Clear, honest answers about buying, selling, and investing in Miami real estate — from someone who has guided clients through every market condition for 19+ years.
19+
Years in Miami
3
Languages Spoken
200+
Clients Served
Free
All Consultations
For Buyers
Buying a Home in Miami
From getting pre-approved to closing day — everything you need to know before you buy.
The first step is getting pre-approved by a lender — this tells you exactly what you can afford and shows sellers you're a serious buyer. From there, we define your search criteria: neighborhood, property type, must-haves, and goals (primary residence vs. investment). I create a curated shortlist, schedule viewings, and guide you through offer, inspection, and closing. In Miami's competitive market, having a clear strategy from day one makes a significant difference. Use our mortgage calculator to estimate your monthly payment before we meet.
It's not legally required, but strongly recommended — especially in Miami where desirable properties can go under contract within days of listing. Pre-approval clarifies your exact budget, strengthens your offer position, and lets us move immediately when the right property appears. Many Miami condo buildings also require buyer financial documentation before allowing private showings in luxury buildings.
Buyers in Miami typically pay 2–5% of the purchase price in closing costs. On a $650,000 home that's roughly $13,000–$32,500. Key items include:
Documentary stamp tax on the mortgage — $0.35 per $100 of loan amount
Attorney / title company fees — $500–$1,000
Prepaid items: first year insurance + tax escrow — $5,000–$10,000
I walk every buyer through a detailed cost estimate early in the process so there are no surprises at the closing table.
Florida's Homestead Exemption reduces the assessed value of your primary residence by up to $50,000 for property tax purposes — saving roughly $500–$1,000/year. To qualify, the property must be your primary residence as of January 1st, and you apply through the Miami-Dade County Property Appraiser's office by March 1st of that year. It also activates the "Save Our Homes" cap, which limits annual tax assessment increases to 3% regardless of how fast the market rises — a major long-term financial benefit. Investment properties and vacation homes do not qualify.
Absolutely — Miami is one of the most international real estate markets in the world, and foreign nationals face no legal restrictions on buying property here. Financing works differently: most lenders require 30–40% down, 12–24 months of reserves, and documentation of foreign income. ITIN loans are available for buyers without a U.S. Social Security Number. I specialize in working with Italian and Latin American buyers and have established relationships with lenders experienced in cross-border transactions. I'm fluent in English, Spanish, and Italian — so you can handle the entire process in your own language.
For a financed purchase, expect 30–45 days from accepted offer to closing. The timeline includes: inspection period (typically 10–15 days in Florida), mortgage commitment, appraisal, title search, and final walkthrough. Cash transactions can close in as little as 10–14 days. Condo purchases may take slightly longer if the building requires board approval of the new buyer — some luxury buildings have this requirement.
Florida's standard contract includes an inspection period — typically 10–15 days after the contract is executed — during which you can hire licensed inspectors to evaluate the property's condition. If issues are found, you can: request repairs, ask for a price reduction, request a credit at closing, or walk away and receive your deposit back. For Miami condos, I also recommend reviewing the HOA's financials, reserve fund, and any pending special assessments during this period — these can significantly affect your true cost of ownership.
For Sellers
Selling Your Miami Home
Pricing strategy, marketing, costs, and timelines — what every Miami seller needs to know before listing.
I conduct a comprehensive Comparative Market Analysis (CMA) — reviewing recent sales of comparable properties in the past 3–6 months, current active listings (your direct competition), and market velocity in your specific neighborhood. I also factor in your home's condition, unique features, views, floor level (for condos), and current buyer demand. Overpricing is the #1 mistake sellers make in Miami — it leads to extended days on market, price reductions, and ultimately a lower final sale price than correct pricing from the start. Request a free home valuation here.
Not always — it depends on the property and the target buyer. For entry-level properties, buyers often expect to do their own updates. For mid-to-luxury homes, presentation matters significantly. I'll advise you on which improvements deliver the highest return on investment — typically fresh paint, professional cleaning, landscaping, and minor kitchen/bath updates — and which renovations aren't worth the spend. Sometimes a strategic price adjustment outperforms a $20,000 renovation.
