Licensed Florida real estate brokerage
Moving to Florida with a licensed agent in North Miami Beach, FL
Moving to Florida in North Miami Beach and the surrounding area, with a licensed real-estate professional. No obligation.
North Miami Beach is a city where the median home was built around 1966, according to the Census, and much of the housing dates from the 1950s through the 1970s. Typical homes are one-story concrete block and stucco houses with flat or low-slope roofs, alongside many mid-rise and high-rise condominiums near Biscayne Boulevard and the Intracoastal. Moving here means planning around older roofs and systems, flood zone and insurance questions, and, for condos, association approval and building-inspection records. Census figures also show that about half of homes are owner-occupied, so both ownership and rental paths are part of the picture.
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. We help you compare areas by commute, housing type and amenities, and sort out insurance and association steps before you commit. The consultation is free and carries no obligation.
North Miami Beach sits a mile or two from the Atlantic and on Biscayne Bay canals, and it lies in Miami-Dade's High-Velocity Hurricane Zone. Humidity and salt air are constant, and the Atlantic hurricane season runs June 1 to November 30. For a relocating buyer, that makes flood zone and elevation, roof age, wind-mitigation features and four-point inspection results central to the decision. Older concrete block homes may have original openings that need review when doors or windows are replaced. Condo buyers should also check association rules, approval timelines and building reports. Pricing and insurance availability depend on the specific property, so verify them with your insurance agent.
What to know in North Miami Beach
Flood zone and flood insurance
Flood zones come from FEMA flood maps, and a lender generally requires flood insurance on a home in a Special Flood Hazard Area. Homes outside one can still flood, and standard homeowners policies generally exclude flood damage. Florida sellers must also give a flood disclosure.
Insurance on 1950s–1970s homes
With a median build year around 1966, insurers commonly ask for a four-point inspection of the roof, electrical, plumbing and HVAC. Roof age and condition are frequently the deciding factor in whether coverage is offered at all.
Wind-mitigation credits
A licensed inspector can document features such as roof-to-wall connections and impact-rated openings on the uniform mitigation form OIR-B1-1802. Insurers may offer credits for documented features, and the amounts vary by insurer.
Condo and HOA approval
Condominiums are widespread here, and associations may require buyer or tenant approval and estoppel certificates. Approval is never assured, so build the association's timeline into your plan before you commit.
Condo milestone inspections and reserve studies
Florida requires milestone structural inspections for condo buildings three stories or taller at 30 years, plus a structural integrity reserve study. Mid-rise and high-rise buildings near Biscayne Boulevard and the Intracoastal may fall under these rules, so ask for the reports.
Insurance before closing
Relocating owners should plan to bind insurance before closing. In a hurricane zone with salt air and humidity, also add moisture and mold checks to your inspections.
Renting first or buying first
Some people rent for a period to learn the area's neighborhoods, such as Eastern Shores, Skylake or Highland Village, before buying. Rental applications in associations can also require approval.
How we help
- Compare areasWe compare parts of North Miami Beach and nearby cities by commute, housing type and amenities, so you can narrow your search before you visit.
- Video tours and remote showingsIf you are still out of state, a licensed professional can arrange video tours and remote showings of homes and condos.
- Rent-first or buy-first planningWe talk through both paths, including how association approval and your timeline may affect each.
- Insurance basicsWe explain flood coverage, four-point inspections and wind-mitigation reports, and point you to your insurance agent for coverage and quotes.
- Association timelinesWe help you review association documents, budgets and approval requirements so there are fewer surprises.
- Homestead reminder after closingAfter you close, we remind you to apply for homestead with the Miami-Dade property appraiser.
Florida rules and paperwork in North Miami Beach
A Florida real estate license is valid statewide, and the Florida Department of Business and Professional Regulation (DBPR), Division of Real Estate, under the Florida Real Estate Commission, oversees licensees. Verify license status with DBPR. Expect a brokerage relationship disclosure, a purchase contract or lease, the seller's flood disclosure, condo or HOA governing documents and approval applications, and title and closing documents. For condos, ask for the milestone inspection and structural integrity reserve study reports. 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 of the amount financed and a nonrecurring intangible tax of 2 mills. Who pays each item is set by the contract and is negotiable. You can estimate these with the free Florida Doc Stamp & Closing Tax Calculator at /tools/florida-closing-costs. Homestead is a separate step: an owner who makes the property a permanent residence applies to the county property appraiser, generally by March 1 of the year after moving in. It may reduce taxable value and cap assessment increases under Save Our Homes at 3%. Portability applies only to a prior Florida homestead. Confirm details with the property appraiser, the Florida Department of Revenue and a Florida attorney or CPA.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage (broker license BK3314523). Verify at Florida DBPR.
Timing and next steps
Relocation inquiries tend to peak in winter and early spring, when seasonal visitors are in state, and again in summer. In North Miami Beach, activity also shifts with hurricane season (roughly May through November) and the November–April snowbird season, when seasonal residents return. Plan inspections, insurance quotes and any association approvals with those periods in mind, because timelines are not predictable. To start, call (888) 440-3766 or send a request with the form on this page for a free consultation.
We also help with moves involving Eastern Shores, Skylake, Highland Village, Fulford-by-the-Sea, Uleta, Ojus, Ives Estates, Oak Grove and Golden Glades, and nearby Aventura, Sunny Isles Beach, North Miami, Miami Gardens, Hallandale Beach, Golden Beach, Opa-locka and Hollywood.
Moving to Florida in North Miami Beach: common questions
- Do I need flood insurance if I buy in North Miami Beach?
- A lender generally requires it if the home is in a FEMA Special Flood Hazard Area, and homes outside one can still flood. Standard homeowners policies generally exclude flood damage, so ask your insurance agent about NFIP or private coverage.
- Why do insurers ask about the age of the home here?
- Much of North Miami Beach's housing dates from the 1950s through 1970s, and the Census median build year is around 1966. Insurers commonly request a four-point inspection on older homes, and roof age and condition are often decisive.
- What should I check before buying a condo near Biscayne Boulevard?
- Ask for the association's governing documents, budget, and any milestone inspection and structural integrity reserve study reports for buildings three stories or taller. Also confirm whether the association requires buyer approval or an estoppel certificate.
- Who pays the Miami-Dade closing taxes?
- The purchase contract sets who pays each item, and it is negotiable. Use the free calculator on this site at /tools/florida-closing-costs to estimate the items.
- When do I apply for homestead after moving?
- If the home is your permanent residence, you apply to the county property appraiser, generally by March 1 of the year after you move in. Confirm the deadline and requirements with the property appraiser.
Tell us about your move — North Miami Beach
Where you're headed, when, and whether you'll buy or rent. 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