South Florida, seen clearly.

Altira Residential represents buyers and sellers across Miami-Dade, Broward and Palm Beach. Every home comes with the analysis of an institutional brokerage behind it, from the condition of the building to insurance and the true monthly cost.

South Florida filters

How we can help

Buying

A building brief and a full cost estimate for every home you are serious about.

Start a search

Selling

A written pricing memo first, then a launch plan built around it.

See how we sell

New development

Contract and deposit guidance for pre-construction buyers, and sales programs for developers.

Explore new development

Relocating

A first-visit plan, neighborhood tours and remote closings for buyers moving from out of state.

Plan your move

Buy the view. Know the building.

Florida's 2022 condominium safety law added milestone inspections and structural reserve requirements for condominium buildings. The results show up in dues, special assessments and whether a lender will finance a unit.

Before you make an offer, we assemble a building brief from the association's records and walk you through every line of it.

Request a building brief

Building brief

Oceanfront condominium, 14 stories, built 1998

Sample
  • Milestone inspectionPhase one complete, phase two not requiredClear
  • Structural integrity reserve studyCompleted, funding plan adopted by the boardClear
  • Reserve fundingFunded on the study's scheduleClear
  • Special assessmentsWindows and roof, approved, payable over 24 monthsReview
  • Association insuranceWind and flood coverage in forceClear
  • LitigationNone disclosedClear
  • Lender eligibilityConventional financing availableClear
  • Rentals and pets30-day minimum lease, two pets allowedNote
Prepared from the association's budget, reserve study, inspection reports and board minutes.

The full monthly picture.

Property tax, wind and flood insurance and association dues can add thousands to a South Florida payment. Change the example figures to see how each one moves the total.

Home type
$
%
%
%
$a year
$a year
$a month

30-year fixed loan. Every figure is an example you can edit.

Estimated monthly cost

$8,943a month

Taxes, insurance and dues are 35% of this payment.

  • Mortgage principal and interest$5,772
  • Property tax$1,979
  • Homeowners insurance$958
  • Flood insurance$233
  • Association dues$0

Due at closing

Down payment
$312,500
Florida documentary stamp tax on the mortgage, 0.35%
$3,281
Florida intangible tax on the mortgage, 0.2%
$1,875

Example figures for illustration. Your advisor prepares actual property taxes, insurance quotes and association dues for any home you are considering.

Get exact figures for a home

From Jupiter to Key Biscayne.

South Florida lives like one long coastal city. We read it in three lanes, west to east: inland, on the water and on the ocean. Select a neighborhood to see how it lives.

  • Inland
  • Waterfront and downtown
  • Oceanfront

    Ordered north to south. Schematic, not to scale.

    Broward CountyWaterfront and downtown

    Las Olas and the Isles

    Deep-water canals off Las Olas Boulevard, minutes from the ocean, downtown and Port Everglades.

    Typical homes
    Waterfront homes with docks, luxury condominiums
    Ask an advisor about Las Olas and the Isles

    Sell it like an asset.

    We price a South Florida home the way a lender reads a property: closed sales, live competition, the building and the condition of the home itself. The process starts with a written memo and ends at the closing table.

    1. 1

      Pricing memo

      A written opinion of value built from closed sales, active competition and your home's condition, with the reasoning shown.

    2. 2

      Preparation

      Repairs, staging and paperwork handled before the first showing, including the association file for condominiums.

    3. 3

      Launch

      Photography, film, the MLS listing and direct outreach to the agents and buyers most likely to act.

    4. 4

      Negotiation

      Every offer laid out side by side on price, terms, financing and how likely it is to close.

    5. 5

      Closing

      Inspections, appraisal, title and the association coordinated through closing day.

    Request a pricing memo

    For homes in Miami-Dade, Broward and Palm Beach. No obligation to list.

    New development.

    Most new condominium towers in South Florida sell before they are built. We work with buyers and with developers, as separate engagements.

    For buyers

    We read the purchase contract, deposit schedule, offering documents and the developer's record with you, inside the 15-day review period Florida law gives buyers of new condominium units.

    Review a pre-construction contract

    For developers

    Positioning, pricing, broker outreach and sales management for residential projects across Miami-Dade, Broward and Palm Beach.

    Talk about a project

    Altira Intelligence.

    Plain-language guides to the questions South Florida buyers and sellers ask us most.

    Condominiums

    How to read a condo building before you buy

    Milestone inspections, reserve studies and special assessments, and the questions to ask about each.

    Ask an advisor     Waterfront

    Ocean access, explained

    Fixed bridges, canal depth and clearances, and what they mean for the boat you own or plan to buy.

    Ask an advisor     Ownership costs

    What it costs to own in South Florida

    Property tax, wind and flood insurance, association dues and the Florida taxes due at closing.

    Ask an advisor

    For agents who like to know the numbers.

    Altira advisors list and sell with pricing memos, building briefs and campaign support on every file, inside a brokerage that also works in commercial real estate.

    Start a confidential conversation

    Start with a conversation.

    Tell us what you are planning. An advisor will reply within one business day.

    Altira Residential 501 E Las Olas Blvd, Suite 300 Fort Lauderdale, FL 33301 305.399.8679 [email protected]