Frequently asked questions

We are a boutique bilingual real estate brokerage based in Doral, serving Miami and South Florida. When you work with us, you work directly with our broker, Stephanie Penaranda, not a rotating team of agents. That means personal attention and a single point of contact from your first question through closing. We focus on international and local buyers and sellers who want careful, hands-on guidance.

We serve Miami and the surrounding South Florida communities, including Brickell, Coral Gables, South Miami, Coconut Grove, Key Biscayne, Doral, Pinecrest, and Miami Beach. Each area has its own character, from walkable urban districts to quiet residential streets and waterfront settings. Tell us what features matter to you, such as commute time, home size, or proximity to the water, and we will match you with neighborhoods that fit. Our office is in Doral, so we know this market firsthand.

We are known for luxury service, but that is about how we treat you, not a price minimum. We help clients across a wide range of budgets, from first homes and condos to high-end estates. The care, communication, and attention to detail stay the same no matter the price point. Share your budget with us and we will focus only on homes that make sense for you.

Yes, and we love it. First-time buyers often have the most questions, and we take the time to explain every step in plain language, in English or Spanish. We will walk you through budgeting, getting pre-approved, touring homes, making an offer, and closing, so nothing feels like a surprise. There is never any pressure to move faster than you are comfortable with.

Yes, we offer full service in both English and Spanish at no extra cost. You can call, message, meet, and sign documents in the language you are most comfortable with. For international clients, having a broker who explains the Florida process clearly in your own language makes a real difference. Just let us know your preference and we will follow your lead.

We help you buy, sell, and lease residential property across Miami and South Florida. Alongside the transaction itself, we offer free tools and guides to help you understand the market, pricing, and the steps involved. Whether you are searching for a home, preparing to list, or looking for a rental, we handle the details and keep you informed. Everything is coordinated directly through our broker.

Yes, your first consultation is completely free with no obligation, just a friendly talk about your goals. The easiest way to begin is to call or message us on WhatsApp at +1 305-302-7094, email info@allinoneinternationalrealty.com, or use the contact form on our website. Our book a call button opens a WhatsApp chat directly. Tell us a little about what you are looking for and we will set up your free consultation and build a simple plan around your goals and timeline.

We are open every day from 8am to 8pm, including weekends. Because you work directly with our broker, we try to be flexible and responsive within those hours. If you reach out after hours, we will get back to you as soon as we can the next morning. For international clients in other time zones, we do our best to find a time that works for you.

Yes. All In One International Realty is a licensed Florida real estate brokerage, and Stephanie Penaranda is a licensed Florida real estate broker, license number 3367711. We hold a 5.0 average rating from 19 Google reviews as of August 2026. You are always welcome to verify our license and read our reviews before we begin. Working with a licensed broker means you are protected by Florida real estate law and professional standards.

A broker guides you through pricing, contracts, negotiation, and deadlines that are easy to miss on your own. Because Stephanie is the broker and handles your file personally, you get experienced judgment on every decision rather than a handoff to an assistant. We help you avoid costly mistakes, understand what you are signing, and keep the transaction on track. Our goal is to protect your interests and make the process feel calm and clear.

No. We regularly help remote and international clients who are buying or selling from another city or another country. We can share listings, host video tours, and handle much of the process online, including many documents that can be signed electronically. When you are ready to visit, we will be here to show you homes in person. Distance is never a reason to put your plans on hold.

Yes. Under the rules that took effect in 2024, buyers now sign a written buyer-broker agreement before touring homes with an agent who uses the MLS®. The agreement spells out the services we provide and how any compensation would work, so everything is clear up front. We will go through it with you in plain language, in English or Spanish, and answer every question before you sign. This is general information about the process, and we are happy to walk you through your specific situation.

Commissions are always negotiable, and there is no standard rate set by law or by us. In many sales the seller still agrees to cover the buyer-agent fee through a negotiated concession, though sellers are not obligated to do so. We will explain exactly how compensation would work in your case before you commit to anything, so there are no surprises. Our goal is to be completely transparent about costs from the very first conversation.

Agents are paid a commission only when a sale closes, not an hourly fee or an upfront charge. That commission is agreed in writing, either in the listing agreement on the seller side or the buyer-broker agreement on the buyer side. Depending on how the deal is negotiated, the fee may be paid by the seller, the buyer, or shared, which is something we sort out clearly before you move forward. Because there is no payment unless your transaction succeeds, our interests are aligned with yours.

