The R&R Group Journal

The Coral Gables Sections, Explained: Where Each Kind of Buyer Ends Up

2026-11-04T00:00:00Z

"I want to buy in Coral Gables" is where most of our Gables conversations start. It is rarely where they end. The city is small, but its sections are so different from one another that the right answer for a buyer who wants a big lot and a dock has almost nothing in common with the right answer for a buyer who wants to walk to dinner. Here is how we sort it.

You want water and privacy

Gables Estates and Cocoplum. Both are gated, both sit on Biscayne Bay with deep-water canals, and both are where the city's largest homes are. Gables Estates has the largest estate lots on the bay. Cocoplum has a private club and a wider range of lot sizes. If a yacht is part of the plan, these are the streets. Expect the longest closings and the most due diligence of anywhere in the Gables.

Gables by the Sea and Sunrise Harbour. Canal-front homes with boat access at a lower entry point than the two estates sections. The water is minutes from the open bay. Houses here range from original 1960s ranches to full rebuilds, so the condition of the seawall and the dock matters as much as the kitchen.

Deering Bay. At the southern tip of the city, gated, with a golf course and a marina. A mix of condominiums and houses, and the quietest of the waterfront choices. Buyers here tend to be looking for a lock-and-leave home with the club as the center of life.

Photo: Averette, CC BY 3.0

You want a big lot and a canopy

Old Cutler Road. South of the main city, the road runs under a canopy of banyans with the estates of Hammock Oaks, Snapper Creek Lakes and Journey's End off it. Large lots, mature trees, and a feeling of being far from everything while being fifteen minutes from the Grove. Several of these enclaves are gated. This is where buyers go who want land more than they want to walk anywhere.

You want to walk to dinner

The Golden Triangle and downtown. The blocks around Miracle Mile, Giralda Plaza and Ponce de Leon Boulevard. This is the only part of the Gables where you can live without a car for a weekend. Condominiums, townhomes, and most of the city's new construction. The buyer here is often a downsizer from a Gables house, a professional working nearby, or an out-of-town owner who wants a Miami base that runs itself.

Photo: Phillip Pessar from Miami, USA, CC BY 2.0

You want a classic Gables house

Granada and North Gables. The oldest part of the city, laid out by George Merrick himself, around the Granada Golf Course. Mediterranean homes from the 1920s on streets named for Spanish cities. Many are historically designated, which protects the look of the block and adds a review step to any renovation. Buyers here are buying the architecture as much as the house.

The Coral Way corridor. The banyan tunnel that gave the city its postcard image, with historic homes on and just off the avenue. The same buyer as Granada, with a slightly larger lot and a louder street.

You want the university and the club

Riviera and the University area. Leafy streets of 1950s and 1960s homes between the University of Miami and the Riviera Country Club. Lots are generous, the houses are often ready for a second life, and the location is central to everything. This is where many first Gables purchases happen, and where many of the city's renovations happen.

How we use this

When you call, we will ask how you want to live before we ask what you want to spend. The answer usually points to two sections, and those two sections tell us which streets to drive first. Tell us what you have in mind and we will send you the fit, along with every home currently for sale in the Gables.

Getting a Mortgage as a Foreign National in Miami: What Lenders Ask For

2026-11-03T00:00:00Z

Many of the buyers who call us from Latin America and Europe plan to pay cash. Many others would rather keep part of their capital at home and finance the purchase. Both work. Financing as a foreign national is possible in Miami, but the file looks different from a resident's loan, and it takes longer to put together. This article covers the financing side only. The purchase itself, from contract to closing, gets its own guide later this month.

Who offers these loans

A foreign national mortgage is a loan to a buyer who is not a U.S. citizen or permanent resident and who usually has no U.S. credit history or U.S. income. Several banks and mortgage lenders in Miami offer them, often as part of a private banking relationship or through programs built for international buyers. They are not the standard loans most U.S. buyers get, so the terms, the documents and the timeline are set by each lender.

That last point is the most important one. Two lenders can quote very different down payments, rates and document lists for the same buyer. We always suggest talking to more than one.

The down payment and the reserves

Expect to put down more than a U.S. resident would. The lender sets the minimum, and it often depends on the type of property, the price, and your profile. A single-family house and a condo in an older tower can be treated differently by the same lender.

Lenders also ask for reserves: money left over after the down payment and closing costs, usually measured in months of the future mortgage payment. Many want those reserves in a U.S. account, sometimes at their own bank. Ask early how many months they require and where the money has to sit.

The documents lenders ask for

Every lender has its own list, but most files include:

A valid passport, and often proof of your current visa or how you enter the United States.
Proof of income from your home country: tax returns, an employer letter with salary and time in the job, or, if you own a business, financial statements and a letter from your accountant.
Bank statements for the last several months, showing the funds for the down payment, closing costs and reserves.
A reference letter from your bank at home, and sometimes credit reference letters, because there is no U.S. credit report to pull.
Proof of address abroad, such as a utility bill.
Certified English translations of any document in another language. Some lenders also ask for amounts converted to dollars.

The lender will also want to see where the down payment comes from. Money that has been in your account for a while is simpler. A recent large deposit, a sale of a business, or a gift from a relative will need paperwork that explains it. If funds are moving from another country, plan the transfer with your bank well in advance, and keep every confirmation.

Photo: Rhododendrites, CC BY-SA 4.0

The building matters as much as you do

For condos, the lender approves the building as well as the buyer. The lender will ask the association for information about the building: its budget, its reserves, any pending litigation, how many units are owner-occupied or rented, and its insurance.

Since Florida tightened its condo safety laws, lenders also pay close attention to milestone inspections, structural reserve studies and any repairs the association has not yet funded. Some lenders will not lend in a building with significant unfunded repairs, short-term rental activity, or a hotel-style rental program.

This is why we check a building's financing picture before we show it to a buyer who needs a loan. A unit that fits every wish but cannot be financed is not a real option. When a building is a problem for one lender, another may still work, and sometimes the honest answer is that the unit only makes sense for a cash buyer.

Rate, currency and the full monthly cost

Foreign national loans usually carry a higher rate than resident loans. Lenders may offer fixed rates, adjustable rates, or both. Ask how long the rate is locked, what happens if closing is delayed, and whether there is a penalty for paying the loan off early.