Sellers in Florida typically pay 7–9% of the sale price in total costs:
Real estate commission — negotiable, typically 5–6% split between agents
Documentary stamp tax on the deed — $0.70 per $100 of sale price (~$4,550 on a $650K sale)
Title insurance — seller typically pays in Miami-Dade (~$3,000–$4,500)
Any agreed repair credits from the buyer's inspection
HOA estoppel letter fee — $100–$300 (condos only)
I walk through all projected costs with you before you list so you know exactly what to expect at closing.
It depends heavily on price point, location, and condition. Well-priced properties in high-demand areas like Brickell, Edgewater, and South Miami can go under contract in 1–3 weeks. Luxury properties ($2M+) or homes with unique characteristics typically take 2–4 months. Overpriced homes can sit for 6+ months before requiring a price reduction — which signals buyers and usually leads to a lower final price. I provide a realistic market-based timeline during our initial consultation.
Every listing receives: professional HDR photography, staging consultation, MLS exposure with syndication to 200+ real estate portals (Zillow, Realtor.com, Redfin, etc.), targeted social media campaigns on Instagram and Facebook, agent-to-agent networking within Miami's top brokerages, and international buyer outreach through my Italian and Latin American network. For properties at $1M+, I coordinate cinematic video tours and targeted digital advertising to reach domestic and global buyers actively searching in Miami.
Miami doesn't follow the traditional "spring market" pattern of northern US cities. The two most active buying periods are November–April (snowbird and international buyer season) and June–August (relocation buyers). However, Miami's year-round appeal means there's no truly bad season to list. More important than the month is listing when inventory is low in your specific neighborhood and price range — that's when sellers have the most leverage.
Miami Market
Understanding the Miami Real Estate Market
Miami-specific costs, market dynamics, and neighborhood insights every buyer and seller should understand.
Miami remains one of the most active markets in the US. The median sale price in Miami-Dade is approximately $650,000, and well-priced properties in Brickell, Miami Beach, and Coral Gables frequently receive multiple offers. The market has moderated from its 2021–2022 peak, giving prepared buyers more negotiating room — but quality properties at the right price still move quickly. The luxury segment ($2M+) in Miami Beach, Key Biscayne, and Coconut Grove continues to be driven by domestic migration from high-tax states and international buyers.
Miami-Dade's effective property tax rate averages 0.97% of assessed value annually. On a $650,000 home, that's approximately $6,305/year (~$525/month). Primary residents qualify for the Homestead Exemption (up to $50,000 reduction in taxable value, saving $500–$1,000/year) and the "Save Our Homes" cap that limits annual assessment increases to 3%. Investment properties and vacation homes are assessed at full market value with no cap — so taxes can increase significantly year over year as values rise. Our mortgage calculator includes Miami-Dade taxes in the monthly estimate.
Florida has the highest homeowner's insurance rates in the US due to hurricane risk, high property values, and a difficult insurance market with many carriers exiting the state. In Miami, budget $4,200–$6,500/year for homeowner's insurance on a $600K–$800K home. Properties in FEMA flood zones — common in Miami Beach, Edgewater, and waterfront areas — require separate flood insurance at an additional $1,500–$3,000/year. Always get an insurance quote before finalizing your offer — it's a major line item in your true monthly cost.
HOA fees vary significantly by building, age, and amenities. In Miami Beach and Brickell, expect $500–$1,200/month for mid-to-high-rise condos. Newer luxury buildings can exceed $2,000/month. Single-family homes in gated communities typically run $100–$400/month. Beyond the monthly fee, always review the building's reserve fund — underfunded reserves can lead to special assessments (one-time charges for major repairs like roof replacements or structural work) that can cost owners tens of thousands of dollars. I always review HOA financials for every condo purchase.
