The Journal
Market reports, preconstruction breakdowns, neighborhood guides and the due-diligence playbook our team uses to advise buyers, sellers and investors across South Florida.
Latest articles
Neighborhood GuidesWest Brickell has no official boundary. Here is what published sources say about where it starts, the address test we use, the seven buildings in our records that pass it, and the rentals that carry the name.
Miami Condo HQ
GuidesA side-by-side reading of the official disclosures for Miami's 14 branded towers: who holds each brand name under license, which tower says the brand will not manage it, what services the sites list, who the developers are and what happens if a license ends.
Miami Condo HQ
GuidesWhat Florida's condominium law lets a Miami association do to a tenant: the $150-per-applicant cap on lease approval fees, a deposit of up to one month's rent, minimum lease terms set by the declaration, fines, amenity rights and rent demands when a landlord falls behind.
Miami Condo HQGuidesHow to pin down a Miami condominium association's official legal name through the recorded declaration, Sunbiz and DBPR, verify its manager's license, and get official records under Florida Statute 718.111.
Miami Condo HQ
Neighborhood GuidesWhat actually changes when you cross Fifth Street: a separate historic district, a tower enclave largely drawn by one architecture firm, and rental rules that turn on zoning and each association.
Miami Condo HQGuidesResearch Vita’s island setting with questions about the exact residence, access, shared infrastructure, contract terms and ownership obligations.
Miami Condo HQ
GuidesEvaluate a residence at SLS Brickell through its actual plan, condominium documents, current leasing rules and hotel-associated service arrangements.
Miami Condo HQGuidesResearch Rivage at 10245 Collins Avenue, with questions about the residence specification, current availability, payment terms and shared obligations.
Miami Condo HQGuidesDeveloper-sourced design and project details for Mercedes-Benz Places Miami, with questions to ask about a specific residence, shared facilities, costs and delivery.
Miami Condo HQGuidesA dated check of Cipriani’s official project information, with questions about plans, delivery terms, hospitality services and the proposed ownership budget.
Miami Condo HQ
GuidesResearch Privé’s island setting and specific residences, including tower identity, access rights, required community charges and purchase documents.
Miami Condo HQ
GuidesResearch Park Grove by tower and residence, with questions about current budgets, shared community obligations, actual plans and comparable sales.
Miami Condo HQGuidesResearch Echo Brickell at 1451 Brickell Avenue, with questions about the exact home’s plan, orientation, current charges and dated comparable sales.
Miami Condo HQGuidesFIRPTA withholding is taken from the gross sale price, not the gain. The three rates, the residence test that moves you between them, and the withholding certificate that releases the difference before you file.
Miami Condo HQGuidesEvaluate a Baccarat residence through its current specification, payment schedule, service agreements and development information.
Miami Condo HQ
GuidesResearch a St. Regis Bal Harbour residence through its legal condominium, service arrangements, actual home and current ownership documents.
Miami Condo HQGuidesResearch Williams Island by tower and residence, separating condominium obligations from community facilities, club arrangements and additional charges.
Miami Condo HQGuidesResearch Murano Grande at 400 Alton Road and compare specific homes with Continuum and Apogee using actual views, rights, dated sales and current charges.
Miami Condo HQ
GuidesExplore Paramount’s tower and podium design, conflicting project counts, and the documents that explain shared amenities and ownership costs.
Miami Condo HQPhoto: Phillip Pessar · CC BY 2.0 · 2021-12-02
GuidesCompare Park Grove, Vita at Grove Isle and Four Seasons Residences Coconut Grove through actual homes, access, services and purchase obligations.
Miami Condo HQGuidesResearch Oceana’s Bal Harbour setting, actual residence plans and beach access, with questions about current association records and ownership costs.
Miami Condo HQ
GuidesSeparate the Setai hotel’s published information from the documents governing a residence, including service access, shared costs and inspection records.
Miami Condo HQ
GuidesFlorida stops a condo board from banning a charger in the parking space that comes with your unit — but the right depends on how that space is held, and every cost lands on you.
