How the Miami market works
Housing in Miami splits into two very different markets. Along the bay and the beaches it is mostly high-rise condos, from compact units to full-floor residences. Inland, neighborhoods such as Coral Gables, Coconut Grove and South Miami are mostly single-family homes on established streets, and turnover there is low.
Sellers expect a pre-approval letter with the offer, and in the most active neighborhoods a good listing can go under contract within days. Knowing what you want before you tour is the advantage, which is exactly what Swipe Home is built to give you.
Neighborhoods to know
Brickell is Miami's financial district, built almost entirely of condo towers along Brickell Avenue and the bay, with the free Metromover connecting it to Downtown.
Coral Gables is a planned city from the 1920s with Mediterranean Revival architecture, canopied streets and its own permitting and design review.
Coconut Grove is one of Miami's oldest neighborhoods, with a walkable village center on Biscayne Bay and limited single-family inventory.
Edgewater and Wynwood sit along the bay and the arts district north of Downtown, where much of Miami's newer condo construction is concentrated.
Miami Beach offers a deep condo market with beach access; building finances deserve extra scrutiny there, as they do anywhere near the coast.
What to check before you buy
Since the 2021 Surfside collapse, Florida law requires milestone structural inspections and structural integrity reserve studies for many condo buildings three stories or taller. Ask for the building's most recent inspection report, reserve study, budget and any planned special assessments before your inspection period ends.
Much of South Florida sits in FEMA flood zones. Ask for a flood zone determination and get insurance quotes before you set your price, because flood and wind coverage can change the true monthly cost of a home more than a few thousand dollars on the price.
Florida's Homestead Exemption lowers the taxable value of a primary residence by up to $50,000, and the Save Our Homes cap then limits yearly increases in its assessed value to 3% or the change in the Consumer Price Index, whichever is lower. File with the county property appraiser by March 1 of the year after you buy.
Search Miami with Swipe Home
Swipe Home shows current listings with their full list price, and learns what you want from the homes you save and pass on: views, layout, building type, price and street. When you are ready, you choose one agent, or let the app match you with the one whose closed sales best fit what you have been saving.
General information, not legal, tax or insurance advice. Confirm details with your agent, attorney, insurer or the county property appraiser.