Buyer Information
September 15, 2026
Closing costs catch a lot of first-time buyers off guard, not because the amount is unreasonable, but because it’s rarely explained clearly before it shows up on a settlement statement. For buyers in Miami-Dade County, closing costs typically run between two and five percent of the purchase price, though the exact figure depends on financing, the property and how costs are negotiated with the seller. Lender Fees If you’re financing the purchase, expect an origination fee, an underwriting fee and the cost of a credit report and appraisal. These vary by lender, which is one of the better reasons to compare loan estimates from more than one before choosing who to work with. Title Insurance and Title Search In Florida, […]
September 2, 2026
Every fall, the same question comes up: is the market actually shifting, or does it just feel that way once the kids are back in school? Heading into the last few months of 2026, there’s a real answer. Price growth in Miami-Dade County has continued, but it has slowed from the pace of the past few years. Inventory has been building. And homes, broadly speaking, are taking longer to sell than they did at the peak of the post-pandemic run. For Palmetto Bay, Pinecrest and Cutler Bay, that shift shows up as more options for buyers and a market that rewards sellers who price with the current moment in mind rather than last year’s numbers. Where Prices and Inventory Stand […]
August 25, 2026
Pinecrest has built its reputation on a simple formula: low density, oversized lots, and some of the strongest public and private school options in Miami-Dade. That reputation is not marketing. It shows up directly in how this market behaves, from how quickly well-priced homes move to how rarely inventory sits long enough to soften on price. Here is what the current data actually says, and what it means if you are buying or selling here in 2026. KEY DATA (As of August 2026) Average Sale Price: $4,386,000 Current Number of Listings: 127 Average Days on Market: 79 Why Low Density Keeps Pinecrest’s Market So Competitive Pinecrest was zoned from the start to stay low density, and that has not changed […]
August 17, 2026
By Drew Kern, #1 Agent in Palmetto Bay by Homes Sold in 2025, The Kern Team at Berkshire Hathaway HomeServices EWM Realty Palmetto Bay does not need to sell itself with a marketing campaign. Tree-lined streets, some of the largest standard lot sizes in Miami-Dade, and pockets of true waterfront access have made it one of the most consistently in-demand family neighborhoods in the county, and the resale numbers back that up year after year. As the agent who closed more homes here than anyone else in 2025, I get asked constantly what makes this market different. Here is the honest answer. KEY DATA (As of July 2026) Average Sale Price: $1,517,000 Current Number of Listings: 102 Current Days on […]
August 3, 2026
Coral Gables asks something of the buyers who come looking here. It is not the neighborhood you settle for. It is the one people spend years working toward, whether they are trading up from a starter home in South Miami or relocating from out of state and want a foundation that will hold its value for decades. If you are in that move-up stage right now, here is what actually matters before you start touring. KEY DATA (As of July 2026) Average Sale Price: $3,956,000 4.7 Months of Inventory Average Days on Market: 78 What makes Coral Gables different from a standard move-up Market Most move-up markets are defined by square footage. Coral Gables is defined by permanence. The banyan […]
June 24, 2026
Pinecrest isn’t like the markets around it. Acre-plus lots, a canopy of oak and banyan, top-rated public schools, and estate-style homes make it one of the most distinctive places to own a home in Miami-Dade, and one of the most nuanced to price. Whether you’re weighing a sale or searching for the right property, here’s a clear, local read on where the Pinecrest market stands in mid-2026 and what it means for your next move. What’s the Pinecrest housing market like right now? Pinecrest in mid-2026 is a market that rewards correct pricing and professional preparation. Well-presented homes priced to current conditions are finding motivated buyers; homes priced to last year’s headlines tend to sit. Because the community spans everything […]
June 17, 2026
If you’re searching for a home in South Miami-Dade, Palmetto Bay consistently stands out and for good reason. Palmetto Bay is one of the most sought-after communities in Miami-Dade County, and buyers who do their homework before they start touring homes are the ones who tend to make the best decisions. Here’s what you actually need to know before you buy in Palmetto Bay. What Makes Palmetto Bay Different Palmetto Bay is an incorporated village. It’s not a neighborhood inside Miami, but its own municipality with its own character. That distinction matters. Residents get the benefits of Miami-Dade County services alongside a local government that’s kept the community’s residential feel intact. The housing stock is primarily single-family homes on larger […]
May 26, 2026
South Florida homeowners have a complicated relationship with insurance — and for good reason. The combination of hurricane exposure, flood risk, and aging housing stock makes Miami-Dade one of the more complex markets in the country when it comes to coverage. The problem is that most homeowners don’t find out what their policy actually covers until they need to file a claim. That’s a bad time to learn. Here’s a plain-language breakdown of what a typical homeowners insurance policy in Miami-Dade does and doesn’t cover, so you can go into hurricane season knowing exactly where you stand. What’s Usually Covered Interior and exterior property damage Most policies cover damage to the structure of your home — roof, walls, floors — […]
May 12, 2026
Miami’s waterfront communities are some of the most beautiful places to live in the country. They’re also some of the most flood-prone. Hurricanes are part of life in South Florida, and that reality is baked into the real estate market — sometimes literally into the price, and always into the insurance costs. If you’re shopping for a home in Miami, there’s a good chance you’ll fall for a property that sits in a flood zone. That doesn’t mean you should walk away. But it does mean you need to go in understanding what that means. What Is a Flood Zone in Miami? A flood zone is a geographic area that FEMA has identified as statistically likely to experience flooding. In […]