Miami and Florida real estate guides
All of Lidiya Tretyak's guides to buying and selling real estate in Miami and South Florida: areas, costs, taxes, mortgages, insurance and rules for foreign buyers.
Buying a home
- How to buy a condo in MiamiA clear step-by-step guide to buying a condo in Miami: budget, financing, offer, inspection, condo documents, closing costs and timeline — also for foreign buyers.
- First-time buyer in MiamiA first-time buyer's guide to Miami: budget, pre-approval, down payment, closing costs, condo rules and assistance programs, with honest cost warnings.
- Make an offer in MiamiHow to make a strong, safe offer on a Miami condo or house: price research, deposit, inspection period, financing terms, contingencies and negotiation.
- Home inspection in FloridaWhat a Florida home inspection covers: roof, plumbing, electrical, AC, wind and four-point reports, mold and termites, and what to do with the findings.
- Title and closing in FloridaHow closings work in Florida: the closing agent, title search and insurance, escrow, what to review and why you may want your own attorney.
- Florida closing costsFlorida closing costs explained: title insurance, documentary stamp tax, mortgage taxes, condo fees, prorations and typical totals for buyers and sellers.
- Condo vs house in MiamiCompare buying a condo and a single-family house in Miami: price, HOA, insurance, maintenance, flood risk, rentals and lifestyle.
- Affordable condos in MiamiHow to buy an affordable condo in Miami: where prices are lower, what to check in older buildings, HOA, financing limits and 55+ communities.
- New construction in MiamiHow pre-construction condo purchases work in Miami: deposit schedule, contract rights, risks, developer reputation, assignments and what to check before you sign.
- Waterfront homes in MiamiBuying a waterfront home in South Florida: seawall condition, dock rights, bridge clearance, flood zone, insurance, saltwater wear and price drivers.
- Luxury homes in MiamiHow to buy a luxury home or penthouse in Miami: areas, new towers vs trophy homes, privacy, due diligence, insurance and the process for out-of-state and foreign buyers.
- 55+ communities South FloridaHow age-restricted 55+ communities in South Florida work: the legal rule, who can live there, fees, rentals, amenities and what to check before buying.
- Second home in MiamiBuying a Miami second home: financing categories, carrying costs when away, insurance, property management, rental use and tax points to discuss with a professional.
- Buying a house in FloridaWhat to know before you buy a single-family home in Florida: costs, homeowners and flood insurance, roof and hurricane protection, property tax and steps.
- Good time to buy in MiamiNobody can predict the Miami market, but you can test your own timing: rates, inventory, insurance, HOA, your horizon and the monthly cost you can carry.
Where to buy
- Where to live in MiamiA practical comparison of Miami-area neighborhoods by lifestyle: city, beach, family, waterfront and calm, with links to each area guide and price range.
- Miami property pricesTypical Miami and South Florida property prices by neighborhood — condos, houses and new towers — plus what drives the price and the monthly cost beyond it.
- Aventura vs Sunny IslesAventura and Sunny Isles Beach sit side by side. Compare location, buildings, HOA, rental rules, lifestyle and price to decide which fits you.
- Brickell vs Miami BeachCompare Brickell and Miami Beach for buying a condo: lifestyle, price, rental rules, flood risk, HOA and who each suits.
- Aventura realtorLooking for a realtor in Aventura, Florida? Lidiya Tretyak works from an Aventura office with Douglas Elliman and helps buyers choose a building, price it and close.
- Sunny Isles realtorNeed a realtor in Sunny Isles Beach? Lidiya Tretyak helps you compare oceanfront towers, resale and new-construction condos, HOA, insurance and rental rules.
- Hollywood & Hallandale realtorLooking for a realtor in Hollywood or Hallandale Beach, FL? Lidiya Tretyak helps you compare beach condos, Intracoastal homes, HOA, insurance and rental rules.
- Miami Beach realtorWorking with a realtor in Miami Beach, FL: typical prices, what suits which buyer, rental rules, risks to check and how Lidiya Tretyak helps.
- Brickell realtorWorking with a realtor in Brickell, FL: typical prices, what suits which buyer, rental rules, risks to check and how Lidiya Tretyak helps.
- Fort Lauderdale realtorWorking with a realtor in Fort Lauderdale, FL: typical prices, what suits which buyer, rental rules, risks to check and how Lidiya Tretyak helps.
- Boca Raton realtorWorking with a realtor in Boca Raton, FL: typical prices, what suits which buyer, rental rules, risks to check and how Lidiya Tretyak helps.
- Coral Gables realtorWorking with a realtor in Coral Gables, FL: typical prices, what suits which buyer, rental rules, risks to check and how Lidiya Tretyak helps.
- Doral realtorWorking with a realtor in Doral, FL: typical prices, what suits which buyer, rental rules, risks to check and how Lidiya Tretyak helps.
- Moving to MiamiRelocating from New York to Miami or Miami Beach: which neighborhoods NYC buyers choose, Florida domicile and no state income tax, insurance and HOA costs, and how to plan the move.
- Cost of living in MiamiWhat it costs to live in Miami: rent versus buying, HOA, insurance, taxes, utilities and transport, and how to compare areas before you move.