No. As of the 2024 changes, offers of buyer-agent compensation are no longer advertised on the MLS®. Instead, that compensation is discussed and negotiated separately, and it is written into the buyer-broker agreement or the purchase contract. This makes the whole arrangement more transparent, since it is spelled out directly rather than assumed. We will always show you in writing how it applies to your deal.

The listing commission is negotiable and is agreed with you in writing in the listing agreement before your home goes on the market. There is no fixed or required percentage, and we will discuss what makes sense for your property and goals. We will also explain your options for how a buyer agent might be compensated, which is now negotiated separately. You will know all the terms clearly before you sign anything.

In Florida, agents commonly work as transaction brokers, which means they provide honest and fair dealing to both the buyer and the seller without being a fiduciary advocate for just one side. A single-agent relationship means the agent represents only you, with a higher duty of loyalty, and it can be chosen when it fits your situation. We will explain which relationship applies and what it means for you before we start working together. This is general information, and we are glad to walk through the specifics for your transaction.

It can happen, and Florida law most often allows it through the transaction broker role, where the brokerage treats both sides honestly and fairly rather than advocating for one against the other. If a situation like this ever comes up in your deal, we will disclose it clearly and explain how it works before you decide how to proceed. You are always free to ask questions or choose the arrangement you are most comfortable with. This is general information about how Florida representation works.

We will always explain the terms, including the length and scope, before you sign anything. Agreements can often be tailored to fit what you need, whether that is a specific property, a set time period, or a particular type of service. We would rather earn your trust than lock you into something you are unsure about. Take the time you need to read it, ask questions, and feel comfortable first.

Every agreement has its own cancellation terms, and we will go over them with you before you sign so you know your options. Our approach is built on service and communication, so if something is not working, we want you to tell us so we can make it right. We will never make you feel trapped in a relationship you are unhappy with. If you have concerns, the best first step is simply to call or message us.

Yes, always. Before you sign anything, we walk you through every agreement, fee, and step in plain language, in English or Spanish. Real estate involves legal and financial details, so this is general information rather than legal or tax advice, and when you need it we coordinate the right licensed professional, such as an attorney or a tax advisor. AIOIR is a real estate brokerage, not a lender or a law firm, and we are careful to keep those roles clear.

You can call or message us on WhatsApp at +1 305-302-7094, email info@allinoneinternationalrealty.com, or fill out the contact form on our website. Many clients prefer WhatsApp because it is quick and easy for both local and international messages. Our book a call button opens a WhatsApp chat directly, so you can reach us in a couple of taps. Use whichever method is most comfortable for you.

Our office is in Doral, at 6415 NW 102nd Path, Unit 206, Doral, FL 33178. It is a convenient spot for meeting clients across Miami and South Florida. You are welcome to come by to talk through your plans in person, though we recommend reaching out first so we can set aside time for you. If it is easier, we can also meet closer to where you are or connect by video.

We are open every day from 8am to 8pm, including weekends. Because you work directly with our broker, we try to stay flexible and available within those hours. If you reach out after hours, we will respond as soon as we can. Just let us know a time that suits you and we will do our best to accommodate it.

We aim to respond as quickly as possible during our hours of 8am to 8pm, and WhatsApp is usually the fastest way to hear back. If you message us after hours, we will get back to you first thing the next day. Because you deal directly with the broker rather than a call center, your questions go straight to the person handling your file. We know timing matters in real estate, so we try never to leave you waiting.

We do both, whatever works best for you. You can meet us in person at our Doral office or out at properties, and we also work comfortably by phone, WhatsApp, email, and video call. Local clients often mix in-person tours with quick messages, while international clients may handle most of the process remotely. We adapt to how you prefer to communicate.

We work fully in both English and Spanish, at no extra cost. You can call, message, meet, and review documents in whichever language you prefer. For our international and bilingual clients, this makes the whole process clearer and more comfortable. Just tell us your preference and we will follow it throughout.

Yes, booking a call and your initial consultation are completely free, with no obligation. It is simply a friendly conversation about your goals and how we can help. You can book by tapping the book a call button, which opens WhatsApp, or by calling +1 305-302-7094. There is no cost and no pressure to work with us afterward.

First, we listen. We start with a free, no-obligation conversation to understand what you are looking for, your timeline, and any questions you have. From there we lay out a simple plan, whether that is touring homes, preparing to list, or exploring your options, all at a pace that feels right to you. You will always know the next step, and you can reach us directly along the way.