Miami Condo HQGuidesA Miami condo purchase usually needs the association's written approval before it can close. What the board may screen, what goes in the application package, and how to keep approval off your critical path.
Miami Condo HQ
GuidesA source check of Brickell Flatiron at 1000 Brickell Plaza, its design team and amenities, with questions to investigate before choosing a residence.
Miami Condo HQPhoto: Msanchez0904 · CC BY-SA 4.0 · 2019-10-01
GuidesMiami-Dade sits in Florida's High-Velocity Hurricane Zone. What the code requires of a condo's windows, what a Notice of Acceptance proves, and who pays when the glass has to be replaced.
Miami Condo HQGuidesResearch Apogee at 800 South Pointe Drive, with questions about the exact unit’s plan, terrace, garage rights and current association documents.
Miami Condo HQ
GuidesEvaluate the exact Bentley residence through its specification, vehicle-access rights, contract payment schedule and current development information.
Miami Condo HQ
Neighborhood GuidesWhat Mid-Beach condos cost in our directory's research, where the neighborhood sits between South Beach and Bal Harbour, and the two oceanfront towers we profile there.
Miami Condo HQNeighborhood GuidesCompare South of Fifth residences by actual water orientation, beach access, plans and association records, without unsupported price or dues estimates.
Miami Condo HQ
Neighborhood GuidesResearch Downtown Miami residences, transit access and building services, with questions about current ownership records and developer offerings.
Miami Condo HQNeighborhood GuidesCompare South Beach residences by legal ownership, setting, parking, shared facilities and the documents needed to evaluate an individual purchase.
Miami Condo HQ
GuidesDistinguish the original Acqualina Ocean Residences from the Mansions and Estates, then investigate unit rights, hospitality services and ownership documents.
Miami Condo HQPhoto: B137 · CC0 · 2012-01-20
Neighborhood GuidesCompare Sunny Isles Beach homes by actual plan, service rights and transaction stage, with current association records or project offering documents.
Miami Condo HQNeighborhood GuidesResearch Bal Harbour homes at St. Regis, Oceana and Rivage through actual residence plans, service agreements and ownership documents.
Miami Condo HQNeighborhood GuidesResearch Coconut Grove residences at Park Grove, Vita and Four Seasons, with questions about island access, shared facilities and purchase obligations.
Miami Condo HQGuidesSeparate approved charges from proposed work, connect reserves to a funding plan, and resolve who pays through the actual purchase documents.
Miami Condo HQGuidesA branded tower and the luxury condo next door can look identical from the street. What separates them is contractual, not architectural — and it is worth understanding before you pay the premium.
Miami Condo HQ
GuidesMiami's branded towers come from three completely different industries, and the industry a brand comes from tells you more about how the building runs than the name itself does.
Miami Condo HQ
GuidesResearch Eighty Seven Park at the north end of Miami Beach, with questions about the actual residence’s terrace, park and ocean outlook, and ownership records.
Miami Condo HQ
GuidesResearch Elysée’s Edgewater setting and residence design, with questions about plans, actual views, amenity rights and current association charges.
Miami Condo HQNeighborhood GuidesTwo versions of bayfront Miami sit a few miles apart. How Brickell's glass-tower density and Coconut Grove's leafy, low-rise calm compare on cost, daily life and diligence — and which one you are really shopping for.
Miami Condo HQNeighborhood GuidesResearch Aventura communities, including Williams Island and Privé, with questions about tower identity, shared facilities and current ownership costs.
Miami Condo HQGuidesWho pays for title in Miami, how Florida's documentary stamp taxes work, the Miami-Dade surtax on condos, recording fees, the estoppel and FIRPTA — the closing statement mapped line by line.
Miami Condo HQGuidesIn a condo, the building finances the deal as much as you do. What makes a Miami condo warrantable, why so many here are not, and how to finance a unit either way without a closing-day surprise.
Miami Condo HQ
GuidesCompare developer offerings and existing Miami condos through payment timing, specifications, current association records, condition and ownership obligations.
