Miami Mortgage Loan Officer

What Miami buyers ask me

Three questions come up more than any others: what interest rates look like, whether help with the down payment is available, and whether the condo they love will qualify for financing. Each one is worth reviewing early so there are no surprises once you're under contract.

Homes you'll find in Miami

Miami has a well-rounded mix of housing. You'll see single-family homes, condos, and a lot of townhomes, so buyers here usually have more than one type of property to compare.

What I review before you buy

To finance a condo, a condo questionnaire is required. I also want you to look at the building's budget, the master insurance that covers the whole community, and whether the building has been certified for its structure. When a property sits in a high-risk flood zone (a FEMA special flood hazard area), flood insurance is required, and that coverage should protect the whole building or home in the community.

Miami-Dade County context

Miami-Dade County's Property Appraiser administers the Florida homestead exemption, which can reduce the taxable value of a primary residence, and the Save Our Homes cap, which limits annual assessed-value increases for homesteaded properties. Buyers should know that property taxes are reassessed after a sale, so the seller's current tax bill may not reflect what you will pay. Look up a property's assessed value and exemptions on the Miami-Dade County Property Appraiser's website. See first-time buyer options.

Market snapshot: City of Miami

MIAMI REALTORS reported that City of Miami single-family homes had 335 closed sales in the second quarter of 2026, up 17.1%, with a median sale price of $799,000, up 5.1%. Townhouses and condos had 714 closed sales, up 11.2%, with a median of $595,000, down 2.5%.

The 2026 baseline conforming loan limit, which Miami-Dade uses, is $832,750, according to the FHFA.

Local rules: building recertification

Miami-Dade has run a 40-year building recertification program since 1976, and a completed 40-year recertification counts as a condo's milestone inspection. According to MIAMI REALTORS, coastal condo buildings within three miles of the coast and three stories or taller built in 1998 or later are recertified at 25 years, and other buildings built in 1993 or later at 30 years, then every 10 years.