Yes. We regularly work with international and out-of-state clients, and we do our best to find call times that work across time zones. WhatsApp and email make it easy to stay in touch even when our hours do not overlap perfectly. When you reach out, let us know your location and preferred times, and we will plan around them. Distance and time differences are never a barrier to getting started.

The quickest way is to tap the book a call button on our website, which opens a WhatsApp chat, or to message or call us at +1 305-302-7094. You can also email info@allinoneinternationalrealty.com or use our contact form, and we will reach out to schedule. Let us know a little about what you need and your preferred times. Your consultation is free, and we look forward to helping you.

It starts with a first conversation to understand what you want and your budget, and from there we build a plan tailored to you. We tour homes in person or remotely, negotiate with real market data behind us, and then move through inspection, financing, title, and closing until the keys are yours. You will always know what comes next.

From an accepted offer to closing is often 30 to 60 days, depending on your financing and the property. Cash purchases can move faster, while financed ones take a bit longer because of the lender's process. We will give you a realistic timeline for your specific situation.

Earnest money is a good-faith deposit that shows the seller you are serious about your offer. It is held in escrow by the title company, not by us or the seller, and it is later applied toward your purchase at closing. If a contingency lets you cancel, this deposit is typically returned to you.

Yes, if you plan to finance, getting pre-approved first is the smart move. It tells you what you can comfortably afford and makes your offer stronger when you find the right home. We can connect you with a trusted licensed lender to get started, and cash buyers can skip this step. This is general information and not financial advice; AIOIR is not a lender.

Florida commonly uses an 'AS IS' contract with an inspection period, a window of time when you can have the home professionally inspected. During that period you can cancel the contract and get your deposit back if you are not comfortable with what you learn. This is general information, and the exact terms depend on your specific contract, which we review with you carefully.

Contingencies are conditions in your contract that let you cancel and recover your deposit if something does not work out. The common ones are the inspection, financing, and appraisal contingencies, which protect you if the home has problems, your loan is not approved, or it does not appraise at the expected value. We help you understand which protections make sense for your offer.

In Florida, closings are typically handled by a title company rather than an attorney, so a lawyer is optional. Some buyers still prefer having one for extra peace of mind, especially on complex purchases. If you would like an attorney involved, we are happy to coordinate one for you. This is general information and not legal advice.

Off-market listings are homes for sale that are not publicly advertised, often reached through relationships and networks like ours. Pre-construction listings are new homes or condos you can buy before or during construction, sometimes at attractive early pricing. Both can open doors you would not find on the usual search sites, and we help you access and evaluate them.

Yes, many of our clients buy remotely, especially international and out-of-state buyers. We offer live video tours, detailed photos and videos, and honest guidance so you feel confident from anywhere in the world. You get our eyes and experience on the ground as if you were here yourself. You can find more in our international section.

We base your offer on real market data, including recent comparable sales, current conditions, and how long the home has been listed. Then we factor in your goals, whether that is winning a competitive home or protecting your budget. You get a data-backed recommendation, and the final decision is always yours.

An appraisal is an independent professional estimate of a home's value, usually required by a lender when you finance. It protects both you and the lender by confirming the home is worth what you agreed to pay. If the appraisal comes in low, an appraisal contingency can give you room to renegotiate or walk away. This is general information; your lender guides the specifics.

Closing is the final step where ownership officially transfers to you. You review and sign the paperwork, the funds are handled through the title company, and the deed is recorded in your name. Once everything is complete, you get the keys to your new home. We stand beside you through every signature.

Absolutely, we love guiding first-time buyers and we never rush you. We explain every step in plain language, in English or Spanish, and answer as many questions as you need. You will feel supported and informed from your very first showing to closing day.

No, we are a brokerage, not a lender, so we do not issue loans ourselves. With your consent, we connect you to a trusted licensed lender through our financing pre-qualification form, which never asks for your Social Security number or bank details. You stay in control, and the lender handles the actual financing. This is general information and not financial advice.

Pre-qualification is a quick, early estimate of what you might be able to borrow, based on information you share. Pre-approval is a more thorough step where a lender verifies your details and gives you a stronger, more reliable commitment. Sellers tend to take pre-approved buyers more seriously. This is general information and not financial advice; a licensed lender confirms the specifics.