There is also a risk that no lender can price for you: the currency. The mortgage is in dollars. If your income is in pesos, reales or another currency, a change in the exchange rate changes what the payment costs you. Some buyers keep a dollar reserve or rental income in the U.S. for exactly this reason. That is a decision to make with your financial advisor.

Most lenders also require the monthly payment to come out of a U.S. account automatically.

The lender will require insurance on the property before closing. For a house, that is a homeowners policy. For a condo, it is usually a policy on the interior of your unit, since the association insures the building. If the property is in a flood zone that requires it, the lender will also require flood insurance.

Many lenders collect property tax and insurance with the monthly payment through an escrow account. When you compare loans, compare the full monthly figure, not only the rate: principal, interest, taxes, insurance, and the association fee for a condo.

The timeline: start before you tour

A foreign national loan takes longer to approve than a domestic one. Documents come from another country, translations take time, and the building review adds another step. In Miami, a seller usually wants to see a pre-approval letter with your offer, and a financed offer competes with cash buyers who can close quickly.

Our advice is simple. Talk to a lender before you start looking. Get a clear list of documents, a pre-approval for a realistic price range, and an idea of which property types that lender will finance. Then we search inside that range, and your offer arrives with a lender ready to close.

How we help

We introduce our clients to lenders who work with international buyers regularly, check each building's financing picture before you fall in love with a unit, and keep the lender, the association and the title company on the same calendar until closing. If a structure or tax question comes up, we bring in your attorney or CPA rather than guess. Tell us where you are buying from and what you have in mind, in English or Spanish, and we will help you start with the right lender. To get a feel for what is available, browse condos for sale in Brickell.

The Florida Homestead Exemption and the Save Our Homes Cap, Explained

2026-11-02T00:00:00Z

Ask a Florida homeowner what they pay in property tax and the answer often has less to do with the house than with how long they have lived in it. That is the homestead system at work. For a buyer, it is one of the most important things to understand before an offer, because it explains why your first tax bill can look very different from the seller's. Here is how it works, in plain terms.

What the homestead exemption is

If a Florida property is your permanent residence, you can apply for a homestead exemption with the county property appraiser. In Miami-Dade, that is the Miami-Dade Property Appraiser. The exemption removes a set amount of the home's assessed value before tax is calculated. Part of it applies to every tax on the bill, and part applies to everything except school taxes.

The dollar amounts are set by the state and part of the exemption is now adjusted over time, so we do not quote a figure here. The property appraiser publishes the current numbers each year.

The exemption itself is useful. The bigger benefit is what comes with it.

Save Our Homes: the cap that grows in value

Once your home has a homestead exemption, the Save Our Homes amendment to the Florida Constitution limits how much its assessed value can rise each year. The increase is capped at 3 percent or the change in the Consumer Price Index, whichever is lower, even if the market value of the home rises much faster.

Over a few years that gap is small. Over ten or twenty years in a place like Coral Gables or Coconut Grove, it can be very large. A long-time owner may be taxed on an assessed value far below what the home would sell for today.

Here is the part buyers need to hear: the cap does not transfer with the house. When a home sells, its assessed value resets to market value as of the following January 1. The seller's tax bill reflects the seller's years of savings. Yours will start from the price you paid.

That is why we never use the seller's current tax bill to estimate a buyer's carrying costs. We estimate the tax on your purchase price instead, and we show you both numbers side by side.

Photo: Ebyabe, CC BY-SA 3.0

Who qualifies, and when to apply

The rules are specific, and the property appraiser makes the final call. In general:

You must own the home and make it your permanent residence as of January 1 of the tax year.
The application is due by March 1 of that year. Miami-Dade accepts applications online.
A family unit can hold only one homestead. Married couples cannot claim two.
You will be asked for documents that show Florida residency, such as a Florida driver's license, vehicle registration and voter registration.
Buyers who are not U.S. citizens generally need permanent residency to qualify. If your status is different, ask the property appraiser directly before you count on the exemption.

Timing matters. If you close in February and move in right away, you have missed January 1 of that year, so the exemption starts the following year. If you close in December and move in before the new year, you can apply for the coming year. We point this out to clients when they are choosing a closing date.

Portability: taking your savings with you

If you already have a Florida homestead and you sell it to buy another Florida home, you may not have to start from zero. Portability lets you transfer some or all of the Save Our Homes benefit you built up, the difference between your old home's market value and its assessed value, to the new homestead.

How it works in general terms:

Moving up. If the new home is worth more than the old one, you can generally carry over the full accumulated benefit, up to a cap set in the constitution.
Downsizing. If the new home is worth less, the benefit is reduced in proportion to the difference in value.
The window is limited. You have to establish the new homestead within a set period after leaving the old one. The property appraiser can confirm the deadline for your dates.
It is not automatic. You file a portability application together with the homestead application on the new home.

For an owner who has been in a Miami home for many years, portability can be worth a great deal. It is one of the first things we ask about when a client plans to sell one Florida home and buy another, because it can shape both the timing and the budget.

What the homestead does not cover

A few things buyers often assume, and should not:

Second homes and rentals do not qualify. A property you do not live in permanently has no homestead exemption and no Save Our Homes cap. Florida does limit annual assessment increases on most non-homestead property to 10 percent for non-school taxes, but school taxes are not capped, so the bill can rise faster.
Renting out your homestead can cost you the exemption. Florida treats renting the whole home as a sign you have abandoned it as your residence, with narrow exceptions. Ask before you list it on a rental platform.
Improvements can raise the assessment. Adding square footage or a major renovation can increase the assessed value beyond the cap. Routine repairs generally do not.
There are other exemptions. Seniors with limited income, veterans with disabilities and some other owners may qualify for additional exemptions. The property appraiser's office lists them.

Florida's property tax rules are also amended from time to time, sometimes by the legislature and sometimes by voters. Before you rely on any figure, check the current rules with the property appraiser or a tax advisor.

How this changes the way you budget

When we prepare a buyer's numbers, the property tax line is built from the purchase price, the current millage rates for that address, and whether you will claim homestead. In Miami-Dade, millage differs by city and taxing district, so the same price can produce a different bill in Coral Gables, Miami Lakes or the City of Miami.