Miami Condo HQ
Neighborhood GuidesResearch Coral Gables residences and Villa Valencia, distinguish rental destinations from condominium purchases, and organize property-specific documents.
Miami Condo HQ
GuidesEvaluate a Surf Club residence through its legal ownership, service arrangements, actual setting and current association records.
Miami Condo HQGuidesBuild a residence-specific rental analysis from verified lease rules, documented income assumptions, current association costs, insurance and taxes.
Miami Condo HQGuidesThe 'HOA fee' on a listing is the bottom line of a full operating budget you are entitled to read. Here is what your Miami condo dues actually pay for — insurance, staffing, utilities, reserves and management — and how to read the sheet before you buy.
Miami Condo HQ
GuidesResearch Faena House’s residence and terrace design, surrounding district and ownership documents, with questions for comparing a specific home.
Miami Condo HQGuidesResearch Missoni Baia’s Edgewater setting and amenity program, with questions about actual residence plans, access rights and current association costs.
Miami Condo HQNeighborhood GuidesCompare bayfront and beach settings through the exact residence’s view, access, condition, service arrangements and purchase documents.
Miami Condo HQGuidesIf a Miami condo is your permanent home, Florida's homestead rules cut your taxable value, cap how fast it can rise, and let you carry the savings to your next place. Here's how each piece works.
Miami Condo HQGuidesBuying a Miami condo years before it exists means wiring large deposits to a developer on faith. Here is exactly what Florida's escrow rules protect, the 10% line and 15-day window that matter most, and where your money is still at risk.
Miami Condo HQNeighborhood GuidesCompare Miami Beach residences by neighborhood setting, beach access, building type and the ownership documents relevant to the exact home.
Miami Condo HQNeighborhood GuidesResearch Brickell residences, daily access and building services, with questions about current association costs, lease rules and purchase documents.
Miami Condo HQ
GuidesA grounded deep-dive into Aston Martin Residences, the first tower designed by the British marque: its sail-shaped form at the mouth of the Miami River, the 391 residences, and what it costs by our directory's figures.
Miami Condo HQ
GuidesResearch Continuum by tower and residence, including ocean access, shared facilities, current association documents and ownership-cost questions.
Miami Condo HQGuidesReview the St. Regis Brickell offering through residence specifications, service agreements, payment timing and current development information.
Miami Condo HQGuidesResearch Jade Signature’s Sunny Isles Beach setting and residence design, with questions about plans, orientation and current association records.
Miami Condo HQNeighborhood GuidesCompare Edgewater residences at Aria Reserve, Missoni Baia and Elysée by actual plans, water orientation, transaction stage and ownership documents.
Miami Condo HQGuidesCompare association and unit-owner insurance using the actual policies, with questions about deductibles, exclusions, loss assessment and intended occupancy.
Miami Condo HQGuidesUnderstand the difference between a structural inspection and reserve planning, the current age rules, and the records to request for an individual building.
Miami Condo HQNeighborhood GuidesCompare Brickell and Downtown Miami homes by layout, transit, actual surroundings and documented ownership costs, without assumed neighborhood price rankings.
Miami Condo HQ
Neighborhood GuidesWhat Surfside actually offers a condo buyer: a walkable, family-friendly beach town wrapped around a handful of branded oceanfront residences, and how Florida's post-reform milestone and reserve rules change what you should check before you buy.
Miami Condo HQ
GuidesResearch the planned hotel and residential tower, distinguish proposed amenities from operating services, and organize questions about shared rights and delivery terms.
Miami Condo HQPhoto: Hector Ossa J. · CC BY 4.0 · 2026-07-04
Neighborhood GuidesCompare Aventura and Sunny Isles Beach through actual homes, water access, daily routes and documented community obligations.
Miami Condo HQGuidesMost closing anxiety comes from not knowing the order. This is the map from accepted offer to recorded deed — and where Miami's condo-specific rules add wrinkles a house purchase doesn't have.
