Buying a Home in South Florida
What the process actually looks like — and the specific places Miami-Dade transactions tend to go sideways.
Start with the money, not the listings
Almost everyone starts by browsing listings. It is more fun than talking to a lender, and it is also the reason a lot of buyers waste months looking at the wrong price range or lose the first house they actually want.
Get pre-approved first. Not pre-qualified — pre-approved, with documentation reviewed. It tells you what is real, and it makes your offer credible when it matters.
Before you tour anything
- Talk to a lender and get properly pre-approved
- Understand your true monthly cost — taxes and insurance in Florida are not an afterthought
- Decide what you will not compromise on, and what you will
- Know your timeline, including any lease you need to exit
The process
From first conversation to keys
Pre-approval and budget
A lender reviews your income, credit, and debts and issues a pre-approval. We talk about what your comfortable monthly number is, which is often lower than what you technically qualify for.
Define the search
City, property type, condo versus single-family, HOA tolerance, commute, and whether renovation is something you actually want or something you think you want.
Search and tour
You can browse live MLS listings any time through the property search. I'll flag the ones with permit, association, or pricing issues before we spend a Saturday on them.
Offer strategy
Price, deposit, inspection and financing contingencies, and closing timeline all get used as negotiating levers. We build an offer that is competitive and that will still survive underwriting.
Inspection and due diligence
A licensed inspector goes through the property. On condos, this is also when association documents, reserves, and any litigation get reviewed — this step matters more in Florida than most buyers expect.
Appraisal and loan approval
Your lender orders the appraisal. If it comes in below contract price, we renegotiate, restructure, or walk — and having anticipated it, we already know which.
Final walkthrough and closing
Confirm condition and agreed repairs, review the closing statement line by line, sign, and take possession.
Watch for these
Where Miami-Dade deals actually go wrong
Unpermitted work
Enclosed patios, converted garages, and additions that never got a permit are common here. They affect appraised value, insurability, and sometimes your ability to finance at all.
Association health
A condo association with thin reserves, deferred maintenance, or active litigation can make an otherwise fine unit unfinanceable. Review the documents before you are emotionally committed.
Insurance cost
Florida insurance is a material part of the monthly payment, and it varies enormously by roof age, construction type, and location. Get real quotes early, not at the end.
Low appraisals
In a fast-moving market, contract prices can outrun what an appraiser will support. Know in advance how you would handle a gap.
Rental restrictions
If you may rent the property later, association rules on leasing — minimum terms, waiting periods, caps — need checking before you buy, not after.
Changing your credit mid-deal
Financing a car or opening a card between pre-approval and closing has killed more deals than most buyers realize. Change nothing until you have keys.
Buyer FAQ
Questions I get every week
How much do I need for a down payment in Miami-Dade?
It depends entirely on the loan program — conventional, FHA, VA, and portfolio loans all differ, and condos add their own requirements. The right first step is a conversation with a lender to see which programs you qualify for before you start looking.
Should I get pre-approved before I start looking at homes?
Yes. In this market a seller will generally not take an offer seriously without one, and more importantly, a pre-approval tells you what price range is actually real for you before you fall in love with something above it.
What is different about buying a condo versus a house in Miami?
Condos add a second layer of due diligence: the association's financial health, reserve funding, litigation history, and rental restrictions. A structurally fine unit in a poorly funded association can be difficult or impossible to finance.
How long does it take to close?
Once under contract, financed purchases commonly run about 30 to 45 days, depending on the lender, the appraisal, and whether any permit or title issues surface. Cash purchases can move considerably faster.
Do I pay my buyer's agent directly?
Compensation arrangements are agreed in writing before we start working together, and in most transactions the buyer's agent is compensated through the deal itself. I will walk you through exactly how it works in your situation before you sign anything.
See what's on the market right now
Live MLS listings across Miami-Dade and Broward, searchable by city, price, bedrooms, waterfront, pool, and more.