What Miami Beach buyers are actually buying
South Beach's historic districts mean renovation work lives under preservation-board oversight — and long permit histories. Open or improperly closed permits on contributing structures are classic Miami Beach findings, and 'grandfathered' conditions deserve documentary skepticism. Our municipal searches and permit reviews turn that history into a negotiable punch list before closing rather than a post-closing lawsuit.
Then the rental reality check: investors buying 'Airbnb gold' on Miami Beach routinely discover the city's short-term-rental rules — and many buildings' stricter ones — after the deposit went hard. Zoning and association restrictions aren't title defects, but they are exactly the diligence a serious closing team flags: the estoppel and condo docs show the building's rules, and verifying the intended use against the city's framework is a pre-contract question. Where a legal opinion on use is needed, the law firm can provide it under separate engagement.
How we run international buyer files
International files carry document logistics domestic files never see — powers of attorney executed abroad, apostilles, translated entity documents, foreign trusts in the chain of title. Our team has the checklists, and where a document needs legal drafting or opinion, that work can be procured separately and directly from the law firm — its own engagement, its own fees — or from any attorney you choose.
The international buyer's path, as we run it:
- Sign from abroad: remote online notarization for eligible documents, coordinated mail-away for the rest — no consulate marathon
- Fund from abroad: verified international wire procedures, with the documentation compliance requires
- Vesting your way: individually, in a U.S. LLC, or another structure — structure advice itself comes from attorneys and tax advisors, and we make sure the closing matches the plan; decide the vesting before the contract is signed
- Understand every document: multilingual walkthroughs in English, Español, Русский, and Українська
Start here
Run the Buyer Estimate or the Closing Cost Calculator with Miami-Dade presets to see your cash-to-close before you offer. Buying from a foreign seller? Under FIRPTA the buyer is the withholding agent the IRS holds responsible — our FIRPTA Desk screens seller status on every single file, which is one more reason the title choice matters. When you're ready, order title with your vesting plan flagged; a file already stuck somewhere else can go to the title-defect escalation lane for same-business-day triage.