The Sunny Isles tower file
The buildings here are flagship towers with substantial associations — estoppels, approvals, and assessment pictures get the same rigor as any Miami-Dade condo, at higher stakes. And the parties are global as the norm, not the exception: purchases through LLCs, funds arriving from abroad through documented channels, remote signings across continents, and FIRPTA as a standing agenda item on the sell side.
The Miami-Dade mechanics that frame every Sunny Isles file:
- Buyer customarily selects title and pays the owner's premium (contract controls)
- Deed stamps $0.60 per $100 plus the $0.45 surtax on non-single-family property — most Sunny Isles units — for $1.05 total
- Luxury-scale wire movements demand our full verification discipline: callback confirmation, no emailed instruction changes, ever
- Entity purchases: authority documents and beneficial-ownership compliance handled matter-of-factly
How we run condo files here
Florida gives resale condo buyers a document-review right with a short cancellation window after receiving the governing documents and financial disclosures — one of the strongest buyer protections in Florida real estate, and most buyers waste it. We make sure the documents actually reach you and flag the deadline. Approval paths — applications, interviews, approval certificates — get built into the closing calendar from day one, so closing day never collides with a board-meeting schedule.
The condo document stack we put in your hands, decoded:
- Estoppel certificate: what's owed on YOUR unit — assessments, balances, violations, transfer fees (Florida caps the fees and binds the association to its answers)
- Budget & financial statements: is the building funding its future or deferring it?
- Reserve schedule: post-Surfside law pushes buildings toward funded reserves — underfunded reserves forecast special assessments
- Milestone inspection status: buildings of statutory age must complete structural inspections; the findings are diligence gold
- Declaration, bylaws, rules, and meeting minutes — where next year's special assessment is discussed this year
Start here
The Condo Estoppel Express lane runs the association side on a calendar built off your actual closing date: estoppels ordered with statutory deadlines enforced, the document stack requested inside your review window, and escalation when a management company sits on a certificate. Buyers: run the Buyer Estimate or the Closing Cost Calculator with Miami-Dade presets. Sellers: the Seller Net Sheet shows the unit surtax correctly. An association file stalling at another company can go straight to the title-defect escalation lane for same-business-day triage.