Miami-Dade County Investment Opportunities

Where we work in Miami-Dade

We review opportunities in the City of Miami, Hialeah, Miami Gardens, North Miami, North Miami Beach, Opa-locka, Miami Springs, Doral, Miami Lakes, Coral Gables, Cutler Bay, Palmetto Bay, Homestead, Florida City, and unincorporated Miami-Dade. Condo-heavy coastal markets such as Miami Beach and Sunny Isles Beach are reviewed case by case because association condition drives value.

Verify with Miami-Dade's public records

• Miami-Dade County Property Appraiser: ownership, folio, just and assessed value, sales history, exemptions.
• Miami-Dade Clerk of the Court and Comptroller: official records for deeds, mortgages, liens, and foreclosures.
• County and municipal building departments: permit history, open violations, and unsafe-structure cases. Unincorporated parcels fall under the county; cities keep their own systems.

Sources: Miami-Dade County Property Appraiser · Miami-Dade Clerk of the Court and Comptroller

Insurance and roofs drive the numbers

In Miami-Dade County, the cost and availability of property insurance is often the line item that decides whether a deal works. Underwriters look closely at roof age and material, opening protection, and electrical and plumbing condition. Insurers commonly request a four-point inspection on older homes and a wind mitigation inspection to price discounts.

Build the insurance quote into your underwriting before you commit, not after. A roof replacement can change both the rehab budget and the holding cost.

Sources: Florida OIR — Wind mitigation inspection form (OIR-B1-1802)

Flood zones and the seller flood disclosure

Check the FEMA flood zone for any parcel you evaluate, and ask for the elevation certificate if one exists. Florida also requires a seller flood disclosure on residential sales under section 689.302, Florida Statutes. Read it, and ask about past claims and federal flood assistance.

Sources: FEMA Flood Map Service Center · Florida Statutes §689.302 — Flood disclosure

Condos: milestone inspections and reserve studies

Since Florida's 2022 condominium safety legislation and its later amendments, many condominium buildings three stories or taller are subject to milestone structural inspections and structural integrity reserve studies. For condo deals, request the association's inspection reports, reserve study, budget, and any pending or approved special assessments before you price the unit.

Sources: Florida DBPR — Condominiums & Milestone Inspections

Property taxes reset on sale

The seller's tax bill is not your tax bill. Florida's Save Our Homes cap limits assessment increases for homesteaded owners, and the assessed value resets to market when ownership changes. Non-homestead property has a separate cap. Estimate your taxes from the just value and the current millage, not from the prior owner's bill.

Sources: Florida Dept. of Revenue — Property Tax Exemptions and Caps

Transfer costs differ from the rest of Florida

Miami-Dade's documentary stamp tax on deeds is $0.60 per $100, and a county surtax of $0.45 per $100 applies to transfers of property other than a single-family residence. Confirm current rates with the Florida Department of Revenue and your closing agent, and ask whether the municipality requires any inspection or certificate step at transfer.

Sources: Florida Dept. of Revenue — Documentary Stamp Tax