It varies by loan program and by your situation, so there is no single number that fits everyone. Rather than guess, we help you get a real figure from a licensed lender based on your goals and profile. That way you plan with accurate numbers instead of assumptions. This is general information and not financial advice; AIOIR is not a lender.

Yes, all-cash purchases are common in Miami, especially among international buyers. Paying cash can make your offer more attractive to sellers and often simplifies and speeds up the closing. It also avoids mortgage-related costs. We will help you weigh whether cash or financing fits your goals best.

Yes, there are foreign-national loan programs designed exactly for this. They usually require a larger down payment, often around 30 to 40 percent, and they qualify you on your foreign income and bank statements rather than a US credit score. We can connect you with a licensed lender who specializes in these programs. This is general information and not financial advice.

Not always, because foreign-national loan programs are built for buyers without US credit. Instead of a US credit score, lenders often look at your foreign income, bank statements, and reserves. Requirements vary by lender, so a licensed lender will confirm what applies to you. This is general information and not financial advice; AIOIR is not a lender.

PMI stands for private mortgage insurance, and it often applies when you make a smaller down payment. It protects the lender, not you, and it is usually added to your monthly payment. As you build equity in the home, it can often be removed. This is general information and not financial advice; your licensed lender explains the exact terms.

It depends on the program, but lenders commonly ask for proof of income, bank statements, and identification, and foreign-national buyers may provide documents from their home country. You share these directly with the licensed lender, never with us, since our pre-qualification form does not collect sensitive financial details. The lender will give you a clear checklist. This is general information and not financial advice.

Yes, you can start the process from anywhere in the world. With your consent, we introduce you to a licensed lender who works with international buyers, and much of it can be handled by email and video. It is a smooth way to be ready before you even travel. This is general information and not financial advice; AIOIR is not a lender.

Closing costs are a set of one-time costs you pay when the sale is finalized, separate from the price of the home. Cash purchases tend to be lower, while financed purchases run higher because of mortgage-related taxes and lender fees. We get exact figures for you from the title company, so please treat anything general as an estimate, not a quote. This is general information; confirm the numbers with the title company and county.

Many closing costs are negotiable between the buyer and seller, and local customs also play a role. Some items are commonly handled by the seller and others by the buyer, but the final split is part of what we negotiate for you. We make sure you understand every line before you sign. This is general information; the title company confirms the exact figures.

Common items include documentary stamp taxes on the deed and, if you finance, additional stamp taxes and an intangible tax on the mortgage, plus owner's title insurance, recording fees, a survey, and escrow charges. In Florida the seller customarily pays the documentary stamps on the deed, so for a buyer the owner's title policy is usually the largest single line, and who pays what is negotiable and written into the contract. Cash purchases avoid the mortgage-related taxes, which is one reason they cost less to close. The exact list depends on your purchase. This is general information; confirm the numbers with the title company and county.

Yes, paying cash avoids the mortgage-related taxes and lender fees that come with a loan, so cash closings are generally less expensive. You still pay other closing items, such as title insurance and recording fees. It is one of the reasons cash offers can be appealing in Miami. This is general information; the title company confirms your exact costs.

Title insurance protects your ownership against past problems with the property's title, such as unknown liens or claims from prior owners. An owner's policy is a one-time cost at closing that gives you lasting peace of mind. It is strongly recommended and often expected in a purchase. This is general information; the title company explains your specific coverage.

After closing, plan for property taxes, homeowners insurance, and any HOA or condo fees that apply to your home. These vary by property, so we help you estimate them before you commit. Building them into your budget keeps ownership comfortable and predictable. This is general information; confirm exact amounts with the county and your providers.

Yes. We offer a free Miami-Dade closing-cost estimator, a property tax calculator that covers every US state and applies the Florida homestead rules in detail, and a carrying-cost calculator for the true monthly cost of owning. They give you a helpful picture of what to expect, but keep in mind they are estimates, not quotes. For exact figures, we always confirm with the title company and county. This is general information.

Property taxes are an ongoing cost set by the county, and Florida offers a homestead exemption that can reduce taxes on your primary residence. There is more detail on this in our Florida section, since the rules have specific requirements. We will point you to the right resources for your situation. This is general information; confirm exact numbers with the county.

We price from current comparable sales and the real demand in your specific area, never a guess. Homes priced right sell fastest and for the most money, so we back the number with data and walk you through it. If the market shifts while you are listed, we tell you and adjust with a clear plan.

