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South Florida Real Estate Insights
Market updates, practical guides, and answers to the questions I hear most — from a South Florida broker with 20+ years on the ground.
Broward's Two-Speed Market: Houses Rise, Condos Sit
Broward single-family homes have 4.3 months of supply. Condos have 10.1. Here's what that split means for Hollywood sellers and buyers right now.
Florida Condo HO-6 Insurance 2026: How Much Coverage?
New July 2026 rules mean your condo HO-6 policy and loss assessment coverage matter more than ever. Here's exactly what South Florida buyers need.
HB 913 Condo Reserves 2026: A South Florida Buyer's Guide
Florida's HB 913 changed how condos fund reserves and SIRS. Here's how South Florida buyers should read a reserve study before they sign in 2026.
Florida Roof Age Insurance Law (HB 815): Broward Guide
Florida HB 815 takes effect July 1, 2026, expanding roof-age insurance protections. What Hollywood and Broward buyers and sellers need to know.
South Florida Condo Loans 2026: $50K Deductible Cap
A new July 1, 2026 cap on condo master-policy deductibles decides whether buyers can get a normal mortgage on your South Florida building.
Hollywood's $2B Boom + Coming Commuter Rail: 2026 Buyer Guide
Hollywood, FL is in the middle of a $2 billion redevelopment wave — and a new commuter rail station is on the way. Here's what it means for buyers and sellers in 2026.
South FL Single-Family Sales Up 8 Months Straight: What It Means for You
Miami-Dade single-family sales just posted their 8th straight monthly gain. Luxury is up 25%. Here's what the data actually says — and how to play it as a buyer or seller.
Hurricane Season 2026 Is Here — And South FL Insurance Is Finally Easing
Hurricane season starts today. The good news for South FL homeowners: Citizens is cutting rates 14.1% in Broward, 13.9% in Miami-Dade, and 25 quality insurers are now competing for your policy.
DeSantis's Property Tax Plan: What South FL Homeowners Need to Know
Florida's special session kicks off this week with a proposal to raise the homestead exemption to $250K — and eventually eliminate property taxes. Here's what it means for South Florida.
Hollywood vs. Hallandale Beach 2026: Condos Under $500K Compared
Both cities offer South Florida condos under $500K, but the daily reality is very different. Here's the honest, broker-level breakdown for 2026 buyers.
Florida Condo Portal Law 2026: What South FL Buyers Must Check
Florida's new condo association website rule took effect in 2026. Here's what Hollywood, Hallandale, and Aventura buyers should verify in the portal before they sign.
Citizens Insurance Takeout Letters: South Florida 2026 Guide
Got a Citizens takeout letter? Here's what South Florida homeowners need to know about the 20% rule, your rights, and whether to switch carriers.
South Florida Hurricane Prep 2026: Your Pre-June 1 Checklist
Hurricane season starts June 1. Here is the practical checklist every South Florida homeowner should run through before storms form — insurance, docs, and home prep.
Hollywood FL Real Estate Q1 2026: Why Pending Sales Jumped 31%
Hollywood, FL pending home sales rose 31% year-over-year in March 2026 — far ahead of the national market. Here is what is driving demand and what it means for buyers and sellers.
South Florida Condo Special Assessments: 2026 Buyer's Guide
Special assessments are surging in South Florida condos due to new state laws. Learn what to check before buying and how to protect yourself.
Is Now a Good Time to Buy a Home in South Florida? (2026 Market Update)
Mortgage rates are sliding toward 6%, inventory is finally rising, and South Florida remains the number-one ultra-luxury market in the U.S. Here's what that means for buyers in April 2026.
Is Florida's Property Insurance Crisis Actually Getting Better in 2026?
Governor DeSantis announced double-digit rate cuts for 2026, but average premiums still top $7,500/year. Here's what that means for buyers and owners in Hollywood, Aventura, and the rest of South Florida.
What Do Miami's Milestone Inspections and 40-Year Recertification Mean When You Buy a Condo?
SB 4-D and Miami-Dade's 30/40-year recertification rules transformed how condos get inspected, funded, and sold. Here's a practical guide for buyers in 2026.
Can Foreign Buyers Get a Mortgage to Buy Property in Florida? (2026 Guide)
ITIN mortgages, 30-40% down payment requirements, and why Israeli, European, and Latin American buyers are still flocking to South Florida — even at today's rates.
Can I Airbnb My Miami Condo in 2026? What the Short-Term Rental Rules Actually Say
Miami-Dade's STR rules are stricter than ever — $20,000 fines per violation, 13% combined tax burden, and building-specific bylaws. Here's what investors need to know before buying.
You May Now Be in a Flood Zone: What the New FEMA Maps Mean for Miami and Broward Buyers
FEMA's July 2024 flood maps added 45,000+ Miami-Dade structures to high-risk zones — and 7,300 in Hollywood alone. Here's how to check if your future home is affected and what it actually costs.