At closing, the year's taxes are prorated between buyer and seller based on the seller's bill. That bill may include the seller's homestead. The following year, you receive your own bill, based on your assessment. Plan for the second number, not the first.

How we help

We walk every buyer through the homestead math before an offer goes in: the estimated tax on your price, the first year you can claim the exemption, and what portability could bring if you are selling a Florida home. We coordinate with your tax advisor when your situation needs one. Tell us what you are planning and we will run the numbers with you, or browse homes for sale in Coral Gables to start.

A Local's Weekend in Coconut Grove: The Bayfront, the Village and the Parks

2026-11-01T00:00:00Z

The best way to understand a neighborhood is to spend a weekend in it the way the people who live there do. In Coconut Grove that means the bay in the morning, the village on foot in the afternoon, and the old trees overhead the whole time. When a client tells us they are considering the Grove, this is the weekend we suggest before they look at a single house.

Saturday morning: the bayfront

Start early on South Bayshore Drive, when the bay is calm and the light is soft. The stretch from David T. Kennedy Park to Peacock Park is the Grove's front porch: open lawns, shade trees, a fitness trail and a path along the water. It is busy with runners, walkers and cyclists from first light, and the views reach across Biscayne Bay toward Key Biscayne.

Keep walking toward Dinner Key. The marina is full of sailboats and cruisers, and the Art Deco building beside it, now Miami City Hall, was once the terminal for Pan Am's seaplanes. Sailing has been part of Grove life for more than a century, and on most weekends you will see small boats and regattas out on the bay.

Photo: Phillip Pessar, CC BY 2.0

Late morning: the farmers market and the village

From the bay, head up into the village center. The Grove has a long-running Saturday farmers market, a good place for coffee, fruit and a slow start. From there, the heart of the Grove is a few walkable blocks around Main Highway, Grand Avenue and Commodore Plaza, with CocoWalk at the center.

This is what makes the Grove different from most of Miami: you can park once and spend the day on foot. Restaurants, cafes, shops, a cinema, galleries and bars are all within a short walk, and many of the side streets are shaded by large trees. On a weekend afternoon, the village is lively without feeling rushed.

If you are seriously considering the Grove, do part of this day without a car. Walk from the bay to the village, then into the residential streets a few blocks away. How far you are happy to walk on a warm afternoon tells you a lot about which part of the Grove will suit you.

Afternoon: history and gardens

The Grove is the oldest settled part of Miami, and its history is easy to visit.

The Barnacle Historic State Park. Built in 1891 by Ralph Munroe, one of the Grove's early settlers and a yacht designer, the house is the oldest home in Miami-Dade County still standing on its original site. The grounds include a stretch of native hardwood hammock that runs down to the bay.
Vizcaya Museum and Gardens. At the Grove's northern edge, James Deering's early twentieth-century bayfront estate has formal gardens, fountains and rooms that are worth an afternoon on their own.
The Kampong. The former home of the botanist David Fairchild, now part of the National Tropical Botanical Garden, holds tropical plants collected from around the world. Visits are by schedule, so check before you go.

Photo: Balou46, CC BY-SA 4.0

Saturday evening: dinner in the village

Evenings in the Grove are a large part of the appeal. Book dinner in the village center or along the waterfront near Dinner Key, where several restaurants sit right on the marina. Afterward, a walk under the trees on Main Highway is part of the routine. The Grove is more casual than Brickell and livelier than Coral Gables after dark, and on weekends it can be busy, so plan parking or use a rideshare.

Sunday: on the water or under the trees

Sunday is for the bay or the streets. A few ideas:

Get on the water. Rent a kayak or paddleboard, join a sailing lesson, or take a boat out from Dinner Key.
Ride the bay paths. Bike lanes and paths along South Bayshore Drive and Main Highway connect the parks, the village and the leafy streets of the South Grove.
Drive the South Grove. A deep tree canopy, winding roads and homes tucked behind tropical landscaping give you a sense of how varied Grove housing is.
Time it with a festival. The Coconut Grove Arts Festival fills the bayfront every February, and the village hosts smaller events through the year.

What the weekend tells you about living here

By Sunday night, most people know whether the Grove fits them. The weekend shows you the things that shape daily life:

Walkability. Few Miami neighborhoods let you walk to dinner, the bay and the grocery store from home.
The canopy. The Grove protects its trees, which keeps the streets shaded but also limits how much of a lot can be built on.
Housing variety. Bayshore condominiums with water views, townhomes near the village, older cottages and large estates in the South Grove.
Access. US-1 and the Metrorail station connect the Grove to Brickell, downtown and Coral Gables in a short ride.
Activity. The village is lively on weekends. If you want calm evenings, the residential streets a few blocks away are very different from the blocks around CocoWalk.

How we help in Coconut Grove

We know the Grove street by street, from the bayfront towers to the leafy lanes of the South Grove, and we can show you which parts fit the way you want to live. Read our Coconut Grove guide, see every home currently for sale in the Grove, and when you are ready, tell us what you are looking for.

Home Inspection in South Florida: What It Should Cover and What to Do With the Report

2026-10-31T00:00:00Z

A home inspection is the one chance you get to look closely at a house before it is yours. In South Florida, heat, humidity, salt air, termites and hurricane season all leave their mark on a building, so a good inspection here covers more than a generic checklist. Here is what we expect an inspection to include, which extra inspections are worth adding, and how we help clients turn the report into a decision.

How the inspection period works

Most residential purchases in Miami are written on an "as is" contract with an inspection period. During that window, you inspect the property and, if the results are not acceptable to you, you can cancel under the terms of the contract. The seller is not obligated to make repairs, but the findings give you a basis to negotiate a credit or a price change.

The inspection period is short and it goes fast. We schedule inspectors as soon as the contract is signed, so you have time to get specialist opinions and repair quotes before the deadline. Florida licenses home inspectors, and we suggest choosing one with deep experience in local construction.