We use cinematic marketing: professional photography, video, and smart placement that reaches both local and international buyers. Your home is presented the way luxury should be, across the channels where serious buyers are actually looking. Because we are bilingual and connected abroad, your listing gets in front of Miami buyers and buyers from other countries at the same time.

Yes. We give you clear staging guidance so your home shows at its best, from decluttering and small fixes to how each room is set up for photos and showings. Small, well chosen changes often make a real difference in how quickly a home sells and for how much. We will tell you where your effort is worth it and where it is not.

It depends on price, condition, and area, so there is no single answer that is honest for every home. A well priced, well presented home in a strong area typically moves faster, while a higher price or needed repairs can add time. Once we see your home and your goals, we give you a realistic range and the plan to hit it.

Yes, and we coordinate both sides so your timelines line up and you are never caught between two homes. We plan the sale of your current home and the purchase of your next one together, including the order of closings and where you will stay in between if needed. The goal is a smooth move, not a stressful gap.

Our free home-value tool gives you an automated estimate for general reference, but it is not an appraisal and not our opinion of value. Automated numbers cannot see your upgrades, condition, or what is really happening on your street. For an accurate figure, ask us for a comparative market analysis, a CMA, which All In One International Realty prepares from real comparable sales and your specific home.

In general, Florida sellers must disclose known material defects that are not readily observable to a buyer. Being upfront also protects you, since surprises late in a deal are what tend to break trust and contracts. This is general information and not legal advice, so if you are unsure what to disclose we coordinate the right licensed professional to guide you.

Maybe, and it depends on your situation. If the home is your primary residence, a capital-gains exclusion may reduce or eliminate tax on part of your gain, and for an investment property a 1031 exchange can let you defer tax by reinvesting. These rules have conditions and this is general information, not tax advice, so we coordinate a CPA to confirm what actually applies to you. We would rather you plan ahead than be surprised at tax time.

Your net proceeds are what is left after selling costs, and we can estimate them early so there are no surprises at closing. We have a free seller net-proceeds calculator that gives you a helpful estimate, though it is an estimate and not a quote. Once we know your specifics, we confirm the numbers with you in plain language before you commit to anything.

Under a rule called FIRPTA, a portion of the sale price is withheld when a foreign person sells US property. That withholding may be reduced or even zero for certain owner-occupied homes under set price thresholds, and it is reconciled when you file your US tax return, so it is often not your final tax. This is general information and not tax advice, so we coordinate a cross-border advisor to handle it correctly and help you avoid tying up more cash than necessary.

Yes, we help both. If you own a property, we market it, screen tenants, and place a renter with clear terms. If you are looking for a place to live, we help you find the right home, apply, and sign the lease with confidence.

We market your property to reach qualified renters, screen applicants carefully, and place a tenant with clear, written terms. The goal is a reliable renter and a lease that protects you, not just a quick signature. We keep you informed at each step so you always know where things stand.

We help local and international tenants find a home, apply, and sign the lease. We explain how the process works in Miami, guide you through the paperwork, and make sure you understand your lease before you sign. If English is not your first language, we can walk you through everything in Spanish.

We use careful verification on both sides so everyone starts with confidence. For owners, that means confirming that an applicant is who they say and can meet the terms; for tenants, it means a clear, respectful process with no surprises. Your documents are handled securely, and we tell you what to expect before anything is requested.

Yes, we regularly help international tenants navigate the application and lease. Not having US credit history does not automatically shut the door, since owners often consider other documentation, and we help you present a strong application. We will tell you upfront what a particular owner or building typically looks for.

You start with a rental application, and that is all you need to begin. Identity documents and any credit or background screening are handled securely afterward, once the process is underway. We never ask for your Social Security number or bank details on the form itself, so if something ever asks for that upfront, stop and check with us first.

Commonly you will see a security deposit and first month rent, and sometimes last month as well, but it varies by owner and property. Some owners ask for more or less depending on the home and the application. Once you have a specific property in mind, we confirm the exact upfront amounts in writing so you can plan.

Good credit helps, but it is not the only thing owners look at, and there is no single cutoff that applies everywhere. Many owners also weigh income, references, and other documentation, which is especially helpful for international tenants without US credit. We help you put your best application forward and set realistic expectations for each property.

Both pets and lease length vary by owner and building, so there is no single rule. Many leases run for a year, but shorter or longer terms exist, and some buildings have specific pet policies or deposits. Tell us what you need, and we look for properties that actually fit your situation.

