The Keyes Company · Broward County
Buying in Miramar, Broward County
Broward County is day-to-day territory. Here is how to start.
Direct representationFlorida-specific things worth planning for
- Windstorm and flood are underwritten separately from the main policy across much of Florida. Price them on the specific address before you are under contract, not after.
- For condominium buildings of three storeys or more at the relevant age, Florida requires milestone structural inspections and a structural integrity reserve study. Both change assessments and financeability. Read them before waiving anything.
- The homestead exemption reduces taxable value on a Florida primary residence, and the Save Our Homes cap limits how fast the assessed value rises afterwards. Portability may carry a benefit from a prior Florida homestead. Your county property appraiser is the authority, not your agent.
- Title in Florida is customarily handled through a title company rather than an attorney as a matter of course, which changes who you call when a question arises mid-contract.
What to expect from me
There are things I will not do here either. I will not tell you a property is worth more than the evidence supports in order to win a listing, I will not agree a closing date the paperwork cannot support, and I will not answer a legal, tax or insurance question that belongs to somebody qualified to answer it. I am a sales associate of The Keyes Company — not an attorney, an appraiser or an inspector — and that distinction matters most at the moment you would rather it did not.
What actually decides a Florida closing
Unpermitted work attaches to the property, not to the person who did it. Open permits, work that was never inspected, a converted garage or an enclosed patio with no paperwork behind it — these surface at the least convenient moment and they can hold up a closing, an insurance quote or a resale years later. The building department will tell you what is on record, it costs nothing to ask, and the answer is worth having while contingencies are still running.
Other cities in Florida
Questions people actually ask
What relationship will we have — are you my agent?
In Florida the presumption is a transaction broker relationship unless something else is agreed in writing, as Section 475.278, Florida Statutes contemplates. That carries a defined set of duties, including dealing honestly and fairly, skill and care, and limited confidentiality. I will tell you plainly and in writing which relationship applies before you rely on me, and none exists until it is agreed.
What do I have to disclose as a seller in Florida?
Florida sellers are required to disclose known facts materially affecting the value of the property which are not readily observable — the rule from Johnson v. Davis — and it is broader than most sellers expect. The practical version: if you know about it and a buyer would not see it on a walkthrough, disclose it. Where the boundaries of that duty are genuinely unclear, that is a question for an attorney rather than for me.
Do I need to worry about the flood zone and elevation?
Look both up before you are under contract rather than after. The flood zone determines whether cover is required by a lender, and on an older property an elevation certificate can move the premium substantially. That certificate is a surveyor’s document rather than an agent’s opinion, and the seller may already hold one. Ask for it early — it is one of the few pieces of paper that can change the arithmetic of a purchase by a large amount.
How does the homestead exemption work?
It reduces the taxable value of a Florida primary residence and, through the Save Our Homes assessment cap, limits how fast the assessed value can rise afterwards. Portability may let you carry a benefit from a prior Florida homestead. The county property appraiser is the authority on your specific situation — I am not a tax adviser.
Can you help if I am buying from out of state?
Yes — that is a common shape here. I represent you on the Florida side. If you also have a property to sell where you live now, I can refer you to a licensee there through The Keyes Company.
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About Jacob Campbell Read the FAQ
Jacob Campbell · Florida Real Estate Sales Associate, license 3623732 · The Keyes Company · 561.301.7130