What the general inspection should cover

A general home inspection is a visual review of the major systems and components that are accessible on the day. In South Florida, pay special attention to:

Roof. Material, approximate age, visible damage, loose or cracked tiles, flashing, and signs of past leaks inside the attic and on ceilings.
Structure and exterior. Cracks in walls and slabs, stucco condition, drainage around the house, and the state of windows and doors, including whether they are impact-rated.
Air conditioning. Age and condition of the system, the condensate drain line and signs of poor drainage. In this climate the AC runs most of the year, so it matters.
Plumbing. Supply pipe materials, leaks, water pressure, the water heater and visible drain lines.
Electrical. The panel, wiring type, grounding and any safety hazards.
Moisture and mold. Stains, musty smells and elevated moisture readings around windows, bathrooms, AC closets and ceilings.
Appliances and interior. Kitchen appliances, doors, floors, and anything that does not work as it should.

A general inspector reports what can be seen. They do not open walls, and they will often recommend a specialist when something needs a closer look.

Photo: formulanone, CC BY-SA 2.0

The inspections worth adding here

South Florida purchases usually need a few more reports beyond the general inspection:

Wood-destroying organism (WDO) inspection. Termites are common here, both subterranean and drywood. The WDO report notes active infestation, past damage and previous treatment.
4-point inspection. Many insurers require it for older homes. It covers the roof, electrical, plumbing and HVAC from an insurance point of view.
Wind mitigation inspection. It documents hurricane-resistant features that can lower your insurance premium.
Sewer line camera scope. Older homes may have cast iron or clay drain lines that crack or corrode over time. A camera scope shows the condition of pipes you cannot see.
Pool inspection, if there is a pool: the structure, equipment, safety features and any leaks.
Seawall and dock inspection for waterfront homes, and a septic inspection for homes not on city sewer.

Not every home needs every report. We decide which ones make sense based on the age, type and location of the property.

Condos are different

When you buy a condo, your inspection covers the unit: the interior, the AC, the water heater, the windows and doors, the plumbing fixtures and the electrical inside the unit. The roof, the structure and the common areas belong to the association. For those, the association's milestone inspection report, reserve study and meeting minutes tell you far more than any unit inspector can.

Permits matter as much as condition

A home can look perfect and still have a problem in the public record. Before the inspection period ends, we check the permit history with the city or county:

Open or expired permits, where work was started but never formally closed out.
Unpermitted additions, such as enclosed garages, extra bathrooms or converted patios.
Roof and AC permits, which confirm when those systems were actually replaced.

Open permits and unpermitted work can delay a closing, complicate insurance and financing, and become your problem after you buy. They are usually much easier to resolve before closing, with the seller's cooperation, than after.

Photo: RealEstateImages, CC0

What to do with the report

Inspection reports are long, and almost every one lists dozens of items. That does not mean the house is a problem. The job is to sort the findings:

Safety issues and major systems. Roof, structure, electrical hazards, active leaks, termites and anything that affects insurance. These come first.
Costly near-term items. An AC near the end of its life, a water heater that needs replacing, drain lines that need work. Get quotes from licensed contractors so you are negotiating with real numbers.
Maintenance and cosmetic items. Caulking, loose fixtures, minor wear. Note them, plan for them, and do not spend negotiating capital on them.

Then decide what to ask for. The usual options are a price reduction, a credit at closing, seller repairs with permits and receipts, or, if the findings change the picture completely, cancelling within the inspection period.

How we help

We schedule inspectors immediately, attend the inspection when we can, read the report with you, and help you get specialist opinions and quotes before your deadline. Then we negotiate with the seller based on what actually matters. If you are getting ready to buy, talk to our team about the homes on your list.

Living in Pinecrest: A Neighborhood Guide to Big Lots and Green Streets

2026-10-30T00:00:00Z

Pinecrest is where Miami goes green. Drive a few minutes south of Dadeland, turn off US-1, and the city gives way to winding roads, deep shade and houses set far back on lots that would be unusual anywhere else in the county. Buyers who want space, privacy and a garden around the house almost always end up looking here. This is how we describe Pinecrest to clients considering it.

Where it is and how it came to be

Pinecrest sits in southern Miami-Dade, between South Miami, Coral Gables and Palmetto Bay. It incorporated as its own village in 1996, and it has kept a clear identity since: low-density residential streets, a strong emphasis on landscape and very little commercial development inside the neighborhoods themselves.

Shopping and offices are concentrated along US-1 and a few main roads at the edges, which is a big part of why the residential streets feel the way they do. You drive out to errands, and you drive back into the trees.

Lots and landscape

Lot size is the defining feature of Pinecrest. Many lots are large by Miami standards, often close to an acre, and the village's zoning is designed to keep that pattern. That space shows up in a few ways:

Room around the house. Long driveways, deep setbacks, side yards wide enough for a garden, a pool and a guest house.
A mature canopy. Old oaks, banyans and royal palms line many streets, and older lots often have fruit trees such as mango and avocado.
Privacy. Hedges and landscaping do more to separate homes than walls do.

The landscape is an asset you inherit, and a responsibility. Large trees need regular care, especially before hurricane season, and most cities in Miami-Dade regulate tree removal. Before you plan to clear space for an addition or a pool, check the village rules for trees, fences and setbacks.

Photo: Ebyabe, CC BY-SA 3.0

The homes

Housing in Pinecrest is mostly single-family, in a range of eras and styles:

Mid-century ranch homes, often single-story, on the original large lots.
Renovated and expanded homes, where owners kept the footprint and modernized the interior.
New custom construction, where an older house was replaced with a larger modern or Mediterranean-style home.

That mix means value in Pinecrest often sits as much in the land as in the house. For an older home, we look at both: what it would cost to renovate, and what the lot would support if a buyer chose to rebuild.

Because the lots are large, many homes have features that are hard to find closer to the city: a full-size pool, a separate guest house, a detached garage or a home office set apart from the main house. When those structures exist, we confirm they were permitted and make sure the insurance quote accounts for them.

Parks and things to do

The best-known landmark is Pinecrest Gardens, the village's botanical garden and park on the site of the original Parrot Jungle attraction. It has old banyans, tropical plantings, a lake and walking paths, and it hosts concerts and community events through the year. The village also runs several other parks with tennis courts, ball fields, playgrounds and open space.

