Question 1

Are Miami-Dade doc stamps higher or lower than the rest of Florida on a double close?

Accepted Answer

It depends on what you are flipping, and most copy online gets the direction backwards. Miami-Dade is the only Florida county with its own deed documentary stamp rate: 60 cents per $100 of consideration, against 70 cents everywhere else in the state. The county also charges a 45-cent discretionary surtax on top, but Florida Statutes section 125.0167 exempts single-family transfers from it, and the Miami-Dade Clerk defines single-family broadly enough to include townhouses and condo units. On a $600,000 single-family A-to-B-to-C, deed stamps run 6,000 x $0.60 = $3,600 per leg, or $7,200 on both legs, which is $1,200 less than the same deal in Orlando or Tampa at 70 cents. The moment your end product is a duplex or small multifamily, the surtax applies to both deeds: 6,000 x ($0.60 + $0.45) = $6,300 per leg, or $12,600 total, which is $4,200 more than the statewide rate. Know which category your deal falls into before you price the spread.

Question 2

What does the financed leg of a Miami-Dade double close cost in note and intangible tax?

Accepted Answer

The same statewide rates apply, and they stack with the deed stamps. A note or mortgage in Miami-Dade carries the same 35 cents per $100 note and mortgage stamp as the rest of Florida, plus a 2-mill (0.2%) nonrecurring intangible tax on the amount secured by Florida real property under Florida Statutes section 199.133(1). On a $450,000 financed leg that is 4,500 x $0.35 = $1,575 in note and mortgage stamps plus $450,000 x 0.002 = $900 in intangible tax, for $2,475 before the deed stamps on either side of the closing. Add that to whichever deed stamp scenario your property falls into above. We fund the A-to-B leg through transactional funding, but the full stamp stack is your cost to price, and your closing agent should confirm the final figures.

Question 3

Do I need a Florida real estate license to wholesale in Miami?

Accepted Answer

It turns on whether you are acting for yourself or for another. Florida Statutes section 475.01(1)(a) requires a license to sell, exchange, buy or rent real property "for another" for compensation, with no express exemption for a person selling their own equitable interest under contract. The customary reading is that assigning your own contract sits outside "for another," while marketing the underlying property on a seller's behalf does not. That is a legal characterization, not settled ground, and we are a lender, not your counsel. Assignments and double closes are both common across Florida, Miami-Dade included. Have a Florida real estate attorney review your contract and your marketing language before you run the play.

Question 4

How does Florida's judicial foreclosure affect Miami-Dade deal flow?

Accepted Answer

Distressed supply arrives slower here, and it arrives through the court. Every Florida foreclosure runs through the circuit court, so there is no Texas-style courthouse auction on a short notice period. The national average time to complete a foreclosure was 563 days in the second quarter of 2026. A Miami-Dade-specific completion timeline was not available at a citable source, and Miami does not appear in ATTOM's mid-year 2026 metro foreclosure-rate list at all, so we will not put a number on either. What that means for a wholesaler: pre-foreclosure and lis pendens leads tend to have a longer runway than in a non-judicial state, and our own remedy on the A-to-B leg runs through the same court system, which is part of why Florida transactional terms price the way they do.

Question 5

How much end-buyer risk should I price into a Miami-Dade wholesale deal?

Accepted Answer

Enough to survive the longest resale clock in Florida and one of the lowest flip rates among large U.S. metros. Miami-Dade sits at the highest median list price and the longest median days on market of any Florida metro tracked here: $588,700 in July 2026, down 1.9% year over year, against 87 median days on market. Miami is also one of the five lowest-flip-rate large U.S. metros in the country, 5.5% of home sales in Q1 2026 against 8.0% nationally, so this is a fewer-larger-slower market, not a volume one. No current Miami flip gross profit, ROI or days-to-flip figure is published (ATTOM's Q1 2026 report names Miami only in its flip-rate list), so we will not cite one. Our transactional funding is repaid from the simultaneous resale, so the B-to-C buyer is the whole deal. Get their proof of funds and their lender timeline before you commit to a closing date.

Question 6

What should I check before assigning a Miami-Dade condo deal specifically?

Accepted Answer

Whether the building is on a cash-only clock before you ever quote a rehab budget. Miami-Dade runs a second inspection regime on top of the state milestone inspection at 30 years: the county's own section 8-11(f) recertification hits coastal buildings built 1998 or later at 25 years and inland buildings built 1993 or later at 30 years, and neither exempts small apartment or condo buildings the way it exempts single-family homes and duplexes. Since a budget adopted on or after December 31, 2024, condo associations can no longer waive reserves for structural integrity reserve study items, which is the mechanism behind the special assessment wave. Under Fannie Mae's Selling Guide, a project with an unremediated critical repair, a failed jurisdictional inspection, or unfunded repairs over $10,000 per unit due within 12 months is ineligible for conventional financing, which pushes the unit to a cash or private-credit buyer. Confirm the building's recertification and SIRS status before you assign a Miami-Dade condo contract to an end buyer who needs a conventional loan. Talk to your attorney or CPA on the association-disclosure side.

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