- Florida real estateBuying real estate in Florida: Miami, Fort Lauderdale, Boca Raton and other areas compared, with costs, insurance, taxes and tips for foreign buyers.
- Miami real estate for saleEverything about buying real estate in Miami in one place: condos, houses, new construction, neighborhoods, prices, costs and how a local realtor helps you buy.
Foreign and Russian-speaking buyers
- Buying from abroadStep-by-step guide for international buyers: who can buy in Florida, mortgages for foreign nationals, closing costs, taxes, FIRPTA, condo checks and remote closing. By Miami realtor Lidiya Tretyak.
- Buying US property as a foreignerCan non-residents buy property in the USA? Yes. Rules, mortgage, taxes (FIRPTA, rental income, estate tax), ownership through an LLC and the steps of a remote purchase in Florida.
- Buy remotelyHow to buy a Miami condo or house without traveling: virtual tours, e-signing, remote online notarization, power of attorney, wiring funds safely and risks.
- Mortgage for foreignersHow foreign nationals get a mortgage in Florida: typical down payment, rates, documents, DSCR loans for investors, and how to prepare so the loan is approved.
- For Russian & CIS buyersWhat Russian, Ukrainian, Belarusian and Kazakh citizens need to know about buying in Miami: OFAC screening, Florida SB 264, moving funds legally, estate tax and ownership structures.
- Residency through US propertyBuying property in the USA does not give a visa, green card or citizenship. The real routes — EB-5, E-2, work and family visas — and what property ownership does and does not change.
- FIRPTAFIRPTA for foreign owners of Miami property: when 15%, 10% or 0% is withheld, Forms 8288 and 8288-B, getting a refund via 1040-NR, and a worked example.
- Florida SB 264Florida's 2023 foreign land law (SB 264, §692.201–692.205): which buyers are affected, the 10-mile rule, the residential exception, affidavits and penalties.
- LLC & trustsShould a foreign buyer use an LLC in Florida? Liability, privacy, Form 5472 ($25,000 penalty), mortgages, estate tax limits, and when a trust or corporation fits better.
- US estate taxNon-resident owners of US property face estate tax up to 40% above just $60,000. Treaties, spouses, mortgages and common planning structures explained.
- OFAC sanctionsHow OFAC sanctions screening works in Miami real estate: the SDN list, the 50% rule, blocked funds, bank transfers and beneficial-ownership reporting.
Costs, taxes and insurance
- Cost of owning a Miami condoMonthly and yearly costs of owning a Miami condo: HOA fees, property tax, insurance, utilities, special assessments and an illustrative monthly budget.
- Property taxesHow Miami-Dade, Broward and Palm Beach property taxes work: millage, reassessment after purchase, Homestead up to $50,000, Save Our Homes 3% cap and portability.
- Flood zones & insuranceFEMA zones X, AE, AO and VE explained, when flood insurance is required, NFIP vs private, hurricane deductibles, roof age and how to lower premiums.
- HOA & special assessmentsMilestone inspections, SIRS reserve studies and why Florida condo fees rose. A buyer's checklist and red flags before purchasing a Miami condo.
- Florida closing costsFlorida closing costs explained: title insurance, documentary stamp tax, mortgage taxes, condo fees, prorations and typical totals for buyers and sellers.
Investing and renting
- Investing in MiamiWhere Miami investment condos make sense, how to estimate net rental yield, short-term rental regulations in Miami, Miami Beach and Fort Lauderdale, and multi-family options.
- Short-term rental condos MiamiHow to find condos in Miami and South Florida that allow short-term rentals: building rules, city rules, licenses, taxes and risks to check before buying.
- 1031 exchange in FloridaThe basics of a 1031 like-kind exchange for Florida investment property: eligibility, 45 and 180 day deadlines, the qualified intermediary and common mistakes.
- Renting in MiamiWhat you need to rent in Miami: income and credit requirements, deposits, lease terms, condo approval and what is different for newcomers and foreign tenants.
- Land and condo-hotels in MiamiWhat to check before buying land or a condo-hotel unit in Miami: zoning, flood, utilities, survey, rental programs, financing and resale limits.
Selling
- Sell your home in MiamiSelling a condo or house in Miami: pricing, preparation, listing, offers, inspection, closing costs and taxes, including notes for foreign owners.
- What is my home worthHow to find out what your Miami home or condo is worth: online estimates, an agent's comparative market analysis and a licensed appraisal, and how they differ.
- FIRPTAFIRPTA for foreign owners of Miami property: when 15%, 10% or 0% is withheld, Forms 8288 and 8288-B, getting a refund via 1040-NR, and a worked example.
Working with a realtor
- Choosing a realtor in MiamiWhat a Miami realtor does, how agent compensation works after the 2024 rule changes, how to choose a buyer's agent, and why a Russian-speaking realtor can help.
- Miami real estate for saleEverything about buying real estate in Miami in one place: condos, houses, new construction, neighborhoods, prices, costs and how a local realtor helps you buy.
Need help choosing? Lidiya Tretyak is a licensed Florida agent with Douglas Elliman and speaks English, Russian and Ukrainian. The first consultation is free.