Just east, in Coral Gables, Fairchild Tropical Botanic Garden and Matheson Hammock Park are a short drive away along the scenic Old Cutler corridor, with gardens, walking trails and access to Biscayne Bay. For shopping and dining, Dadeland and South Miami are a few minutes north.

Photo: Ebyabe, CC BY-SA 3.0

Getting around

Pinecrest's location is practical. US-1 runs along its edge, with Dadeland and the Metrorail stations close by for trips to Coral Gables, Brickell and downtown. The Palmetto Expressway and the Don Shula Expressway are a few minutes west, which helps for trips to Kendall, Doral and the airport.

Travel times depend heavily on the hour. US-1 is busy at rush hour, so if you will commute every day, drive the route at the time you would actually leave before you commit.

What to check before you buy

A Pinecrest purchase has a few specific items to review:

Septic or sewer. Some homes in the area are on septic systems rather than city sewer. The inspection should cover the system, and it is worth asking about any plans for sewer connection on the street.
Roof, plumbing and electrical. Many homes are decades old, and these systems drive both repair costs and insurance. Order a 4-point and a wind mitigation inspection along with the general inspection.
Trees. Large trees close to the house can affect the roof, the foundation and the drains. Ask your inspector to note them.
Flood zone and drainage. Check the flood zone, ask for the elevation certificate if one exists, and walk the property after a heavy rain if you can.
Permits. Additions, pools and guest houses should have permits on file. Unpermitted work can complicate insurance, financing and a future sale.

How we help in Pinecrest

We know how to read a Pinecrest property for both the house and the land, and we bring in the right inspectors for septic systems, trees and older homes. If you are also comparing Pinecrest with Coral Gables, we can show you both side by side. When you are ready, browse homes for sale across Miami-Dade and tell us what you are looking for.

Homeowners Insurance in South Florida: What to Price Before You Make an Offer

2026-10-29T00:00:00Z

In most of the country, homeowners insurance is a detail you arrange a week before closing. In South Florida it can decide whether a purchase works at all. The same house can be easy to insure or very expensive depending on the age of its roof, how it is built to resist wind and where it sits relative to the water. That is why we ask every buyer to start pricing insurance before the offer, not after. Here is what drives the number.

Why insurance comes first

Insurance affects a purchase in three ways. It is part of your monthly cost, often a large part. Your lender will not close without it. And some houses are hard to insure until something is fixed, which can turn a good deal into a long negotiation.

So before we write an offer on a house, we like you to have a conversation with an independent insurance agent who writes policies in Florida. Give them the address, the year built, the roof age if the listing shows it, and whether the home has impact windows or shutters. A rough quote at this stage tells you whether the monthly numbers work.

The roof

The roof is the single biggest factor in insuring a Florida home. Insurers care about:

Age. Older roofs narrow your choice of insurers and raise the price. Florida law limits when an insurer can refuse coverage based on roof age alone, but an older roof still affects what you will pay and who will write the policy.
Material. Tile, shingle, metal and flat roofs each have different expected lifespans and different treatment by insurers.
Condition. Missing tiles, soft spots, past leaks or poor repairs show up in inspections and in the insurer's decision.

The roof's permit history tells you when it was actually replaced. We look it up rather than relying on what a listing says.

Photo: W.carter, CC BY-SA 4.0

The 4-point inspection

For older homes, many insurers require a 4-point inspection before they will write a policy. A licensed inspector reports on four systems:

Roof: age, material and remaining life.
Electrical: the panel, the wiring type and any hazards.
Plumbing: the pipe materials, the water heater and any leaks.
HVAC: the age and condition of the air conditioning and heating.

Certain items are known problems with insurers, such as some older electrical panel brands, aluminum branch wiring and certain types of older plumbing. If the 4-point shows one of them, you may need to replace it before an insurer will bind coverage. It is far better to learn that during your inspection period than the week before closing.

The wind mitigation inspection

A wind mitigation inspection documents the features that help a house resist hurricane winds. The inspector records things like:

How the roof deck is attached to the trusses.
How the roof is tied to the walls, for example with clips or straps.
The roof shape. Hip roofs generally perform better in wind than gable roofs.
Whether there is a secondary water barrier under the roof covering.
Whether windows and doors are protected with impact-rated glass or approved shutters.

Florida requires insurers to offer discounts for qualifying wind mitigation features, and on some homes those credits make a real difference to the premium. If the seller has a recent wind mitigation report, ask for it. If not, it is an inexpensive inspection to add.

Citizens and the private market

Citizens Property Insurance Corporation is the state-created insurer that covers homeowners who cannot find coverage in the private market at a comparable price. Many South Florida homes are insured through Citizens, especially older homes and homes close to the coast.

Citizens has its own eligibility rules, and it now requires many policyholders to also carry flood insurance. If the home you are buying is currently insured with Citizens, that is useful information, but your own eligibility is decided when you apply. Your insurance agent can tell you whether a private insurer will write the house and how the two options compare.

Flood, deductibles and condos

A standard homeowners policy does not cover flood. Flood insurance is separate, through the National Flood Insurance Program or a private flood insurer.

If the home is in a high-risk flood zone and you have a federally backed mortgage, the lender will require flood insurance.
Flood pricing is now based more closely on each property's own risk, so two homes on the same street can price differently.
An existing NFIP policy can often be transferred to the buyer. Ask whether the seller has one and what it costs.
Even outside a high-risk zone, many South Florida owners choose to carry flood coverage. Heavy rain floods streets that are not near any water.

Ask for the elevation certificate if one exists. It is one of the main documents a flood insurer uses.

Two more things to understand when you compare quotes. First, Florida policies carry a separate hurricane deductible, usually a percentage of the dwelling coverage rather than a flat amount. Know what that number is in dollars. Second, if you are buying a condo, the association's master policy covers the building, and you need your own policy (often called an HO-6) for the interior, your belongings and your liability. The association documents tell you where the line falls.

How we help

We order the 4-point and wind mitigation inspections alongside the general inspection, pull the roof permit history, and give your insurance agent what they need early so you have real quotes inside your inspection period. We do not sell insurance or give insurance advice, but we make sure you are never surprised by it. If you are getting ready to buy, talk to our team about the homes you are considering.

