Licensed Florida real estate brokerage
Your real estate agent for selling a home in Ojus, FL
Sell Your Home in Ojus and the surrounding area, with a licensed real-estate professional. No obligation.
Ojus grew up around its limestone rock quarries, and that porous oolitic limestone and high water table still shape how homes here show to buyers and how they inspect. Much of the housing stock dates from the 1950s through the 1980s, mostly concrete block and stucco, with newer townhome and condo construction along the Biscayne Boulevard corridor. When you choose an agent to sell in Ojus, look for an active Florida license you can verify with the DBPR, and for someone who can explain flood, insurance and association questions before a buyer raises them.
Premier Real Estate Group Inc is a licensed Florida brokerage (broker of record Maxim Bohadana, license BK3314523, verifiable on the DBPR website), and a Florida brokerage license is valid in every county. We do not claim a local office here. 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 to start with a free consultation.
Ojus sits about two miles inland from the Atlantic inside the Miami-Dade High-Velocity Hurricane Zone, so buyers and their insurers focus on wind and water. Expect questions about flood zone and flood-insurance history, roof age and insurability, and four-point and wind-mitigation inspections on older homes. Damp slabs, driveways and gate posts, plus salt air and humidity, can leave rust on garage door tracks, gate operators and hardware. Because replacement garage doors, gates and openers here generally need product approval and wind-rated bracing, it helps to sort out repair-versus-replace before listing. Where a home is in an HOA townhome or condo community, association documents and approval become part of the sale timeline.
What to know in Ojus
Flood zone and flood-insurance questions
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, so expect buyers to ask about your history.
Roof age and insurability
On homes built from the 1950s through the 1980s, roof age and condition are frequently the deciding factor in whether an insurer offers coverage. Buyers often ask about the roof first.
Four-point and wind-mitigation inspections
Insurers commonly ask for a four-point inspection (roof, electrical, plumbing, HVAC) on older homes. A licensed inspector can document wind-mitigation features on form OIR-B1-1802 that may support premium credits.
HOA and condo association approval
HOA townhome and gated condo communities are common in and around Ojus. Associations may require buyer approval and estoppel certificates, so request documents early.
Milestone inspections and SIRS
For condo buildings three stories or taller, buyers should ask for the association's milestone inspection and structural integrity reserve study reports. These can affect reserves, assessments and buyer financing.
Wear from humidity and salt air
Duct condensation, mold growth, clogged dryer vents and rusted garage door springs, hinges and gate hardware can come up in buyer inspections. Addressing them before listing avoids surprises.
Open permits surfacing at sale
Past work on doors, gates, roofs or openers may need product approval under the High-Velocity Hurricane Zone code. Check permit history before you list.
How we help
- Free comparative market analysisA licensee prepares an opinion of value for pricing. It is not an appraisal or an automated estimate, and the right price depends on your home's condition and the comparable sales.
- Preparing the homeWe walk through items buyers and inspectors in Ojus tend to notice, such as roof condition, dryer vents, gate and garage hardware, and moisture signs.
- Listing, marketing and showingsWe list and market the property and coordinate showings. We also help you assemble the flood disclosure and any association documents.
- Offers, contingencies and negotiationsWe review offers and contingencies with you and help negotiate inspection and appraisal issues, including insurance-related findings.
- Closing coordinationWe coordinate with the title company or closing attorney through closing. Verify current forms and disclosure requirements with your broker and a Florida attorney.
Florida rules and paperwork in Ojus
Florida sellers must give buyers a flood disclosure (s. 689.302, F.S.), and must disclose known material defects that are not readily observable. Many transactions use the FR/BAR or FR/BAR As Is contract. Condo and HOA sales require delivery of governing documents, budgets and association disclosures, with association approval where the documents require it. The statutory cancellation right that can apply to resale condo contracts depends on when documents are delivered, so verify with a Florida attorney. Milestone inspections apply to condo buildings three stories or taller once they reach 30 years (s. 553.899, F.S.), with a SIRS under s. 718.112(2)(g), F.S. Homestead is applied for through the Miami-Dade County property appraiser, generally by March 1 of the year after moving in, and Save Our Homes savings may be portable to a new Florida homestead. For the deed, Miami-Dade 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 35 cents per 100 dollars of the amount financed, and the nonrecurring intangible tax is 2 mills. Who pays each item is set by the purchase contract and is negotiable. Try the free Florida Doc Stamp & Closing Tax Calculator at /tools/florida-closing-costs. FIRPTA withholding may apply to foreign sellers, so confirm with a CPA. The regulator is the Florida DBPR, Division of Real Estate, under the Florida Real Estate Commission (FREC).
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 homeowners prepare for hurricane season and again right after named storms, with a secondary bump from November through April when seasonal residents return and reopen homes. Statewide, listing activity generally builds from January and peaks in spring through early summer, then slows during the late-summer and fall hurricane season. None of this predicts how quickly any one home will sell. To begin, call (888) 440-3766 or send a request with the form on this page for a free consultation, with no obligation.
We also help sellers 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.
Sell Your Home in Ojus: common questions
- Do I need a flood disclosure to sell in Ojus?
- Florida law calls for residential sellers to give buyers a flood disclosure (s. 689.302, F.S.). Because Ojus is inside the Miami-Dade High-Velocity Hurricane Zone, buyers often ask about flood zone and insurance history too, so gather that information before listing.
- Will a buyer want a four-point or wind-mitigation inspection on my older home?
- Many Ojus homes date from the 1950s through the 1980s, and insurers commonly ask for a four-point inspection on older homes. A wind-mitigation report can document features that may support premium credits, but amounts vary by insurer, so confirm with your insurance agent.
- I live in a townhome or condo near Biscayne Boulevard. What changes?
- You will need to deliver association documents and budgets, and the association may require buyer approval or an estoppel certificate. For buildings three stories or taller, buyers should also ask for milestone inspection and SIRS reports.
- Do I lose my homestead exemption when I sell?
- The exemption applies to your primary residence, and accrued Save Our Homes savings may be portable to a new Florida homestead. File with the Miami-Dade County property appraiser, generally by March 1, and confirm details with a Florida attorney or CPA.
- Does the free consultation cost anything?
- No. The consultation and the comparative market analysis are free and carry no obligation. The analysis is an opinion of value prepared by a licensee, not an appraisal.
Tell us about the home you're selling — Ojus
A licensed real-estate professional will contact you to talk through pricing and next steps. No obligation.
Licensed brokerage
Premier Real Estate Group Inc
Broker of record Maxim Bohadana, Florida broker license BK3314523
(888) 440-3766