Reserves Rise to 15% on 4 January 2027. What to Ask Before You Offer
The minimum reserve allocation climbs from 10% to 15% of annual budgeted assessment income. An underfunded association has months, not years.
Miami Luxury Condos Blog
Fisher Island: 234 homes, 193 recorded resales, and a 125% median gain
The tightest resale record of any Miami neighbourhood I have pulled — and the one caveat that stops it being a promise.
The $50,000 Deductible Rule That Can Make a Miami Condo Unfinanceable
Since 1 July 2026, a master insurance policy with a per-unit deductible above $50,000 makes a project ineligible. Many associations accepted that increase to hold premiums down.
Your Building’s Milestone Year: The Number Nobody Publishes
Every Miami condominium has a first milestone inspection year that follows mechanically from its certificate of occupancy. Almost nobody publishes it building by building.
How often does a Miami condo actually trade?
On Fisher Island one home in thirty-two changes hands in a year. In the Upper Eastside it is one in fourteen. What turnover tells a buyer that a listing feed cannot.
Five Documents to Demand Before You Offer on Any Miami Condo
A seller who will not produce these has told you something useful. A building that produces them cleanly is worth paying more for.
Where Miami condo resales lose money — and where they almost never do
Nine Miami neighbourhoods, every recorded resale in them, and the share that sold for less than the owner paid. The spread runs from 1 per cent to 44.
Alhambra Parc and Kempinski Design District: Site Control by the County Record
Two pre-construction towers, both marketed as whole-block developments. The Miami-Dade roll says one developer owns every lot and the other owns three of eight — a gap in the public record, which is not the same as a problem.
The Raleigh Miami Beach: From a $103 Million Purchase to a $1 Billion Redevelopment
The Raleigh site passed from Shvo to Nahla Capital in October 2025; Nahla is now building a larger, $1 billion version. What preconstruction buyers should learn.
The W South Beach Closes 20 August. What That Means for the 173 People Who Own Units There
The travel press covered it as a rebrand. It is a condominium story: 173 individually owned units, fifteen months with no rental income, and a standards package nobody has priced.