Florida's Condo Safety Laws: What Buyers Need to Know Before Signing

2026-10-28T00:00:00Z

After the Champlain Towers South collapse in Surfside in 2021, Florida rewrote the rules for older condominium buildings. The changes were meant to make sure buildings are inspected on a schedule and that associations actually save money for major repairs. For buyers, they changed what you should read before you sign, and they changed how some buildings are priced. Here is how the rules work in general terms, and what we look at with every condo client.

Why the rules changed

For years, many Florida condo associations kept monthly dues low by putting aside little or nothing for future repairs. Owners could vote to waive reserves, and many did. When a building eventually needed a new roof, concrete restoration or new plumbing, the money had to come from owners all at once.

The new laws aim to end that pattern. They require periodic structural inspections for older buildings and require associations to fund reserves for the parts of the building that keep it standing and dry. Miami-Dade already had its own recertification program for older buildings, and the state rules now apply across Florida.

Milestone inspections

A milestone inspection is a structural inspection of a condominium or cooperative building three stories or taller. It is required once the building reaches a certain age set by state law, and then again on a recurring cycle. Local building officials can require it sooner in some cases.

The inspection happens in phases:

Phase one is a visual examination of the structure by a licensed architect or engineer.
Phase two is required only if the first phase finds signs of substantial structural deterioration. It is more invasive and may include testing.

The association must share the results with owners, and repairs identified in the report must be addressed within the time the law and the local building department allow.

For a buyer, the question is simple: has the building had its milestone inspection, what did it find, and what is being done about it? We ask for the report, not a summary of it.

Photo: Daniel Christensen, CC BY-SA 3.0

Structural integrity reserve studies

The second major change is the structural integrity reserve study, often called a SIRS. Buildings three stories or taller must have one, prepared by a qualified professional. It looks at the components that matter most for safety and long-term condition, including:

Roof and load-bearing walls.
Floors and foundation.
Fireproofing and fire protection.
Plumbing and electrical systems.
Waterproofing and exterior painting.
Windows and exterior doors.

The study estimates how long each item will last and what it will cost to replace, and the association must fund reserves for those items. The law now sharply limits the ability of owners to waive or reduce reserves for these structural components.

This is the part that changed monthly dues in many buildings. When an association has to fund reserves that it previously skipped, dues go up, sometimes sharply.

Special assessments

A special assessment is a one-time charge to owners, on top of regular dues, to pay for a repair or a shortfall. Under the new rules, buildings that need major work and lack reserves often turn to special assessments, sometimes payable in installments over several years.

Before you buy, you want to know about:

Assessments already approved and how much remains unpaid on the unit.
Assessments proposed or under discussion at board meetings.
Large projects the milestone inspection or the reserve study say are coming.

Who pays an assessment that is approved before closing but due after it is a contract question. We make sure the contract addresses it clearly.

The documents we read with you

When you buy a resale condo in Florida, you are entitled to receive the association's governing documents, and Florida law gives buyers a short period after receiving them to review and cancel. The exact rules are set by statute and your contract, so we confirm the dates for each purchase. During that window, we read:

The milestone inspection report, if the building is old enough to need one.
The structural integrity reserve study and how fully the association is funding it.
The current budget, the reserve balances and the most recent financial statements.
Board meeting minutes from the past year or more. This is where planned projects, insurance problems and assessment discussions show up first.
The estoppel certificate, which confirms what the seller owes the association.
The rules, including leasing restrictions, pet policies and the approval process for buyers.

Photo: RealEstateImages, CC0

How the rules affect financing and price

Lenders and the agencies behind most mortgages look closely at a building's finances and condition. A building with significant deferred maintenance, critical repairs or inadequate reserves can become harder to finance, which can limit the pool of buyers to those paying cash. That affects both what you can borrow and what the unit will be worth when you sell. If you are financing, we ask your lender to review the building early, not after you are under contract.

The rules also create opportunities. Buildings that have completed their inspections, funded their reserves and finished their repairs are now easier to understand and easier to finance. A higher monthly fee in a well-funded building can cost less over time than a low fee in a building that has not yet faced its bills.

How we help

We request the inspection reports, reserve study, budget and minutes as early as possible, read them with you, and bring in your lender, an attorney or a building engineer when the documents raise questions we should not answer alone. If you are looking at condos in Brickell, Edgewater or anywhere in Miami-Dade and Broward, send us the building and we will tell you what we would want to see first.

What a Buyer Pays at Closing in Miami-Dade: The Line Items Explained

2026-10-27T00:00:00Z

Every buyer asks the same question once an offer is accepted: how much do I need to bring to closing? The honest answer is that it depends on the price, the loan, the property and the contract. What we can do is explain every line you will see, so the final number makes sense when it arrives. Here is how closing costs work for a buyer in Miami-Dade.

Two documents tell you the number

If you are financing, your lender gives you a Loan Estimate shortly after you apply. It lists the expected loan costs, the cash needed to close and the monthly payment. Before closing you receive a Closing Disclosure, which shows the final figures. Federal rules require you to receive it at least three business days before you close, and that window exists so you can compare it line by line with the estimate.

The title company or closing attorney also prepares a settlement statement that shows both sides of the transaction. If you are buying with cash, that statement is the document that tells you what to wire.

We review both with you. Most surprises at closing come from a line nobody explained in advance.

Title and closing charges

In Florida, the title company or a closing attorney runs the closing. Their charges usually include:

Owner's title insurance policy. It protects you against covered problems with the title that existed before you bought, such as an unknown lien or a recording error. In Miami-Dade, local custom often has the buyer paying for the owner's policy and choosing the title company, but the contract decides who pays.
Lender's title policy. If you have a mortgage, the lender requires its own policy. The buyer pays for it.
Title search, settlement and closing fees. The work of examining the records, preparing documents and running the closing.
Endorsements. Additional coverage the lender may require for specific risks.

Title insurance premiums in Florida are set by the state, but the other fees vary by company. It is fair to ask for an itemized quote early.

Photo: Blogtrepreneur, CC BY 2.0

Lender charges and Florida taxes on the loan

If you are financing, the lender's section of the Loan Estimate typically includes:

An origination or processing fee.
Discount points, if you choose to pay upfront for a lower interest rate.
The appraisal, which the lender orders and you pay for.
Credit report, flood certification and similar third-party fees.