Miami Condo HQ
GuidesResearch Aria Reserve by tower and residence, with questions about current status, plans, shared facilities, availability and purchase documents.
Miami Condo HQNeighborhood GuidesCompare actual residences in Coconut Grove and Coral Gables by setting, layout, ownership form and documents needed to evaluate a purchase.
Miami Condo HQ
GuidesWhat Porsche’s project announcement establishes about the Sunny Isles Beach tower, and what a buyer still needs to confirm about parking, lift operations and ownership costs.
Miami Condo HQPhoto: Carl Lender · CC BY 2.0 · 2016-11-21
Market ReportsUnderstand median prices, comparable sales, inventory and absorption before applying a Miami condo market headline to a specific residence.
Miami Condo HQPreconstruction CondosA new wave of wellness-focused, work-friendly luxury towers is reshaping the skyline. Here is what's driving development and how to buy ahead of delivery wisely.
Miami Condo HQPreconstruction CondosFour branded towers are rising in Brickell at once — St. Regis, Cipriani, Baccarat and Mercedes-Benz Places. Here's what genuinely separates them and how to evaluate a precon deposit.
Miami Condo HQGuidesSelling crypto to buy real estate can trigger a capital-gains bill you didn't have to pay. Here's how borrowing against digital assets works, and what to watch on volatility, custody and proof of funds.
Miami Condo HQNeighborhood GuidesModern towers and quiet sand, or historic Deco and nonstop energy? Compare Sunny Isles and South Beach on lifestyle, product, value, and rentals.
Miami Condo HQNeighborhood GuidesBoth sit at the top of Miami's luxury market, but a walkable beach village and a gated retail enclave suit very different lives. A side-by-side on lifestyle, walkability, buildings and who each one fits.
Miami Condo HQGuidesA practical sequence for reviewing an association’s records, with separate questions about condition, funding, insurance, rules and unresolved decisions.
Miami Condo HQMarket ReportsHow to evaluate a Miami luxury condo report: transaction scope, comparable sales, inventory definitions and building costs for a specific residence.
Miami Condo HQMiami NewsThe wellness-focused Standard Residences has begun closings, delivering 228 amenity-rich units to Midtown — and adding another data point to the Edgewater–Midtown new-development corridor.
Miami Condo HQGuidesOverseas buyers can absolutely own Miami real estate — but FIRPTA, financing, currency transfers, remote closings and how you take title all work differently. A practical walk-through for foreign nationals.
Miami Condo HQGuidesTwo of the most common buyer questions — can I Airbnb it, and can I bring my dog — have no citywide answer. Both are decided building by building. Here's how the rules actually work and how to verify before you buy.
Miami Condo HQGuidesPricing to real comps, leveraging your building's financials, staging for the view, and reaching global buyers. A seller's playbook for today's Miami market.
Miami Condo HQGuidesLarge loans, strict underwriting, and a building that has to qualify too. Understand jumbo loans, warrantable condos, and how to finance a Miami luxury unit.
Miami Condo HQNeighborhood GuidesTwo miles apart, two completely different lifestyles. Compare Brickell and Edgewater on walkability, views, price, and resale to find your Miami neighborhood.
Miami Condo HQGuidesBranded residences promise hotel-grade service and design in a home you own. Here is how to tell a true branded operation from a building with a famous logo.
Miami Condo HQInvestingLong-term or short-term? Cash flow or appreciation? A clear-eyed look at the real numbers behind investing in a Miami luxury condo.
Miami Condo HQGuidesDeposits, developer vetting, floor plans, and closing costs. A clear, step-by-step guide to buying a Miami preconstruction condo without the costly surprises.
Miami Condo HQGuidesReserves, special assessments, budgets, insurance, and inspections. A buyer's guide to vetting the financial health of a condo building before you commit.
Miami Condo HQGuidesNo state income tax is just the start. Understand property taxes, the homestead exemption, Save Our Homes, and how to establish Florida residency the right way.
Miami Condo HQTalk to a Miami condo specialist
