Licensed Florida real estate brokerage
Your real estate agent for buying a home in Ojus, FL
Buy a Home in Ojus and the surrounding area, with a licensed real-estate professional. No obligation.
Ojus sits about two miles inland from the Atlantic in northeast Miami-Dade, inside the High-Velocity Hurricane Zone, and that location shapes almost every buying decision here. When you choose who represents you, look for a licensed Florida sales associate or broker you can verify on the DBPR website. They should be ready to talk about flood zones, roof age, four-point and wind-mitigation inspections, and association documents before you write an offer.
Premier Real Estate Group Inc is a licensed Florida brokerage that serves all of Florida, and a Florida brokerage license is valid in every county. 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 first consultation is free and carries no obligation.
Much of the housing stock in and around Ojus dates from the 1950s through the 1980s. It is largely concrete block with stucco under flat, tile or shingle roofs, with newer townhome and condo construction along Biscayne Boulevard and toward Aventura. Older homes raise insurance questions, because roof age and condition often decide whether coverage is offered at all. Humidity and salt air, plus a porous limestone base and high water table, can wear on garage doors, gates and exterior hardware, so a thorough inspection matters. HOA-governed townhome and gated condo communities are very common, so association approval and finances belong in your due diligence as much as the house does.
What to know in Ojus
Insurance and roof age
Insurers commonly ask for a four-point inspection (roof, electrical, plumbing, HVAC) on older homes, and with so much 1950s-1980s construction here, roof age can decide whether coverage is offered. Check insurability with your insurance agent before your inspection period ends.
Wind-mitigation credits
A licensed inspector completes the uniform mitigation form (OIR-B1-1802) to document features like roof-to-wall connections and impact-rated openings. Credits vary by insurer, so ask your agent what the form could support.
Flood zone and lender requirements
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.
Condo and townhome associations
Many communities around Ojus are HOA or condominium governed. Associations may require an application, interview or approval, plus transfer fees and an estoppel certificate, and no approval can be promised in advance.
Condo milestone inspections and SIRS
For condo buildings three stories or taller, ask for the association's milestone inspection and structural integrity reserve study reports. They can point to future assessments.
Corrosion and moisture
Humidity, salt-laden breezes and a high water table can rust garage door tracks, gate operators and hinges, and keep slabs damp. Under Miami-Dade's High-Velocity Hurricane Zone code, replacement doors and gates generally need product approval, so look closely at them during the inspection.
Seasonal competition
Demand rises in May and June as owners prepare for hurricane season and again after named storms. A November through April bump comes when seasonal residents return.
How we help
- Search and showingsWe help you search by budget, bedrooms, commute and must-haves, with showings in person or by video. Corridors such as Biscayne Boulevard and Ives Dairy Road can be compared on housing type and location.
- Written buyer agreement and offersA licensed professional explains the brokerage relationship, any written buyer agreement, and the purchase contract's financing and inspection terms. Then they help you write offers.
- Inspection period guidanceWe help you line up home, four-point and wind-mitigation inspections and review flood-zone and insurability questions before your inspection period ends.
- Condo and HOA document reviewWe help you review governing documents, budgets, rules, association disclosure summaries, and milestone and SIRS reports where they apply.
- Lender and title coordinationWe coordinate with your lender and the title company or closing attorney through closing, and remind you about the homestead filing afterward.
Florida rules and paperwork in Ojus
The Florida Department of Business and Professional Regulation (DBPR), Division of Real Estate, under the Florida Real Estate Commission (FREC), regulates real-estate licensees. Florida brokerages must disclose the brokerage relationship offered, and transaction broker is the default unless another relationship is set in writing. Sellers must give buyers a flood disclosure (s. 689.302, F.S.) along with known material defects. Condominium resale contracts can carry a statutory right to cancel for a short period after required documents are delivered, so confirm the details with a Florida attorney. Florida requires milestone inspections for condo buildings three stories or taller at 30 years (s. 553.899, F.S.) and structural integrity reserve studies (s. 718.112(2)(g), F.S.). If the home will be your permanent residence, apply to the Miami-Dade County property appraiser for the homestead exemption, generally by March 1 of the year after you move in; it reduces taxable value and caps assessment increases under Save Our Homes. For closing taxes in Miami-Dade, the documentary stamp tax on the 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 (s. 201.02, F.S.). A new mortgage carries documentary stamp tax of 35 cents per 100 dollars financed (s. 201.08, F.S.) and a nonrecurring intangible tax of 2 mills (s. 199.133, F.S.). Who pays each item is set by the purchase contract and is negotiable. You can run the numbers with the free Florida Doc Stamp & Closing Tax Calculator at /tools/florida-closing-costs.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage (broker license BK3314523). Verify at Florida DBPR.
Timing and next steps
In Ojus, demand spikes in May and June as owners prepare for hurricane season and again right after named storms, with a secondary bump from November through April when seasonal residents return. Statewide, buyer activity is generally strongest from about January through May, and inventory and negotiating room often improve in the slower fall months, though no outcome is certain. Atlantic hurricane season runs June 1 to November 30, so it is worth planning insurance and inspections around it. To talk through your plan, call (888) 440-3766 or send a request with the form on this page for a free consultation.
We also help buyers searching in nearby areas including Ives Estates, Highland Lakes, Eastern Shores, Uleta, the Greynolds Park area, the Oleta River area, Aventura, North Miami Beach, Sunny Isles Beach, Golden Beach and Hallandale Beach.
Buy a Home in Ojus: common questions
- Is a home in Ojus in a flood zone?
- It depends on the specific property. Flood zones come from FEMA maps, and homes outside a Special Flood Hazard Area can still flood. Check the address's zone and your insurability before your inspection period ends.
- Why do roof age and inspections matter so much for older Ojus homes?
- Much of the area's housing dates from the 1950s through the 1980s, and insurers commonly ask for a four-point inspection on older homes. Roof age and condition can decide whether coverage is offered, so confirm with your insurance agent early.
- Do I need association approval to buy a townhome or condo near Biscayne Boulevard?
- HOA and condominium associations may require an application, interview or approval, and may charge transfer fees. Approval is not assured, so review the documents and process before you commit.
- Who pays the documentary stamp and intangible taxes at closing?
- The purchase contract sets who pays each item, and it is negotiable. Use the free closing tax calculator on this site to see how the rates apply to your situation.
- When should I file for the homestead exemption?
- If the home will be your permanent residence, apply to the Miami-Dade County property appraiser, generally by March 1 of the year after you move in. Verify current requirements with that office.
Tell us what you're looking for — Ojus
Budget, bedrooms, area and timing. A licensed real-estate professional will contact you to start the search.
Licensed brokerage
Premier Real Estate Group Inc
Broker of record Maxim Bohadana, Florida broker license BK3314523
(888) 440-3766