How I work

Most of what decides whether a Miami condo purchase goes well is settled before the offer, in documents nobody enjoys reading. That reading is the job.

I am a licensed Florida real estate sales associate, brokered byNB Elite Realty. I work almost entirely in Edgewater and the bayfront towers either side of it, in English and French. What follows is what that actually involves, rather than a list of adjectives.

Buyer representation

The unit is the easy part. Before an offer goes in I read the association's budget, the last twelve months of board minutes, the milestone inspection if one has been done, and the structural integrity reserve study. Those four documents tell you whether the maintenance fee you have been quoted is the fee you will be paying in two years, and whether an assessment is already being discussed.

They also tell you what the building permits — minimum lease terms, tenant approval, pets, short stays. Buying a unit for a purpose the declaration forbids is an expensive and entirely avoidable mistake.

Then the ordinary work: comparable sales rather than comparable asking prices, negotiating who carries a levied assessment, and holding the inspection and financing deadlines so that the deposit stays protected.

Seller representation

Pricing comes off what has closed, not off what neighbors are asking. Edgewater asking prices span more than two and a half times per square foot inside a single neighborhood, so an ask is a weak signal and a closing is a strong one.

Beyond that: preparing the estoppel and association paperwork early, because it is a common cause of delayed closings; a net sheet before you list rather than at the closing table; and, if you are not a US taxpayer, raising FIRPTA early enough that a withholding certificate is still possible. That last one is worth real money and it has to be started before closing, not during it.

Reading the building, not just the unit

Since Surfside, a Miami condominium is partly a legal and structural question. I keep track of where the Edgewater towers stand on milestone inspections and reserve funding, and publish what I find — theinspection status page, theguide to reading a condo budget, and the2026 condo law summary are the same research clients get, written down.

If you would rather run the numbers yourself first, thecalculators use the Florida rates that are fixed by statute and make every assumption editable.

Valuation and market work

A valuation opinion for a specific unit, based on closed comparable sales, current competing inventory and the building's own position. Where the data is thin — and in a single tower it often is — I say so rather than presenting a range with false precision. TheEdgewater market report shows the method and its limits.

This is a broker's price opinion, not a licensed appraisal. Where a lender or a court needs an appraisal, that is a different professional.

Arriving from abroad

A large share of Edgewater buyers are not US taxpayers, and the questions that matter are not the ones a domestic buyer asks: FIRPTA on the eventual sale, property tax without a homestead exemption, how title is held, and what a lender will want from someone without US credit history. The guides tobuying as a foreign buyer andFIRPTA cover the ground, there is awaterfront house section for the questions a condominium never raises — seawall standards, dock permitting, flood elevation and bridge clearance — there is asection written for Canadian owners covering the withholding on a sale, the tax on rent and how long each province lets you stay, and there is a French section of this site.

I can raise these questions early and point you to the right professional. I am not an attorney, a CPA or a lender, and where a question belongs to one of them I will say so rather than answer it.