Buyer's Q&A library.
What international buyers actually ask before signing a Miami pre-construction contract. EB-5, FIRPTA, Save Our Homes, hurricane insurance, the rest.
What is the EB-5 investor visa threshold for Miami in 2026?
The EB-5 minimum investment is $800,000 in a Targeted Employment Area (TEA) or $1,050,000 in a standard area. Most Miami new-construction projects in Homestead and South Miami-Dade qualify as TEAs. A conditional green card lands in 12–24 months; full removal of conditions follows after 2 more years.
What is FIRPTA, and how much will the IRS withhold when I sell my Miami property?
FIRPTA, the Foreign Investment in Real Property Tax Act, requires US buyers to withhold 15% of the gross sale price when buying real estate from a foreign person. You can reduce or eliminate this through a withholding certificate (Form 8288-B) filed before closing, based on your actual expected capital gain.
What is the Florida property tax cap, and how does Save Our Homes protect my Miami home?
Florida's Save Our Homes (SOH) amendment caps annual assessed-value increases at 3% (or CPI, whichever is lower) for homesteaded primary residences. Combined with the $50,000 Homestead Exemption, it's the single biggest tax shield for owner-occupants in Miami-Dade, but it does NOT apply to investment property or non-resident foreign buyers.
How does hurricane insurance work for new construction in Miami?
Miami new-construction homes built to the 2002+ Florida Building Code receive significant insurance premium discounts. Most policies are split between Citizens Property Insurance (state insurer of last resort) or private carriers, plus separate NFIP flood coverage. Annual premiums on a $700k Homestead single-family typically run $3,500–$7,000.
Brickell or Sunny Isles, which is better for an investor?
Brickell wins on rental yield (4–6% gross, professional tenant pool, 90-day re-lease windows) and resale liquidity. Sunny Isles wins on capital appreciation (10-year CAGR 7–9%), branded inventory hold value, and international owner-occupied second-home demand. Most international investors split: yield in Brickell, lifestyle in Sunny Isles.
How does pre-construction escrow work in Florida (Section 718)?
Florida Statute 718 governs condominium pre-construction purchases. Deposits up to 10% must be held in an escrow account; additional deposits between 10% and 20% can be used by the developer with statutory disclosures. After 20% the developer can typically use funds for construction. All escrow disclosures must be in the Purchase and Sale Agreement.
Can I Airbnb my Miami Beach condo? Which zones allow short-term rentals?
Miami Beach STR is zone-specific. Most of South Beach and Mid-Beach residential streets prohibit rentals under 6 months. RM-1 and RM-2 zones plus designated hotel-condo product allow STR with registration. Always verify both city zoning AND the condo's own bylaws, many buildings ban STR even where zoning allows.
Do I need title insurance to buy property in Miami?
Yes, title insurance is the single largest closing cost (~0.5% of price) and it's worth every dollar. Florida is a record-by-deed state; without title insurance you're personally exposed to undiscovered liens, fraudulent prior transfers, and chain-of-title gaps. The buyer typically pays for owner's title insurance; lender's title insurance is separate.
How does a 1031 exchange let me defer capital gains on Miami property?
A Section 1031 like-kind exchange lets you defer capital-gains tax by reinvesting sale proceeds into another US investment property within strict timelines: 45 days to identify replacement property, 180 days to close. Foreign sellers can use 1031 but FIRPTA withholding still applies unless paired with a Withholding Certificate.
What's the difference between CDD and HOA fees, and which is better?
HOA fees pay for ongoing community management (maintenance, amenities, insurance for common areas). CDD fees pay back municipal bonds that financed initial infrastructure (roads, water, drainage), they're a property tax-like assessment on top of HOA. CDD-free communities like Pulte's Coral Edge save $30–60k over a 30-year hold versus comparable CDD communities.