Miami, FL real estate: buy or sell with a local AXEN agent
Miami-Dade is the one Florida county with its own deed tax rate and its own recurring building inspection program. Older buildings here get re-certified on a county clock, separate from the newer state rule. The county also runs its own flood elevation map on top of the federal one. Those three things change your closing cost, your reserves and how high you have to build.
Miami neighborhoods buyers ask about
Every one prices differently. Ask your agent for the latest sales in the ones you like.
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Buying a home in Miami: what to know
The rules that apply everywhere in Florida are on the Florida page. These are the Miami details that trip people up.
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County recertification, not the state rule. Under the Miami-Dade County Code, buildings get recertified at 30 years inland. Condo and co-op buildings three stories or taller within three miles of the coast, built 1998 or later, start at 25 years. Then every 10 years after that, forever.
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The City of Miami runs its own version. The city's Building Department handles recertification and sends misses to its Unsafe Structures unit. That can mean a civil violation, condemnation proceedings and daily costs. Ask for the building's last report before you go under contract.
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Miami-Dade has its own deed tax rate. Florida sets it at $0.60 per $100 here, and Miami-Dade County adds a $0.45 per $100 surtax on anything that is not a single-family home. A duplex, a small apartment building or commercial land carries more deed tax in Miami-Dade than the same deal anywhere else in Florida. That is the tax, not the clerk's recording fee, which is charged separately by the page.
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Septic to sewer is a live county program. Miami-Dade counts about 120,000 septic systems and says roughly 9,000 are already at risk in today's groundwater, with about 13,500 projected by 2040. The Connect 2 Protect program is extending sewer, starting in the Little River area. Ask if a connection and its cost are coming to your parcel.
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The county has its own flood criteria map. Miami-Dade publishes a County Flood Criteria elevation that sets minimum finished grade and floor heights, and local code uses the higher of that map or the crown of the road. This sits on top of FEMA, not instead of it.
Selling a home in Miami
Have the recertification report in hand.
If the building is due or overdue, lenders and buyers will ask. A missing report can turn into an unsafe structure case, which is far worse than a normal code ticket.
Run the open permit search early.
Unpermitted decks, windows and air conditioning swaps are the common holdup in Miami. Clear them before you list, not after the inspection.
If you are on septic, get ahead of it.
Buyers ask about Connect 2 Protect now. Know whether sewer is planned for your street and what the connection would cost.
Miami real estate questions
What is the recertification I keep hearing about?
Miami-Dade requires older buildings to be inspected and re-certified by an engineer or architect. Inland buildings start at 30 years. Coastal condo buildings three stories or taller can start at 25. Then every 10 years after. It is a county program, not the state one.
Why is my recording cost different in Miami?
Under Florida Department of Revenue rules the deed tax in Miami-Dade is $0.60 per $100. What Miami-Dade adds on its own is a $0.45 per $100 surtax on property that is not a single-family home, and it is the only county in Florida allowed to levy it. So a small apartment building or a commercial parcel carries more deed tax here than anywhere else in the state.
Does Miami have septic tanks?
Yes, about 120,000 countywide. The county says thousands are already at risk from high groundwater. Connect 2 Protect is extending sewer lines, starting in Little River. Ask whether your street is in a planned phase and what the hookup would cost you.
How high does my floor have to be?
Miami-Dade publishes its own County Flood Criteria map, and local code uses the higher of that elevation or the crown of the road in front of you. It sits on top of the FEMA map, so check both before you plan a renovation.
What happens if a building misses its recertification?
The City of Miami refers misses to its Unsafe Structures unit. That can lead to a civil violation, condemnation proceedings and daily costs that fall on the owners. Always ask for the last report and any open notices before you go under contract on a unit.
Buying or selling in Miami? Talk to a local agent.
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