Licensed Florida real estate brokerage
Your real estate agent for moving to florida in Ojus, FL
Moving to Florida 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 Miami-Dade High-Velocity Hurricane Zone, and that shapes how a move here works. If you are choosing who to hire, look for a licensed Florida agent who can explain flood zones, wind-related insurance inspections and association approval for this specific area. Much of the local housing dates from the 1950s through the 1980s, mostly concrete block and stucco, with newer townhome and condo construction along the Biscayne Boulevard corridor and toward Aventura.
Premier Real Estate Group Inc is a licensed Florida brokerage, and a Florida real estate license is valid statewide. Broker of record Maxim Bohadana holds Florida license BK3314523, which you can verify on the DBPR website. We have no office in Ojus. After you send a request, 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.
Ojus grew up around limestone quarries, and the porous limestone and high water table keep slabs, driveways and gate posts damp. Humidity and sea breezes add corrosion on garage door springs, hinges, gate hardware and dryer vent hoods, so ask for these items to be looked at during a home inspection. Because the area falls under the High-Velocity Hurricane Zone code, replacement garage doors, gates and openers generally need product approval and wind-rated bracing. That matters when you weigh an older home against newer townhome or condo construction. Hurricane season runs June 1 to November 30, so binding insurance before closing should be part of the plan from the start. Flood zone, wind mitigation, four-point inspections, association approval and homestead each come up in the sections below.
What to know in Ojus
Flood zone and flood insurance
Flood zones come from FEMA maps. A lender generally requires flood insurance in a Special Flood Hazard Area, and homes outside one can still flood. Standard homeowners policies generally exclude flood damage, so ask about NFIP or private coverage early.
Four-point inspections on older homes
With much of the local stock built from the 1950s through the 1980s, insurers commonly ask for a four-point inspection of the roof, electrical, plumbing and HVAC. Roof age and condition are often 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 form OIR-B1-1802. Insurers may offer credits for documented features, and the amounts vary by insurer.
HOA and condo approval
HOA-governed townhome and gated condo communities are very common in and around Ojus. Associations may require buyer or tenant approval and an estoppel certificate, so read the governing documents and budget before you commit. Approval is never assured.
Condo milestone and reserve reports
For condo buildings three stories or taller, ask for the association's milestone inspection and structural integrity reserve study reports. Newer condo construction near Biscayne Boulevard and Aventura makes this a relevant question for some buyers.
Humidity, corrosion and moisture
Air conditioning runs nearly year-round here, so duct condensation, mold growth and clogged dryer vents are ongoing maintenance issues. Add moisture and wind/hail considerations to your inspection list.
How we help
- Compare areas for youWe compare areas such as Ives Estates, Highland Lakes and the Biscayne Boulevard corridor by commute, housing type and amenities, so you can narrow the search before you travel.
- Video tours and remote showingsIf you cannot visit yet, a licensed professional can arrange video tours and remote showings. We can point out roof, openings and gate hardware condition on camera.
- Rent first or buy firstWe walk through the tradeoffs of renting first or buying first. Association rules and approval steps can affect both paths.
- Florida insurance basicsWe explain flood coverage, four-point inspections and wind-mitigation documentation, and suggest you confirm requirements with your insurance agent before closing.
- Association approval and homestead follow-upWe help you plan for association applications, estoppel certificates and approval timelines, which vary by association. After closing, we remind you about the homestead exemption.
Florida rules and paperwork in Ojus
A Florida purchase or lease involves a brokerage relationship disclosure, the contract or lease, seller disclosures including the residential flood disclosure under s. 689.302, F.S., and title and closing documents. Condo and HOA purchases add governing documents and approval applications. For condo buildings three stories or taller, Florida requires a milestone structural inspection once they reach 30 years (s. 553.899, F.S.) and a structural integrity reserve study (s. 718.112(2)(g), F.S.). At closing 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. Our free Florida Doc Stamp & Closing Tax Calculator is at /tools/florida-closing-costs. If Ojus becomes your permanent residence, you may apply for the homestead exemption with the Miami-Dade County property appraiser, generally by March 1 of the year after you move in. Confirm details with the property appraiser, a Florida attorney or CPA, and verify agent licenses with the Florida DBPR, Division of Real Estate, under the Florida Real Estate Commission.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage (broker license BK3314523). Verify at Florida DBPR.
Timing and next steps
Local demand rises in May and June as owners prepare for hurricane season, and again right after named storms. A second bump runs from November through April as seasonal homes reopen. Statewide, relocation inquiries tend to peak in winter and early spring and again in summer, so allow extra time for inspections, insurance and association steps. Outcomes and timing depend on the property, the insurer and the association. To start, call (888) 440-3766 or send a request with the form on this page for a free consultation.
Nearby areas and communities include Ives Estates, Highland Lakes, Eastern Shores, Uleta, the Greynolds Park area, the Oleta River area, Aventura, North Miami Beach, Sunny Isles Beach and North Miami.
Moving to Florida in Ojus: common questions
- Do I need flood insurance for a home in Ojus?
- It depends on the property's FEMA flood zone. A lender generally requires it in a Special Flood Hazard Area, and homes outside one can still flood. Standard homeowners policies generally exclude flood damage, so ask your insurance agent.
- What does the High-Velocity Hurricane Zone mean for a buyer?
- Ojus is inside Miami-Dade's High-Velocity Hurricane Zone, so replacement garage doors, gates and openers generally need product approval and wind-rated bracing. Ask about the age and approval of these items when you tour a home.
- Why do insurers ask for a four-point or wind-mitigation inspection?
- Insurers commonly request a four-point inspection on older homes, and much of the housing here dates from the 1950s through the 1980s. A wind-mitigation inspection can document features that may support premium credits, depending on the insurer.
- Can an association turn down a buyer or tenant?
- Some HOA and condominium associations require buyer or tenant approval and an estoppel certificate. Townhome and gated condo communities are common around Ojus, so review the documents and ask about the approval process before you commit.
- When should I apply for homestead after buying?
- If the home is your primary residence, apply with the Miami-Dade County property appraiser, generally by March 1 of the year after you move in. Verify the current deadline and requirements with the appraiser.
Tell us about your move — Ojus
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