It depends on price, location, season, and how ready you are, so timelines vary. A well priced rental in a popular area can move quickly, while more specific needs can take a bit longer to match well. We keep the process moving and keep you updated, whether you are the owner or the one searching.

Yes. There is no residency or citizenship requirement to own property in Florida, so buyers from almost anywhere can purchase here. Miami is one of the most international markets in the world, and we help buyers from many countries every year. We will walk you through exactly how the process works from your side of it.

Yes, through what are called foreign-national loans. These usually require a larger down payment, often around 30 to 40 percent, and they qualify you on your foreign income and bank statements rather than US credit. This is general information and not financial advice, and terms vary by lender, so we connect you with lenders who work with international buyers and confirm the specifics for you.

No. Owning property does not by itself grant any visa or immigration status. Many international owners simply visit on a tourist visa or under a visa waiver, and immigration is a separate matter from real estate. This is general information and not immigration advice, so if your goal involves living here, we coordinate a licensed immigration attorney to advise you properly.

FIRPTA is a US tax rule where a portion of the sale price is withheld when a foreign person sells US property. It mainly matters when you eventually sell, and the amount held is reconciled when you file a US tax return, so it is often not your final tax. This is general information and not tax advice, so we coordinate a cross-border advisor to handle it correctly when the time comes.

Usually yes. An ITIN is an individual taxpayer identification number that is generally needed for US tax filings connected to owning or selling property. It is not the same as immigration status, it is simply a number for tax purposes. This is general information, not tax advice, and we help you arrange one and coordinate the right professional so the filings are done correctly.

You convert and wire your funds into the title company's escrow account, which is the secure, neutral holding point for the purchase. Keep clear documentation of the source of your funds, since anti-money-laundering checks are a normal, required part of the process. We tell you the steps in advance so the transfer goes smoothly and nothing holds up your closing.

Yes. With live video tours, a power of attorney, and Florida remote online notarization, you can complete a purchase from your home country. Many international buyers do exactly this, and we make sure you see everything clearly and understand each document before you sign. If you would rather come in person, that works too, and we plan the trip around the key steps.

It is something to plan for. US-situated assets that a non-resident owns can be exposed to US estate tax, and the credit available to a non-resident is small: it shelters only about sixty thousand dollars of value. The tax itself is not a flat forty percent, which is the mistake almost every summary makes. It is a graduated schedule that begins at eighteen percent and only reaches forty percent on amounts above one million dollars, so on a typical Miami condo the real figure is well below what the headline rate suggests. Our free estate-tax exposure estimator applies that graduated schedule for you. The good news is that this is plannable, often through how you structure the purchase, and this is general information, not tax advice. We coordinate a cross-border advisor before you buy so it is handled the smart way from the start.

Yes. We have country-specific pages for 28 countries, with guidance tailored to how buyers from each place typically purchase in Miami. It is a helpful starting point for the questions that come up most from your country. Tell us where you are from, and we will point you to the right page and fill in anything else you need.

In many cases yes, and having a US account can make owning and managing property here easier. Requirements vary by bank, and some work with international clients more readily than others. We cannot open it for you, but we can point you in the right direction and toward institutions that are used to helping international buyers.

Property taxes are set each year by the county using a millage rate, and they are an ongoing cost you budget for every year you own the home. Each August you receive a proposed tax notice called a TRIM notice that shows your estimated bill before it is finalized. This is general information and not tax advice, so we confirm the exact figures with the county and coordinate the right licensed professional when you need one.

If a home is your primary residence, Florida's homestead exemption lowers the value the county taxes you on. It comes in two parts: a first exemption that applies to every levy, and a second exemption on value above a set threshold that does not reduce school taxes and that is adjusted for inflation every January. Save Our Homes then caps the annual increase in your assessed value at 3 percent or inflation, whichever is lower, so the cap for a given year is often below 3 percent. A second home or investment property gets no homestead exemption and instead has a 10 percent assessment cap. Because both the exemption amount and the cap change each year, we do not quote them here: our free property tax calculator applies the current figures and cites its Florida Department of Revenue sources. This is general information and not tax advice, so we confirm the details with the county and coordinate a licensed professional when needed.

It is a recurring fee owners pay to the homeowners or condo association that covers shared amenities and the upkeep of common areas, such as landscaping, security, pools, and building maintenance. The amount varies a lot by building and community, so we review the current fee for any home you are considering. We confirm the exact figure and what it includes with the association.