It depends on your investment strategy:
Brickell — Strong rental demand from finance and tech workers; reliable yield and long-term appreciation
Edgewater — Waterfront views at lower prices than Miami Beach; continuing appreciation as the area develops
Coconut Grove — Limited inventory, high desirability, strong family demand; excellent long-term appreciation
Little Havana / Allapattah — Value plays with strong appreciation as these areas continue to gentrify
Miami Beach — Premium short-term rental income potential; more complex regulations
The right investment depends on your budget, timeline, and goals. I'm happy to run the numbers for any specific area — schedule a free consultation.
Miami has strong fundamentals for investment: year-round tourism, robust rental demand from both domestic and international residents, no Florida state income tax attracting high-earning relocators, and continued population growth. Long-term rental yields in Miami average 4–6% gross. Short-term rentals (Airbnb/VRBO) are profitable in tourist corridors but subject to city and building regulations — Miami Beach has strict restrictions while other areas are more permissive. As with any market, success depends on buying at the right price. I help investors analyze cap rates, rental comps, and future development impact before every decision.
About Francesca
Working With Francesca
What sets her apart, who she works with, and how she approaches every transaction.
I'm fluent in English, Spanish, and Italian. This is particularly valuable in Miami, where a significant portion of buyers and sellers are Latin American or Italian. Real estate transactions involve nuanced negotiations, legal documentation, and sensitive financial conversations — conducting them in your native language removes friction and builds the trust needed for a confident decision. You can reach me in whichever language you're most comfortable with.
My primary focus areas are Brickell, Miami Beach, Coral Gables, Coconut Grove, Edgewater, and Key Biscayne. I also serve South Miami, Pinecrest, Doral, and surrounding Miami-Dade communities. With 19+ years of experience in Miami-Dade, I have deep knowledge of micro-neighborhood dynamics, building-specific considerations for condos (age, reserves, special assessments), school districts, and upcoming development projects that affect property values.
Yes — my client base spans first-time buyers, seasoned investors, international buyers, and move-up/move-down clients. For investors, I go beyond the listing to analyze rental comps, cap rates, building financials, and exit strategy. For first-time buyers, I slow down and make sure every step is explained clearly — there are no dumb questions. For international clients, I layer in cross-border financing guidance and connect you with the right professionals. Each client type has different priorities, and I tailor my approach accordingly.
Three things distinguish my work. First, my background in interior design gives me a trained eye for a property's true potential — I can see past staging issues or cosmetic wear to identify real value, and I help seller clients present their homes in the best possible light. Second, my trilingual ability and cultural fluency make me uniquely effective with Miami's international community — I don't just translate words, I bridge expectations and context. Third, I am relationship-driven, not transaction-driven — the majority of my business comes from referrals and repeat clients, which means every client receives the kind of care I'd give a family member.
Getting Started
Ready to Take the Next Step?
Everything you need to know about working with Francesca — from your very first conversation.
Yes — completely free and with no commitment required. Whether you're thinking about buying, selling, or simply curious about your home's current value, I'm happy to meet in person, over the phone, or on a video call to answer your questions honestly. There's no pressure and no obligation.
It's never too early. In fact, connecting with an agent 6–12 months before you want to buy is ideal. We can align on your budget, discuss which neighborhoods match your lifestyle and price range, review what's currently on the market, and make sure you understand the full timeline and costs well before you're ready to act. There's no pressure — I'm here to educate and guide, not rush anyone into a decision they're not ready for.
I'm available in English, Spanish, and Italian — reach out in whichever language you prefer.
In the traditional Miami real estate model, the buyer's agent commission is paid by the seller as part of the transaction — meaning buyer representation typically costs you nothing out of pocket. Following recent industry changes, I'm transparent about how compensation works in every transaction and will explain this clearly before we begin working together. There are no surprises.
You can view my current listings directly on my Zillow profile. For a personalized search tailored to your specific criteria — neighborhoods, price range, property type, and investment goals — I recommend scheduling a consultation so I can curate a shortlist based on what actually matters to you, rather than browsing a generic search.
Still Have Questions?
Let’s Talk — No Pressure, No Obligation.
Whether you're buying, selling, or just exploring your options in Miami, I'm happy to answer any questions in English, Spanish, or Italian.
