Licensed Florida real estate brokerage
Investment Property with a licensed agent in Ojus, FL
Investment Property 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 shapes how an investment purchase works here. Much of the housing dates from the 1950s through the 1980s, mostly concrete block and stucco, with newer townhome and condo construction along Biscayne Boulevard. Planning an investment purchase here means planning around insurance inspections, flood questions, association rental rules and the property tax reset after closing.
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 single-family rentals, condos, townhomes and small multifamily, check the paperwork before your inspection period ends, and handle the offer through closing. We do not promise returns, and every figure should be confirmed with your own advisers.
Ojus grew up around limestone quarries, and the porous limestone and high water table keep slabs, driveways and gate posts damp. That affects what a buyer inspects on an older rental, such as garage door tracks, gate operators and exterior hardware. Because the area falls under Miami-Dade's High-Velocity Hurricane Zone code, replacement garage doors, gates and openers generally need product approval and wind-rated bracing, so deferred repairs on an older property can become a negotiation point. Humidity, salt air and nearly year-round air conditioning also put steady wear on duct systems and dryer vents. On top of the physical condition, an investor should plan for insurance and flood-insurance costs, a property-tax reassessment after purchase (the seller's homestead savings do not carry over), and HOA or condo limits on renting.
What to know in Ojus
Insurance inspections on older homes
With so much housing from the 1950s through the 1980s, insurers commonly ask for a four-point inspection (roof, electrical, plumbing, HVAC). Roof age and condition are frequently the deciding factor in whether coverage is offered at all, so order inspections before your inspection period ends.
Wind-mitigation credits
A licensed inspector can document features such as roof-to-wall connections and impact-rated openings on form OIR-B1-1802. Ask your insurance agent whether credits apply to the property you are buying.
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 ask for the seller's flood disclosure and get a flood quote early.
HOA and condo rental restrictions
HOA townhome and gated condo communities are very common around Ojus. Associations may require tenant approval, limit rentals or restrict short-term rentals, so read the documents and budget before you rely on a rental plan.
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. These can lead to special assessments in older buildings, which matters along Biscayne Boulevard and nearby.
Property-tax reassessment
Investment property does not receive the homestead exemption or Save Our Homes benefit, and the seller's savings do not carry over to you. Check with the Miami-Dade County property appraiser and a CPA before you finalize your numbers.
Buying with tenants in place
If the property is tenant-occupied, expect leases, tenant estoppels or an assignment of leases as part of the purchase. Entity buyers may also need organizational documents and authority resolutions for the title company.
How we help
- Property searchWe search for single-family rentals, condos, townhomes and small multifamily that fit your plan, and we flag association and age-of-building issues up front.
- Comparable rents and salesA licensed professional pulls comparable rents and sales so you can judge a property on market evidence. This is an opinion, not a forecast of rent or appreciation.
- Association and rental-rule reviewWe help you review association documents, rental and short-term-rental restrictions, approval requirements and estoppel certificates during due diligence.
- Insurance and flood questionsWe help you line up the four-point inspection, wind-mitigation report and flood-zone check with your insurance agent before the inspection period ends.
- Offers and closingWe help with the offer and contract terms, and with coordination through closing for financed or cash purchases.
Florida rules and paperwork in Ojus
Florida purchase contracts are often as-is with an inspection period, and sellers must give a flood disclosure (s. 689.302, F.S.). Condo and HOA purchases involve document delivery, possible approval and estoppel letters, and lien searches at closing. For condo buildings three stories or taller, Florida requires a milestone structural inspection at 30 years (s. 553.899, F.S.) and a structural integrity reserve study (s. 718.112(2)(g), F.S.). 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 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. You can run the numbers with the free Florida Doc Stamp & Closing Tax Calculator at /tools/florida-closing-costs. Landlords should know the Chapter 83 landlord-tenant and security deposit rules, short-term rental taxation and licensing, and any local registration rules. FIRPTA withholding can apply where a seller is a foreign person. Verify with the Florida DBPR Division of Real Estate, a Florida attorney and CPA, and the Miami-Dade property appraiser and tax collector. Investors buying for their own account are generally not required to be licensed, but managing or leasing property for others for compensation can require a license.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage (broker license BK3314523). Verify at Florida DBPR.
Timing and next steps
Acquisition activity tends to peak in winter and spring, and returning snowbirds from November through April add activity in the Ojus area. Fall often brings more motivated sellers, and 1031 exchange and year-end tax planning drive a fourth-quarter push. Hurricane season runs June 1 to November 30, so build wind and flood checks into your schedule. To start, call (888) 440-3766 or send a request with the form on this page for a free consultation with no obligation.
We also assist with investment purchases in and around Ives Estates, Highland Lakes, Eastern Shores, Uleta, the Greynolds Park area, the Biscayne Boulevard and Ives Dairy Road corridors, the Oleta River area, Aventura, North Miami Beach, Sunny Isles Beach, Golden Beach, Hallandale Beach, Miami Gardens, North Miami and Hollywood.
Investment Property in Ojus: common questions
- Does an investment property in Ojus qualify for the homestead exemption?
- No. Homestead applies to a primary residence, and you apply through the county property appraiser, generally by March 1 of the year after moving in. Investment property loses the homestead exemption and Save Our Homes benefit, so the seller's savings do not carry over to you.
- Why does the High-Velocity Hurricane Zone matter when I buy a rental here?
- Ojus falls under Miami-Dade's High-Velocity Hurricane Zone code, so replacement garage doors, gates and openers generally need product approval and wind-rated bracing. That can affect repair-versus-replace decisions on an older rental. Ask your inspector and insurance agent what applies.
- Can I rent out a condo or townhome near Biscayne Boulevard?
- It depends on the association. Many HOA and condo communities here may require tenant approval or limit rentals and short-term rentals. Read the documents before you make an offer, and no approval can be promised.
- What closing taxes should an investor expect in Miami-Dade?
- The deed rate is 60 cents per 100 dollars of the price, with a surtax of 45 cents per 100 dollars when the property is not a single-family residence. A new mortgage adds documentary stamp tax and a 2-mill intangible tax. The contract sets who pays, and our calculator can help you estimate.
- Do older Ojus homes need special inspections for insurance?
- Insurers commonly ask for a four-point inspection on older homes and may offer wind-mitigation credits for documented features. Much of the local housing dates from the 1950s through the 1980s, so confirm requirements with your insurance agent early.
Tell us what you're looking for — Ojus
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