After the Surfside collapse, Florida requires condo and co-op buildings three stories or taller to complete a milestone structural inspection when the building turns 30 years old, or 25 years if it is within about 3 miles of the coast, and then every 10 years after that. Buildings must also have a Structural Integrity Reserve Study, known as a SIRS, and associations can no longer vote to waive or underfund those structural reserves. The main funding deadline was extended to the end of 2025, and a 2025 law allows a temporary pause or reduction of reserve contributions only under strict conditions. This is general information, so we confirm current requirements and figures with the association and coordinate a licensed professional when you need one.

These rules can raise condo fees and lead to special assessments, so they directly affect what a condo costs you to own. Before you buy, we review the building's milestone inspection, reserve funding, budget, meeting minutes, and any special assessments, along with the estoppel certificate. That way you see the full financial picture of the building and not just the unit. This is general information, and we coordinate a licensed professional whenever a closer review is needed.

A special assessment is an extra charge that owners pay, on top of regular fees, to cover a big repair or a shortfall in the association's budget. It can be a one-time amount or spread over time, and it can be sizable for major work like a new roof or structural repairs. We check for any pending or recent special assessments before you commit to a condo.

An estoppel certificate is an official statement from the association that shows what is owed on a unit and the building's current financial status. It is ordered during a condo purchase so everyone knows the exact balances and any pending charges before closing. We make sure it is requested and reviewed as part of your transaction.

Many condo associations do require approval before you can buy, which usually means an application and sometimes an interview with the board. Timelines and requirements vary by building, so it is something we plan for early in your purchase. We guide you through the application and help you have everything ready.

Some areas of South Florida are in FEMA flood zones, and if a property is in one, your lender may require flood insurance as a condition of the loan. Flood coverage is separate from a standard homeowners policy, so it is worth understanding early. We help you check the flood zone for a property before you buy, and we confirm the specifics with the insurer.

Florida homes need windstorm coverage, and premiums can vary a lot from one property to another, so it is smart to get a quote early in your search. A wind mitigation inspection can lower your premium by showing the home's storm-resistant features, and older homes may need a four-point inspection before an insurer will cover them. We help you line up quotes and confirm exact costs and requirements with the insurer.

Some newer communities have a Community Development District fee, or CDD, that helps pay for infrastructure like roads and utilities, and it comes on top of your property taxes and any HOA dues. Not every community has one, so we check whether a home you are considering carries a CDD fee. We confirm the exact amount with the county or the district.

It comes down to the tradeoffs that fit your life. Condos typically include amenities and exterior maintenance through your monthly fees, which can mean less upkeep for you, while a single-family house usually gives you more space and more control over the property. There is no single right answer, so we walk through your budget, priorities, and long-term plans to help you decide.

Yes. We fully support and comply with the federal Fair Housing Act and the Equal Housing Opportunity policy, and we follow the National Association of REALTORS® Code of Ethics. These commitments guide how we treat every client and every person we work with. Fair, honest treatment is a core part of how we do business.

We do not discriminate based on race, color, religion, sex, disability, familial status, or national origin, or any other class protected by federal or Florida law. Everyone receives the same professional service and the same access to homes and information. If you ever feel that is not the case, we want to hear about it right away.

Yes. Miami-Dade County's human rights ordinance extends protections to additional categories beyond the federal list, which include things such as sexual orientation, gender identity, age, marital status, and source of income. We honor these local protections in everything we do. The exact categories and details are defined by the ordinance, and the county human rights office can confirm the current specifics.

It means you are entitled to equal, honest treatment throughout your search, no matter who you are. You have the same right to see homes, get accurate information, and make your own decisions as anyone else. Our job is to give you the facts and support you need, and to let you choose what is right for you.

Steering is when an agent tries to guide buyers toward or away from certain neighborhoods based on protected characteristics, and we never do it. Instead, we describe homes and neighborhoods only by objective features such as price, size, schools as a factual amenity, and commute, and then we let you decide. You lead your own search, and we give you honest, factual information to work with.

You can contact us directly and tell us what happened, and we will take it seriously. You may also contact the U.S. Department of Housing and Urban Development, known as HUD, or your local human rights office, which handle fair-housing complaints. We are glad to point you to the right resource.

We are working toward WCAG 2.2 Level AA, the current standard, and we continually improve contrast, keyboard navigation, alt text, and screen-reader support across the site. We have not completed a formal independent audit, so this is our stated goal rather than a certified conformance claim. Accessibility is an ongoing effort, so if you run into any barrier, tell us: email info@allinoneinternationalrealty.com, call +1 305-302-7094, or use the contact page. We will address it and keep making the site easier for everyone to use.

