Inside the Footprint
North Miami, Florida — this is my market
Florida licence, Florida market, Miami-Dade County — the straightforward version.
Direct representationWhat I watch for on a Florida contract
Insurance decides more Florida closings than any feature of the property does. A quote on the specific address, obtained during the inspection period rather than after it, is the single most useful thing a buyer can do for their own timeline. Age of roof, construction type and elevation drive the number, and a carrier declining to quote at all is something you want to discover while you still have a contingency to rely on.
The practical version
A first meeting about a North Miami property costs nothing and commits neither of us to anything. I will look at what you are considering, tell you what I would want checked before you go any further, and be straightforward about the parts that are not mine to answer — an inspector, a surveyor, a lender and an attorney each know things I do not. If the honest answer is that you do not need an agent yet, that is the answer you will get.
Florida-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.
Other cities in Florida
Questions people actually ask
Why does everyone keep asking about the roof?
Because insurers price on it and some decline on it, and a lender who cannot see cover in place cannot close. Age, material and permit record all matter. On an older roof, get an insurance answer during the inspection period rather than after it — it changes what the property costs to own, which is a separate question from what it costs to buy.
Do you work in North Miami directly?
Yes. North Miami is in Miami-Dade County, inside the area I work as a sales associate of The Keyes Company. No referral is involved.
Are you the broker?
No. I am a sales associate, license 3623732, registered under The Keyes Company, a licensed Florida real estate brokerage. All brokerage services are provided through The Keyes Company. This website is not a brokerage.
What is your commission?
Broker compensation is not set by law and is fully negotiable between you and the brokerage. What it should be depends on the property, the work required and the scope you actually want, so it is a conversation rather than a rate card.
Do I owe you anything to talk?
No. No brokerage relationship exists until it is agreed in writing, as Section 475.278, Florida Statutes contemplates. A first conversation commits neither of us.
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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