These vary widely from lender to lender. Comparing two or three Loan Estimates for the same loan type is one of the simplest ways to save money on a purchase.

Florida also charges taxes when a mortgage is recorded: a documentary stamp tax on the promissory note and an intangible tax on the mortgage. Both are calculated on the loan amount, and in a financed purchase they are normally a buyer cost. A cash buyer does not pay them because there is no new loan.

The county also charges recording fees to record the deed and the mortgage in the public records. The documentary stamp tax on the deed itself is a separate item that in Miami-Dade is typically paid by the seller, though again the contract governs.

Rates are set by law and can change, so we let the title company and your lender quote the exact amounts for your purchase.

Prepaids, escrow and prorations

This is the part of the statement that confuses people most, because these are not fees. They are money paid in advance for things you would pay anyway.

Homeowners insurance. Lenders usually require the first year's premium to be paid at or before closing. In South Florida this can be a significant number, which is why we suggest getting quotes early.
Flood insurance, if the property requires it or you choose to carry it.
Escrow deposits. If your loan has an escrow account, the lender collects a few months of property taxes and insurance upfront so the account can pay those bills when they come due.
Prepaid interest from the closing date to the end of the month.
Property tax proration. Florida property taxes are paid in arrears, so the seller usually credits you for the part of the year they owned the home. That credit lowers your cash to close.

Condo and HOA charges

If the property is in a condominium or a homeowners association, expect some of these:

Application or approval fees for the association's review of the buyer.
Capital contribution or transfer fees, which some associations charge on every sale.
Prorated dues for the current period.

Who pays the association's estoppel certificate, the letter that confirms what the seller owes, depends on the contract. We read the association documents with you before you are committed, so these charges are known in advance.

Photo: Daniel Christensen, CC BY-SA 3.0

Costs paid before closing, and protecting the wire

Some costs come before closing and are paid directly:

Home inspection, plus the 4-point and wind mitigation inspections that insurers often ask for in Florida.
Termite (WDO) inspection, and any specialist inspections such as a sewer scope or a seawall report.
Survey, if you or your lender want one.
Earnest money deposit. This is not a cost. It is credited toward your purchase at closing.

Finally, wire fraud targets real estate closings. Criminals send fake emails that look like they come from the title company with new wiring instructions. Always confirm wiring instructions by calling the title company at a number you already know, never one from the email, and never act on a last-minute change to where the money goes.

How we help

We ask the title company and your lender for itemized estimates early, read the Closing Disclosure with you before you sign, and flag anything that changed. For questions about taxes or how to hold title, we will point you to a CPA or a real estate attorney. If you are planning a purchase and want to understand your numbers before you start, talk to our team.

Living in Miami Lakes: A Neighborhood Guide From Our Home Base

2026-10-26T00:00:00Z

Miami Lakes is where The R&R Group is based, so it is the neighborhood we know street by street. It sits in the northwest corner of Miami-Dade, close to the Broward line, and it feels different from the rest of the county the moment you turn off the expressway: curving streets, mature trees, water behind the houses and a town center you can walk. Here is how we describe it to buyers who are seeing it for the first time.

A planned town built around water

Miami Lakes was developed by the Graham family starting in the 1960s, on land that had been a dairy farm. It was planned from the beginning as a complete community: neighborhoods arranged around a network of man-made lakes, greenbelts and walking paths between sections, and a commercial center at its heart. It became its own town in 2000, with its own council and its own local rules.

That planning is the reason people choose it. Streets curve instead of running in a grid. Many homes back onto a lake or a green space instead of another backyard. Landscaping is taken seriously, and most sections have a consistent look that owners and associations work to keep.

Main Street and daily life

The town center, known as Main Street, was designed as a walkable downtown: restaurants, cafes, shops, offices and apartments arranged along a few blocks with sidewalks, shade and parking behind the buildings. It is where residents meet for dinner, run errands and spend a slow weekend morning.

Beyond Main Street, daily life is practical. Supermarkets, pharmacies, gyms and medical offices are spread along the main roads, and most errands take a few minutes by car. The town runs parks with ball fields, tennis courts, playgrounds, open lawns and a community center, and the lake paths are popular for walking, running and cycling early in the day.

Photo: Town of Miami Lakes, CC BY-SA 4.0

The homes

Housing in Miami Lakes covers several decades and several types:

Single-family homes, from the original 1960s and 1970s ranch houses to larger homes built in later sections. Lakefront lots carry a premium.
Townhouses and villas, often in their own gated or semi-private sections with shared landscaping and pools.
Condominiums and apartments, including garden-style buildings and newer residences near the town center.

Many sections have a homeowners association, known locally as an HOA. Each one has its own fees, rules and approval process. Some cover landscaping, exterior paint colors, fences, boats and parking. Before you make an offer, we get the association documents and read them with you so there are no surprises after closing.

What to check before you buy

Miami Lakes is a mature community, and the things that matter most are the ones that come with age and water.

Roof, plumbing and electrical. Many original homes are now decades old. Roof age and the condition of older plumbing and electrical panels affect both your repair budget and your ability to insure the house. We bring these into the conversation before the inspection, not after.
Lake rules. A lake behind the house does not automatically mean a dock or the right to put a boat on the water. Rules on docks, boats and lake use vary by section and association, so we confirm them for the specific property.
Flood zone and elevation. Being near water changes flood risk and insurance cost. Ask for the elevation certificate if one exists, and get a flood quote during your inspection period.
Association health. For townhouses and condos, the budget, the reserves and any planned assessments tell you as much about the purchase as the unit itself.

Photo: Town of Miami Lakes, CC BY-SA 4.0

Getting around

Location is the other reason people choose Miami Lakes. The Palmetto Expressway (State Road 826) and I-75 run along its edges, and Florida's Turnpike is close by. That puts Doral, Miami International Airport, Hialeah and the Broward cities to the north within a reasonable drive, depending on traffic and time of day. If your work is in Doral, at the airport or in Broward, Miami Lakes sits between all three.

Downtown Miami, Brickell and the beaches are farther, and the drive depends heavily on the hour. If you will commute east every day, we suggest driving the route at rush hour before you decide.

