Houses for Sale in Miami: search, tour and buy with a plan
Houses, condos and townhomes for sale across Miami-Dade and Broward, found by neighborhood, and a buying process that is explained before it happens: pre-approval, written buyer representation, flood-zone and insurance checks, a clean as-is offer and a managed closing. For first-time buyers, ITIN buyers, relocations and investors, in English or Español.
Updated September 2026
Homes for sale by Miami-Dade neighborhood
- Brickell
- Coconut Grove
- Coral Gables
- Cutler Bay
- Doral
- Hialeah
- Homestead
- Kendall
- Miami Gardens
- Miami Lakes
- Pinecrest
- Westchester
- Aventura
- Coral Way
- Fontainebleau
- Hialeah Gardens
- Key Biscayne
- Little Havana
- Miami Shores
- Miami Springs
- Miramar
- North Miami
- North Miami Beach
- Palmetto Bay
- Pembroke Pines
- South Miami
- Sunny Isles Beach
- Sweetwater
Active inventory
Houses and condos for sale in Miami
We send the full Miami list — every active listing, with the flood zone and association notes — the same day you ask.
That means the whole active list for Miami — not the filtered slice a national portal decides to show you, and not the three homes an advertising budget pushed to the top of the page. Every address comes back with the things that actually decide whether a property is worth your Saturday: the FEMA flood zone it sits in, the association's real picture, and the county permit history behind the walls.
- The complete active list Every property on the market in Miami, in one place, in one email.
- Flood zone, address by address The FEMA zone each property sits in — before you fall for the kitchen.
- The association picture Dues, reserves, special assessments on the books, and 40-year recertification status.
- County permit history What was permitted, what was closed out, and what was never pulled at all.
There is no live MLS search on this site — no search box, no map full of pins, and nothing that quietly serves you last month's prices and homes that went under contract weeks ago. A ClearPath agent pulls the list by hand instead. You name the area, a person goes and gets what is genuinely on the market, reads it before it leaves, and sends it to you. Then that same person answers whatever you want to ask about any address on it, which is the part a search box was never able to do anyway.
No portal account. No login. Your details are not sold on to anyone — the list comes from the brokerage that would represent you, and you can ask about any address on it.
Start here
Get the Miami list
Name, number, email. That is the whole ask — the list comes back from ClearPath directly.
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Rather talk it through? Call or text 786 · 797 · 6400
How buying a home in Miami works, step by step
- 01
A real conversation first
Budget, neighborhoods, timeline, and what a monthly payment actually includes in Miami-Dade: taxes, insurance, and any association fee.
- 02
Pre-approval before touring
Florida is a cash-heavy market. A written pre-approval from a lender makes your offer credible. We can introduce lenders who work with FHA, conventional, and ITIN borrowers.
- 03
Buyer representation, in writing
Since August 2024 every buyer signs a written representation agreement before touring. Ours is plain language, compensation is negotiable, and we walk you through it line by line.
- 04
Tour with a strategy
Flood zone, roof age, insurance quotes, HOA or condo documents, and the 40/50-year recertification status for older buildings. We check before you fall in love.
- 05
A clean, well-structured offer
Florida uses "as-is" contracts with inspection and financing periods. We structure the offer so you keep your options and the seller takes you seriously.
- 06
Inspect, appraise, close
We manage the contingencies, the title company, and the timeline so the closing table holds no surprises.
What it costs to buy a home in Miami-Dade
Beyond the down payment, a Miami-Dade buyer pays state taxes on the loan, title and lender charges, and prepaid taxes and insurance — most of it set by statute or by county custom, so it can be estimated to within a few hundred dollars before you ever write an offer. The table is the same one our closing-cost calculator uses.
| Item | Typical amount | Who pays |
|---|---|---|
| Documentary stamp tax on the note (financed purchases) | $0.35 per $100 of the loan amount | Buyer |
| Intangible tax on the mortgage | 0.2% of the loan amount | Buyer |
| Documentary stamp tax on the deed | $0.70 per $100 of the sale price | Seller (Miami-Dade custom; negotiable) |
| Owner's title insurance policy | Promulgated rate: about $2,575 on a $500,000 sale | By county custom; negotiable |
| Lender fees, appraisal, credit report | Set by the lender; quoted on the Loan Estimate | Buyer |
| Prepaid property taxes, insurance and interest | Depends on the closing date | Buyer |
| HOA / condo estoppel certificate | Capped by statute: up to $250, +$100 expedited, +$150 if delinquent | Seller |
Estoppel cap: F.S. 720.30851(6) (indexed by DBPR). Title premium from the Florida promulgated rate table. Doc stamps on the note and intangible tax: F.S. 201.08 and 199.133. · Florida Dept. of Revenue — documentary stamp tax
“On deeds, instruments, or writings whereby any lands, tenements, or other real property, or any interest therein, shall be granted, assigned, transferred, or otherwise conveyed to, or vested in, the purchaser or any other person by his or her direction, on each $100 of the consideration therefor the tax shall be 70 cents.”
Buying with FHA, ITIN or a foreign passport in Florida
You do not need a 20 percent down payment or a Social Security number to buy in Miami-Dade. FHA loans allow 3.5 percent down with a lower credit floor; several South Florida lenders write ITIN loans for buyers who file taxes without a Social Security number, at larger down payments; and foreign buyers close every week with foreign-national programs or cash. What changes is the paperwork and the timeline, which is why the pre-approval comes before the first tour.
Flood zones, insurance and older condos: what to check before you offer
Three things decide whether a Miami-Dade home is a good buy long before the inspection: its FEMA flood zone (which sets whether flood insurance is required and what it costs), the roof age and wind-mitigation report (which set the homeowners premium), and for condos built before the mid-1990s, the status of the 40/50-year recertification and the reserve study. We pull all three before you tour, and they go into the offer strategy.
Questions buyers ask
How much money do you need to buy a house in Miami?
Plan for the down payment (3.5 percent with FHA, 3–5 percent on many conventional loans, 20 percent to avoid mortgage insurance) plus closing costs that in Miami-Dade typically land between 2 and 4 percent of the price for a financed buyer — doc stamps on the note, intangible tax, title, lender fees and prepaids, itemized in the table above.
What credit score is needed to buy a house?
FHA insures loans down to a 580 score at 3.5 percent down (500–579 at 10 percent down, per HUD guidelines); most conventional lenders look for 620 or better. Your rate improves with the score, which is why the pre-approval conversation comes first.
How long does it take to buy a house in Florida?
A financed purchase in Miami-Dade usually closes 30 to 45 days after the contract is signed; cash can close in two weeks. Before that, the search itself takes as long as it takes to find the right home — the written buyer agreement and pre-approval let you move the day it appears.
Can I buy a house with an ITIN number?
Often, yes. Several lenders in South Florida offer ITIN loan programs with larger down payments and two years of tax returns. We can introduce you to lenders who do this every week.
What does "as-is" mean in a Florida contract?
The seller is not obligated to make repairs, but you keep an inspection period during which you can cancel and receive your deposit back. It protects you when used well.
Is now a good time to buy a house in Miami?
That depends on your rate, your timeline and the neighborhood, not on a headline. We show you the closed sales, days on market and active competition for the areas you want — the same numbers on our market reports — and let you decide with the data in front of you.
Tell us what you are looking for.
Neighborhood, budget, timeline. A real person replies within the day.