Miami isn't one market. It's dozens of them. A Brickell high-rise, a Coral Gables estate, and a Miami Beach waterfront condo each come with different pricing, risks, and rules. Most buyers only find that out after they've made an offer.

Iggy Goncalves is a Realtor with Compass who helps buyers navigate Miami building by building and street by street. This guide walks you through every step of the process, so you can buy the right home at the right price, with no surprises.

01
Start With a Strategy Call
Before looking at a single listing, you and Iggy get clear on what matters. Budget, timeline, must-haves, and how you want to live. Primary home, second home, or investment property, the strategy changes, and so does the search.
02
Secure Financing That Works in Miami
A strong pre-approval wins deals here. Miami also has financing quirks most buyers don't expect. Some condo buildings don't qualify for conventional loans, and buyers who live outside the U.S. often need specialized lenders. Iggy connects you with Miami lenders who handle these situations every day. Paying cash? He makes sure your proof of funds is ready to go.
03
Find the Right Neighborhood and Property
Iggy walks you through the neighborhoods that fit your lifestyle and sends curated listings, not a flood of alerts. Through Compass, you also get access to Coming Soon and Private Exclusive listings that never hit the major search sites.
04
Tour and Vet Every Building
In Miami, the building matters as much as the unit. Before you fall in love with a home, Iggy reviews the association's reserves, budget, Structural Integrity Reserve Study, milestone inspection status, and any current or planned special assessments. He also checks rental rules, pet policies, flood zone, and insurance costs, so your real monthly number is clear before any offer is written.
05
Make a Winning Offer
Iggy pulls recent comparable sales and current competition to price your offer with precision. Then he structures terms like deposit, inspection period, and closing date to make your offer stronger without giving up your protections.
06
Inspections, Documents, and Approvals
Once you're under contract, everything moves fast. That means a full home inspection, plus a wind mitigation inspection that can lower your insurance premium and a 4-point inspection that insurers often require on older homes. For condos, the association documents are reviewed during your legal review window, and the building application is submitted early, since approvals can take weeks.
07
Close and Get Your Keys
Iggy coordinates with your lender, title company, and attorney to keep every deadline on track. Most financed purchases close in 30 to 45 days, and cash deals can close faster. Before you wire any funds, always confirm the instructions by phone with your title company. Wire fraud is real, and Iggy makes sure you're protected. If it's your primary residence, file for Florida's Homestead Exemption by March 1. Iggy will send you a reminder.

Get Access to Homes Other Buyers Never See

Iggy's buyers get early access to Compass Coming Soon and Private Exclusive listings, plus building-level insight before they make a move.

Book a Buyer Strategy Call

Congratulations, You're a Miami Homeowner!

The keys are yours. Whether it's a skyline condo, a waterfront escape, or a home for the long run, you bought it with clear eyes and a strong deal behind you. And Iggy is still a call away for anything you need after the move.

What Every Miami Buyer Should Know

Florida's condo safety laws: Since 2022, condo buildings three stories and taller must complete milestone structural inspections and a Structural Integrity Reserve Study, and owners can no longer vote to waive reserves for key structural components. Well-run buildings are in great shape. Others are passing large special assessments to owners. Knowing which is which is a big part of how Iggy protects his buyers.
Flood zones and insurance: Insurance is now a major part of the cost of owning in Miami. Iggy gets quotes early, checks flood zone maps, and factors premiums into every offer so there are no surprises at closing.
Title insurance in Miami-Dade: Unlike much of Florida, buyers in Miami-Dade typically choose the title company and pay for the owner's title policy. It's a cost to budget for and a protection worth having.
Pre-construction condos: Buying new construction directly from a developer comes with a 15-day window to cancel after signing, staged deposits, and long timelines. Iggy reviews developer contracts, deposit protections, and the developer's track record before you commit.
Buying from abroad or through an entity: Miami is a global market. Whether you're buying personally or through an LLC, financing from outside the U.S., or planning for future rental income, Iggy connects you with the right attorneys, lenders, and tax advisors. All-cash purchases through an LLC or trust also include a federal reporting requirement, handled at closing.

Miami Neighborhoods Iggy Knows Best

Why Buyers Work With Iggy

Building-level due diligence: Iggy reviews the financials and inspection history of every building before you make an offer, not after.
Access other buyers don't get: Compass Coming Soon and Private Exclusive listings, plus his network of agents who share opportunities before they hit the market.
Negotiation backed by data: Every offer is priced from real comparable sales, not list prices or guesswork.
A team for everything: Trusted lenders, inspectors, insurance brokers, and attorneys, all coordinated for you.
English, Portuguese and Spanish: Service available in English, Portuguese and Spanish for clients who prefer it.

Free: The Miami Condo Buyer's Checklist

The 20 questions to ask before you buy in any Miami building, covering reserves, assessments, insurance, rental rules, and more. Don't sign a contract without it. Ask Iggy for a copy below.

Miami Home Buying FAQs

How much do I need for a down payment in Miami?

Conventional loans can start at 3% to 5% down for a primary home. Second homes typically require at least 10% down, investment properties 15% to 25%, and condos that don't meet conventional lending standards often 20% to 30%. Loans for buyers living outside the U.S. usually require 25% to 40%. Cash buyers skip financing entirely and can close faster.

What should I check before buying a condo in Miami?

Review the association's budget, reserve funding, Structural Integrity Reserve Study, milestone inspection reports, and any current or upcoming special assessments. Also confirm rental restrictions, pet rules, and insurance coverage. Building health directly affects your monthly costs and resale value.

How long does it take to buy a home in Miami?

Most financed purchases close 30 to 45 days after an accepted offer. Cash purchases can close in as little as two weeks. Condo association approvals can add time, which is why Iggy submits applications as early as possible.

Do I need to sign an agreement with a buyer's agent?

Yes. A written buyer agreement is now required before touring homes with an agent. It outlines services and compensation, and Iggy walks you through every line so you know exactly what you're signing.

Who pays closing costs when buying in Miami?

Buyers typically pay lender fees, the owner's title insurance policy in Miami-Dade, inspections, prepaid taxes and insurance, and association fees. Closing costs often run 2% to 5% of the purchase price for financed buyers. Iggy provides an estimate before you make an offer.

Is it a good time to buy in Miami?

It depends on the property type and neighborhood. Some segments favor buyers right now, especially older condo buildings facing assessments, while well-located single-family homes remain competitive. Iggy can show you real data for the exact areas you're considering.

Can I buy property in Miami if I live outside the U.S.?

Yes. Buyers from around the world purchase Miami real estate in their own name or through an entity, and many finance through loan programs designed for buyers living abroad. Florida law restricts certain purchases by people domiciled in, and entities tied to, specific foreign governments designated by law. It's based on domicile and government ties, not nationality or ethnicity. Every buyer signs the same compliance affidavit at closing, and your attorney or closing agent can answer any questions about it.

Are there tax benefits to buying a primary home in Florida?

Florida has no state income tax. Primary residents can apply for the Homestead Exemption, which reduces taxable value and caps yearly assessment increases. The filing deadline is March 1.

This guide is for general information only and is not legal, tax, or financial advice. Consult a qualified professional about your situation.

Ready to Buy in Miami?

One conversation can save you months of searching and thousands at the negotiating table. Book a strategy call with Iggy and map out your plan.

The Miami Home Buyer's Guide

Start With a Strategy Call

Secure Financing That Works in Miami

Find the Right Neighborhood and Property

Tour and Vet Every Building

Make a Winning Offer

Inspections, Documents, and Approvals

Close and Get Your Keys