levellifestyleLocation is the oldest advice in this business and it is usually given uselessly, because "good location" is not a fact about anything. What is a fact…
- What "waterfront" actually means herewaterfrontWaterfront is the word that sells Miami and it is the least precise word in the market. It is used for a house with sixty feet of bay frontage and a d…
- Edgewater Condo Milestone Inspection Status, Building by BuildingCondo lawThree condominium buildings in Edgewater proper are old enough to have triggered Florida’s milestone inspection: Bay Park Towers (built 1961), Biscayn…
- Edgewater Miami Market Report, Q3 2026: Asking Prices Tower by TowerMarketAcross the thirteen Edgewater condominium towers with inventory solid enough to publish, the median asking price per square foot runs from $510 to $1,…
- Which Miami Buildings Allow Short-Term RentalsRentalsA Miami condominium can be rented short term only if three separate locks open at once: a state license, a city lodging entitlement on the building, a…
- Miami Building Recertification: It Is 30 Years Now, Not 40Condo lawIf you are searching for the 40-year recertification rules in Miami, start with this: the 40-year trigger no longer exists. Miami-Dade County recertif…
- Buying Miami Real Estate Without a US Social Security NumberForeign buyersYou do not need a US Social Security number to buy real estate in Florida. What you eventually need is a US taxpayer identification number, and if you…
- Buying Property in Miami as a Foreigner: The 2026 GuideForeign buyersThere is no citizenship or residency requirement to buy real estate in Florida, and no visa or immigration status comes with the purchase. What change…
- Condo Board Minutes: What to Look For Before You BuyBuyingFlorida gives a unit owner access to association records within ten working days of a written request. The word doing the work in that sentence is own…
- Edgewater Miami Condo HOA Fees, Tower by TowerMarketVerified monthly association fees in the Edgewater bayfront towers run from $489 at Cite on the Bay to $6,571 at Elysee Miami, read off active listing…
- FIRPTA Explained for Miami Buyers and SellersForeign buyersFIRPTA makes the buyer withhold 15 percent of the gross sale price when the seller is a foreign person, and remit it to the IRS by the 20th day after …
- Florida Condo Law in 2026: What Every Miami Buyer Must CheckCondo lawFlorida condo law in 2026 comes down to four things a Miami buyer has to check before closing: the building's milestone inspection under Fla. Stat. s.…
- Florida Milestone Inspection Requirements: Deadlines, Phases and What They Mean for Your OfferCondo lawA Florida milestone inspection is a structural inspection required by Fla. Stat. s. 553.899 for condominium and cooperative buildings three habitable …
- Buying a Miami Condo With a Pending Special Assessment: 6 Questions to AskBuyingA pending special assessment is the single most expensive thing a Miami condominium buyer can fail to ask about, and it is also the easiest to miss. I…
- Structural Integrity Reserve Studies: The Document That Should Decide Your OfferCondo lawA structural integrity reserve study (SIRS) is the document required by Fla. Stat. s. 718.112(2)(g) that prices out what a Florida condominium buildin…
- Why Miami Condo HOA Fees Went Up — and How to Read a Budget Before You BuyCondo lawMiami condominium fees went up because Florida law removed the option that used to hold them down: for budgets adopted on or after December 31, 2024, …
- The Miami Condo Market in 2026: What Is Actually MeasurableMarketMost writing about this market takes asking prices and presents them as trends. Asking prices are what sellers hope for; they are not evidence of what…
- Off-Market Miami Condos: What a Private Sale Actually Costs the SellerSellingAn off-market sale trades exposure for control. That is a real trade and it has a price, usually paid by the seller. This page is about what that pric…
- Architect and Developer Pedigree: What It Actually Does for ResaleBuyingA named architect is the first thing a sales gallery tells you and close to the last thing that shows up in a recorded sale price. That does not make …
- Amenities in Miami Condos: What Is Actually Staffed, and What Is Just a RoomBuyingTwo towers can advertise an identical amenity list and cost thousands of dollars a year apart to live in. The list is not the difference. Whether anyb…
- Financing a Miami Condo Without a US Credit File — and the Estate Exposure That Comes With Owning OneForeign buyersTwo things decide how a purchase from outside the United States actually goes, and neither appears in a listing. The first is whether a lender will wr…
- Buying as a Canadian: what to have readycross-border-buyingThree quarters of Canadian buyers in Florida pay cash, so the thing that actually delays a Canadian closing is almost never the mortgage. It is a taxp…
- Renting out your Florida condo as a Canadiancross-border-rentingLeft alone, the US takes thirty percent of your gross rent. Not your profit — your rent, before the association fee, before the mortgage interest, bef…
- How long a Canadian can stay, by provincecross-border-buyingThere are two different countdowns running on a Canadian winter in Florida and they are frequently confused with each other. One is American and decid…
- Canadians in Floridacross-border-buyingEverything on this site written for Canadian owners, in both languages. The tax rules are US federal and read the same in Miami as in Naples, so this …
- Selling: the association's approval, and the right of first refusalSellingSellers are told the board has to approve the buyer as though that were a feature of Florida condominium law. It is not. No association has an automat…
- What the association insures, and what is yoursCondo lawTwo policies cover a Florida condominium and the boundary between them is not a matter of negotiation with your carrier. It is written into statute as…
- Edgewater Miami Condos for Rent: Approval and Lease RulesRenting
- Edgewater Miami Condos for Sale, Building by BuildingBuying
- What an estoppel certificate costs, and what it costs the association to be lateCondo lawEvery Florida condominium sale runs through one document. The estoppel certificate is the association's signed statement of what the unit owes — asses…
- Deposits and notice: the deadlines Florida actually setsRentingAlmost everything that goes wrong between a Florida landlord and a Florida tenant is a missed deadline, and almost every one of those deadlines is a s…
- Investing in a Miami condoinvestingFour things decide whether a Miami condo works as an investment, and only one of them is the price. Can you let it, and on what terms. What it costs t…
- Leasing a Miami condoRentingYou negotiate with the owner. Then a second party you have never met decides whether you move in, how long you may stay, and how much of your money it…
- Getting a boat out: bridge clearance from the islandswaterfrontA waterfront house is worth what you can do from its dock, and on the man-made islands that is decided by fixed federal numbers rather than by anythin…
- What a Miami condo actually costs you in property taxinvestingThe most expensive surprise in Florida real estate is not a special assessment. It is the second property tax bill, and it arrives about fourteen mont…
- Property management in Miami: what each license actually coversinvestingAn owner who lives somewhere else hires one person and assumes that person handles everything. Florida does not work that way. Letting your property t…
- Buying a waterfront home in MiamiwaterfrontA condominium hands you one document that answers most of the questions: the declaration. A waterfront house hands you nothing. The flood elevation is…
- Edgewater Miami Real Estate: A Bayfront Neighborhood GuideNeighborhoodEdgewater Miami real estate is one of the few Miami markets where the neighborhood, not the city, is the right unit of analysis. The national portals …
- The approval, and the fee, on a housewaterfrontBuyers who move from a condominium to a house usually expect one thing to disappear: the board. In several Miami communities it does not. Membership i…
- Renting a Miami condoRentingRenting a condominium in Miami is not renting an apartment. There is a second landlord — the association — and it sets the minimum term, caps how many…
- Selling a Miami condoSellingA house sale turns on the house. A condo sale turns on the building — and since Florida rewrote its condominium law after Surfside, a buyer's lender, …
- Selling a Florida condo as a Canadiancross-border-sellingThe withholding is calculated on what the property sells for, not on what you made. A Canadian selling a $700,000 condo bought for $650,000 can watch …