Licensed Florida real estate brokerage
Your real estate agent for investment property in North Miami Beach, FL
Investment Property in North Miami Beach and the surrounding area, with a licensed real-estate professional. No obligation.
North Miami Beach is an older housing market: the Census (ACS 5-year, 2022) puts the median year built at 1966, and much of the stock is 1950s–1970s concrete block and stucco homes, alongside mid-rise and high-rise condominiums along Biscayne Boulevard and the Intracoastal. For an investment purchase, hire a licensed Florida agent who knows that mix. Check license status on the DBPR website, and ask how they handle insurance, flood and association questions before the inspection period ends. Census data also shows that about half of homes here are owner-occupied, so rental and owner housing sit side by side.
Premier Real Estate Group Inc is a licensed Florida brokerage. The broker of record is Maxim Bohadana, license BK3314523, which you can verify on the Florida DBPR website, and a Florida brokerage license is valid in every county. Your request may be handled by Premier Real Estate Group Inc or referred to a licensed agent, who will contact you by phone or email. The consultation is free and carries no obligation.
North Miami Beach sits a mile or two from the Atlantic and on Biscayne Bay canals. Steady salt air and a May–October rainy season mean older rentals can show corroded garage door hardware, gate operators and exterior locks, plus moisture problems in ducts and dryer vents. The city is in Miami-Dade's High-Velocity Hurricane Zone, and many 1950s–70s homes have original or undersized openings that may not meet current wind-load and impact requirements when replaced. Add property-tax reassessment after purchase (the seller's homestead savings do not carry over), association rental limits and condo special assessments, and the deal depends on more than the listing. No return is promised or implied.
What to know in North Miami Beach
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 homeowners policies generally exclude flood damage, so get coverage questions answered before the inspection period ends.
Four-point and wind-mitigation inspections
With a median build year of 1966, insurers commonly ask for a four-point inspection of roof, electrical, plumbing and HVAC. A wind-mitigation inspection can support credits for documented features, and roof age is often the deciding factor in whether coverage is offered.
Tax reassessment after you buy
The seller's homestead exemption and Save Our Homes benefit do not carry over to an investment property. Non-homestead assessments follow their own cap for non-school taxes, so verify with the county property appraiser and tax collector.
Association rental restrictions
Many North Miami Beach condos, HOAs and gated waterfront enclaves may require buyer or tenant approval and estoppel certificates. Read the rental and short-term-rental rules and the association budget before you commit, and note that approval is never assured.
Condo milestone inspections and SIRS
For condo buildings three stories or taller, Florida requires a milestone structural inspection once they reach 30 years, plus a structural integrity reserve study. These can lead to special assessments in older mid-rise and high-rise buildings, so ask for the reports.
Closing taxes in Miami-Dade
The deed documentary stamp tax 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 adds a note stamp tax of 35 cents per 100 dollars financed and an intangible tax of 2 mills. Who pays each item is set by the contract and is negotiable.
Salt air and humidity upkeep
Salt-laden air corrodes garage door springs, tracks, gate operators and locks, and humidity drives mold in ducts. Include these items in your inspection review for older concrete block homes.
How we help
- Property searchA licensed professional helps you search single-family rentals, condos, townhomes and small multifamily properties in North Miami Beach and nearby areas.
- Comparable rents and salesWe review comparable rents and sales so you can judge a property on market evidence. Outcomes depend on the property and the market, and no return is promised.
- Association rules reviewWe help you read association documents for rental restrictions, approval steps and short-term-rental limits before you make an offer.
- Insurance and flood questionsWe point you to the right questions on flood zone, four-point and wind-mitigation findings so you can raise them with your insurance agent before the inspection period ends.
- Offers and closingWe help structure offers and coordinate closing for financed or cash purchases, including entity purchases that need organizational documents for the title company.
Florida rules and paperwork in North Miami Beach
Investors buying and selling for their own account are generally not required to be licensed. Anyone leasing, managing or selling property for others for compensation must hold a Florida license, so verify status with the Florida DBPR, Division of Real Estate, under the Florida Real Estate Commission (FREC). Sellers must give buyers the flood disclosure under s. 689.302, F.S. Purchase contracts are often as-is with an inspection period, and condo or HOA documents, estoppel letters and lien searches are part of closing. Tenant-occupied purchases involve leases and tenant estoppels. Chapter 83 governs landlord-tenant and security deposit rules, and local ordinances may regulate vacation-rental registration. FIRPTA withholding can apply when a seller is a foreign person. Confirm details with a Florida attorney and CPA. The free Florida Doc Stamp & Closing Tax Calculator at /tools/florida-closing-costs helps you review closing taxes.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage (broker license BK3314523). Verify at Florida DBPR.
Timing and next steps
Hurricane season runs roughly May through November, and Florida's Atlantic season officially runs June 1–November 30, so insurance and inspection findings deserve early attention. Acquisition activity statewide tends to peak in winter and spring, fall can bring more motivated sellers, and 1031 exchange and year-end tax planning often drive a fourth-quarter push. Timing is never certain. To talk it through, call (888) 440-3766 or send a request with the form on this page for a free consultation.
We can help with investment property searches in North Miami Beach areas such as Eastern Shores, Skylake, Highland Village, Fulford-by-the-Sea, Greynolds Park area, Uleta, Ojus, Ives Estates, Oak Grove and Golden Glades, and in nearby Aventura, Sunny Isles Beach, North Miami and Hallandale Beach.
Investment Property in North Miami Beach: common questions
- Do I need a license to buy an investment property in North Miami Beach?
- Investors buying for their own account are generally not required to be licensed. Brokerage services for others, such as leasing or managing property for compensation, require a Florida license, so verify with the Florida DBPR.
- Will the seller's homestead savings carry over to me?
- No. Homestead exemption and Save Our Homes benefits belong to the owner's primary residence and do not transfer to an investment buyer. Property taxes can be reassessed after purchase, so verify with the Miami-Dade property appraiser.
- Do North Miami Beach condo buildings need milestone inspections?
- Many buildings here are mid-rise or high-rise condominiums. Florida requires a milestone inspection for condo buildings three stories or taller once they reach 30 years, plus a structural integrity reserve study. Ask the association for both reports, since they can lead to special assessments.
- Which closing taxes apply to an investment purchase in Miami-Dade?
- The deed stamp tax is 60 cents per 100 dollars of the price, plus a surtax of 45 cents per 100 dollars if the property is not a single-family residence. Mortgage taxes may also apply, and the contract sets who pays each item.
- Why do inspections matter for older homes here?
- The median home was built in 1966, so insurers may ask for a four-point inspection and may weigh roof age heavily. Salt air also wears on hardware such as garage doors and gates, so inspections should cover those items too.
Tell us what you're looking for — North Miami Beach
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