Licensed Florida real estate brokerage
Investment Property with a licensed agent in Aventura, FL
Investment Property in Aventura and the surrounding area, with a licensed real-estate professional. No obligation.
Aventura sits between the Intracoastal Waterway and the Atlantic in northeast Miami-Dade, and buying an investment property here mostly means buying into a mid- or high-rise condominium tower built largely from the 1970s through the 2000s. Planning a purchase means lining up association rental rules, flood and wind insurance questions, and condo inspection reports before your inspection period ends. Salt air and humidity add maintenance questions that are worth asking about early.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage serving all of Florida. After you send a request, a licensed real-estate professional, either Premier Real Estate Group Inc or a licensed agent we refer you to, will contact you by phone or email. The consultation is free and carries no obligation.
Most Aventura buildings are concrete block or poured concrete designed for coastal wind loads, and housing is governed by condo or HOA associations with controlled-access gates, call boxes and shared parking garages. That structure shapes an investment purchase. Association rules can limit or prohibit renting or short-term rentals, and an older tower may face milestone inspections and a structural integrity reserve study that can lead to special assessments. Waterfront and near-waterfront buildings also take constant salt spray, which corrodes garage door hardware, gate chains and deadbolts, so ask how the association budgets for that wear. Property taxes are reassessed after you buy, because the seller's homestead savings do not carry over to you. Returns are never promised, and any projection depends on your own numbers and professional advice.
What to know in Aventura
Association rental restrictions
Condo and HOA associations may require tenant approval and estoppel certificates, and some limit leasing or short-term rentals. Read the association documents and budget before you commit, since approval is never assured.
Milestone inspections and SIRS
Florida requires a milestone structural inspection for condo buildings three stories or taller once they reach 30 years, and a structural integrity reserve study for their associations. Ask for both reports, because they can point to special assessments in older Aventura towers.
Flood zone and flood insurance
Flood zones come from FEMA maps, and a lender generally requires flood insurance in a Special Flood Hazard Area. Homes outside one can still flood, and standard policies generally exclude flood damage, so confirm coverage with your insurance agent.
Insurance inspections
Insurers commonly ask for a four-point inspection on older properties and offer wind-mitigation credits for documented features, using the uniform mitigation form OIR-B1-1802. In a tower, ask the association what covers the building and what you must insure inside the unit.
Short-term rental rules
Florida taxes and licenses short-term rentals, and local ordinances can regulate vacation rentals and registration. Verify the current rules with the city and the association before you plan a rental strategy.
Salt air and shared equipment
Salt spray corrodes garage door hardware, gate operators and lock cylinders faster than inland, and shared garages and vehicle gates see heavy daily use. Ask how the association handles upkeep, since it can affect budgets and assessments.
How we help
- Property searchWe search condos, townhomes, single-family rentals and small multifamily properties that fit your plan. In Aventura that usually means towers, with a few single-family homes in gated subdivisions.
- Comparable rents and salesWe pull comparable rents and sales so you can judge a property against nearby listings. Pricing depends on the specific building and unit, and we do not predict a rent or a sale price.
- Association due diligenceWe help you gather association documents, budgets, rental restrictions, and milestone and SIRS reports. We also flag approval and estoppel steps you will face as a landlord.
- Insurance and flood questionsWe point you to the flood and insurance questions to settle with your insurance agent before the inspection period ends. That includes four-point and wind-mitigation inspections where they apply.
- Offers and closingWe help you prepare offers and work through closing, whether the purchase is financed or cash. We also coordinate with your title company, attorney and CPA, including for entity purchases.
Florida rules and paperwork in Aventura
Florida purchase contracts are often as-is with an inspection period, and sellers must give a flood disclosure under s. 689.302, F.S. Condo and HOA document delivery, approval processes, estoppel letters and lien searches are part of closing, and a tenant-occupied property adds leases and tenant estoppels or assignment of leases. Investment property does not qualify for the homestead exemption or Save Our Homes cap; those apply to a primary residence through the county property appraiser, and a non-homestead assessment cap applies to non-school taxes. In Miami-Dade, the documentary stamp tax on a deed is 60 cents per 100 dollars of the price, plus a surtax of 45 cents per 100 dollars when the property is not a single-family residence. A new mortgage note carries documentary stamp tax of 35 cents per 100 dollars financed and a nonrecurring intangible tax of 2 mills. Who pays each item is set by the contract and is negotiable, and our free Florida Doc Stamp & Closing Tax Calculator at /tools/florida-closing-costs can help you estimate. Chapter 83 governs landlord-tenant and security deposit rules, and FIRPTA withholding can apply when a seller is a foreign person. Anyone who lists, leases or manages property for others for compensation must be licensed, so verify status with the Florida DBPR Division of Real Estate and the Florida Real Estate Commission. Confirm tax questions with a Florida attorney and CPA.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage (broker license BK3314523). Verify at Florida DBPR.
Timing and next steps
In Aventura, demand tends to peak ahead of and during hurricane season (June through November) and again in the fall, as seasonal residents return and reopen units that sat closed through the humid summer. Statewide, acquisition activity tends to peak in winter and spring, off-season fall months often bring more motivated sellers, and 1031 exchange and year-end tax planning drive a fourth-quarter push. Because storm season overlaps the buying calendar, build insurance and flood checks into your inspection period. To start, call (888) 440-3766 or send a request with the form on this page for a free consultation.
We can also help with investment property search in nearby areas such as Williams Island, Turnberry Isle, Aventura Lakes, Hidden Bay, Point East, Highland Oaks, Eastern Shores, Golden Beach, Ojus, Hallandale Beach, Sunny Isles Beach, North Miami Beach, Bal Harbour and North Miami.
Investment Property in Aventura: common questions
- Can I rent out a condo in Aventura after I buy it?
- It depends on the association. Many condo and HOA associations require tenant approval or limit leasing, and some restrict short-term rentals. Read the association documents before you make an offer, and verify local vacation-rental rules.
- What do milestone inspections and SIRS mean for an Aventura investor?
- Florida requires a milestone structural inspection for condo buildings three stories or taller once they reach 30 years, and a structural integrity reserve study for their associations. Ask for both reports, since they can lead to special assessments.
- Will I get the seller's homestead tax savings?
- No. The seller's homestead savings do not carry over to a buyer, and investment property does not qualify for the homestead exemption. Property taxes are reassessed after purchase, so verify with the Miami-Dade County property appraiser.
- Do I need flood insurance on an Aventura rental?
- A lender generally requires it in a FEMA Special Flood Hazard Area, and homes outside one can still flood. Standard policies generally exclude flood damage, so confirm your options with an insurance agent.
- Which closing taxes apply when I buy in Miami-Dade?
- The deed documentary stamp rate is 60 cents per 100 dollars of the price, with a 45-cent surtax per 100 dollars when the property is not a single-family residence. Mortgage taxes may also apply, and the contract sets who pays each item.
Tell us what you're looking for — Aventura
Budget, property type and area. A licensed real-estate professional will contact you.
Licensed brokerage
Premier Real Estate Group Inc
Broker of record Maxim Bohadana, Florida broker license BK3314523
(888) 440-3766