Is Miami Lakes the right fit?

The best way to decide is to compare what the town offers with what you want day to day. Miami Lakes fits buyers who want:

Water views and green space without paying for the bay.
A town center they can walk to for dinner or coffee.
Quick highway access to the airport, Doral and Broward.
An established neighborhood with mature trees and consistent streets.

It is less suited to someone who wants to walk to the beach or live in a high-rise with city views. For that, Brickell, Edgewater or Miami Beach are better starting points.

Photo: Murray Foubister, CC BY-SA 2.0

How we help in Miami Lakes

This is our home base, so we know which sections back onto which lakes, which associations move quickly on approvals and which streets hold water after a heavy rain. When you are ready, we can tour the sections that fit your budget and the way you live, and show you every home currently for sale in Miami Lakes. Start by telling us what you are looking for.

Buying a Home in Coral Gables: What the City's Rules Mean for You

2026-10-21T00:00:00Z

Coral Gables looks the way it does because the city has protected its plan for a hundred years. Buyers love the result. Fewer of them understand the rules that produce it, and those rules shape what you can do with a house after you own it. Here is what we walk every client through before an offer goes in.

The Board of Architects reviews exterior work

Any exterior construction or alteration that is visible from the street goes through the city's Board of Architects. A new roof line, a window change, a fence, a color outside the approved palette, an addition: all of it is reviewed for how it fits the street. This is the single most important thing to know if you are buying a home you intend to renovate.

It does not mean you cannot change the house. It means the design has to be prepared with the review in mind, the process adds time to a project, and the plans you see in your head should be sketched by someone who knows what the Board approves. We ask every renovating buyer to budget for that before they fall in love with a property.

Photo: P. Hughes, CC BY 4.0

Older homes may be historic

Coral Gables has one of the most active historic preservation programs in Florida. Before a home older than roughly fifty years can be demolished or substantially altered, the city reviews whether it has historic significance. A home can be designated locally, which brings limits on what can change and, in return, incentives such as tax benefits and flexibility on certain code requirements.

A large share of the city's housing stock is now past that age, including most of the Merrick-era homes in Granada and North Gables and many of the 1950s houses near the University. If you are buying one, we find out where it stands before you commit, not after.

Waterfront is a different purchase

On the canal and bay streets, the land and the water matter as much as the house. The condition of the seawall, the dock rights, the depth of the water at the dock, and the flood zone all drive value and carry costs. Flood insurance is a line item to price early, and a seawall that needs replacing is a six-figure conversation.

We ask for the seawall report, the elevation certificate and the insurance history as part of due diligence, and we read them with you.

Homestead and the tax math

Florida's homestead exemption and the Save Our Homes cap limit how much the assessed value of a primary residence can rise each year. On a Coral Gables purchase, where values have climbed for decades, the difference between a long-held homestead and a newly assessed sale can be significant. If this will be your primary home, we run the first-year and fifth-year tax numbers with you before you sign.

Why these rules are good for owners

The same review that slows a renovation is what keeps a neighbor from building something that cuts your value. Limited new construction keeps inventory tight. Historic protection keeps the streets recognizable. Coral Gables is not the easiest place in Miami to buy. It is one of the most reliable places to own.

If you are considering the Gables, tell us what you have in mind and we will send you the streets that fit, along with every home currently for sale there.

How Buying Pre-Construction in Miami Actually Works

2026-10-16T00:00:00Z

Most of the residences on our developments page do not exist yet. They are renderings, sales galleries and a construction schedule. That is normal in Miami, where a large share of the best new addresses are sold before the building is finished. Buying this way is different from buying a resale, and the differences matter.

What "pre-construction" means

A developer announces a tower, opens a sales gallery and starts selling units from floor plans. You choose a unit, a floor and sometimes a finish package, and you sign a purchase contract with the developer long before you can walk through the door. The building is typically delivered two to four years after sales begin, depending on when construction starts and how large the project is.

You are paying today's price for a residence delivered later. If the market rises, you benefit. If it softens, you still own the contract at the price you agreed.

The deposit schedule

Pre-construction is paid in stages rather than with one down payment at closing. A common structure in Miami looks like this:

A reservation deposit, often refundable, to hold the unit while the contract is prepared.
A first deposit when you sign the purchase contract.
Additional deposits tied to construction milestones, such as groundbreaking and the top-off of the building.
The balance at closing, when the building has a certificate of occupancy and you take title.

Total deposits before closing frequently add up to a large share of the price, often in the range of 30 to 50 percent. Every project sets its own schedule, so ask for the exact percentages and dates before you commit. Florida law also regulates how developers hold and use buyer deposits; the escrow terms are in your contract and are worth reading closely.

The 15-day review period

When you buy a new condominium unit from a developer in Florida, you have the right to cancel the contract within 15 days after signing it and receiving the condominium documents. Use that window. The documents include the budget, the declaration and the rules of the association. If something does not sit right, you can walk away and recover your deposit.

Photo: Edward Dulmulder, CC BY 2.0

What to ask before you sign

Who is the developer, and what have they delivered? Track record is the single best predictor of a smooth delivery.
What is the estimated completion date, and what happens if it slips? Delays are common. Know your rights if the date moves.
Can the contract be assigned? Some developers allow you to sell your contract before closing; many restrict it.
What are the closing costs? Developer contracts often include a developer fee, commonly around 1.5 to 2 percent, on top of the usual title and recording costs.
What are the estimated monthly assessments? New buildings with pools, spas and staffed lobbies carry real operating costs.
Is financing available at closing? You will finance at the rates in effect when the building is delivered, not today's rates. Plan for both.

Who pre-construction suits

Pre-construction works best for buyers with a longer horizon: a second home for the next decade, an investment held through the first years of a building's life, or a primary residence for a buyer who can wait for delivery. It is a poor fit if you need to move in within the year.

How we help

We follow eight developments closely, from Coral Gables to Sunny Isles Beach, and we often know about releases, price changes and the units that have not reached the public before they are announced. We read the contract with you, explain the deposit schedule in plain terms and stay on the file until the day you receive your keys.

If you are considering a pre-construction residence, tell us which building and we will send floor plans, pricing and availability the same day.