We offer fifteen free calculators and planners, with nothing to sign up for and no account to create. They are built to help you plan a purchase, a sale, or an investment before you ever talk to anyone, and you can use them as often as you like, at no cost. The home-value tool sits on the same page but works differently: it asks for a property address, it sends that address to us, and it is limited to a few lookups a day.

For buyers, we have a mortgage payment calculator that shows the whole monthly payment, principal and interest plus property tax, home insurance, HOA, and PMI, rather than principal and interest alone; an affordability calculator that includes a foreign-national option; a Miami-Dade closing-cost estimator that lets you compare cash against financed and choose whether you or the seller pays the deed stamps; a rent vs buy comparison; and a neighborhood-match quiz. Together they help you understand what you can afford and what your monthly picture might look like. They are estimates for planning, and we confirm the real numbers on a specific property.

For owners and sellers, we offer a property tax calculator that covers all fifty states and DC, using real local millage and the Florida homestead and Save Our Homes rules for the Miami-Dade areas we work in; a true monthly carrying-cost calculator; a mortgage-payoff planner; a seller net-proceeds calculator with a foreign-seller FIRPTA mode; and an appreciation projector. The appreciation tool projects the change in the property's value only, not your equity, because it has no mortgage in it and so excludes the principal you pay down over the same years. They help you see what you really pay each month and what you might walk away with on a sale. These are general estimates, not tax advice, so we confirm the exact figures for your situation.

For investors, we have a cap-rate calculator and a pre-construction deposit planner. The cap-rate tool helps you gauge potential return, and the deposit planner helps you map out the payment schedule that pre-construction projects often use. They are planning estimates, and we confirm the real terms on a specific deal.

For international buyers, we offer a currency converter that covers twenty-two currencies with live daily rates and a clearly labelled fallback when the rate service is unreachable, a US estate-tax exposure estimator that applies the graduated federal schedule rather than a flat rate, and a foreign-buyer readiness checklist. They are designed for the questions that come up when you are buying from abroad. These are general estimates and not legal or tax advice, so we coordinate the right licensed professional for your specific situation.

They give solid estimates for planning, but they are not quotes, appraisals, or loan offers. Real numbers depend on the specific property, lender, and your personal details, which is why we confirm them on an actual home. Think of the tools as a smart starting point, not the final word.

No. There is nothing to sign up for and no personal information to hand over. Thirteen of the fifteen calculators run entirely in your browser and send nothing anywhere at all, and the readiness checklist saves your progress only in your own browser, not on our servers. The two exceptions are the currency converter and the pre-construction planner, which fetch the day's exchange rates from a public rates service when they load; that provider sees your IP address, as it would for any file your browser requests, and neither tool sends it anything you typed. The home-value tool is separate from these calculators: it does ask for a property address and an optional email, and it says so on the page.

We have a Miami buyer's guide, a seller's guide, a relocating-to-Miami guide, and an international buyer's guide, plus a blog full of market insights. Everything is available in both English and Spanish. They are a great way to get oriented before we talk through your specific plans.

No. The calculators run locally in your browser, so your inputs are not sent to or saved on our servers, and the exchange-rate lookup the currency converter and the pre-construction planner make carries no figure you typed. Anything the checklist remembers stays on your own device. Your planning stays private to you.

The tool outputs are general estimates meant for planning, not professional or financial advice. They do not replace guidance from a licensed lender, tax professional, or attorney on your specific situation. When you are ready, we help you get real numbers and coordinate the right professional for you.

We only collect what you choose to share and what helps the site run. That includes the details you send through our forms, such as your name, email, phone, and message, plus your email if you subscribe to updates. We also collect basic site usage data through analytics, but only after you accept cookies.

No. We do not sell your personal information, and we do not share it with third parties for their own marketing. Your details stay with us and the trusted providers that help us serve you.

Only with service providers that help us operate the site, and all of them work under agreements that protect your information. These include Supabase for hosting and our database, Resend for email delivery, Google for analytics and advertising, and Cloudflare Turnstile for spam protection. We also use RentCast for the automated home-value estimate when you use that tool, our CRM system to manage your inquiry, and consultation booking through WhatsApp or, if configured, Calendly. Our website chat assistant is powered by Anthropic, so what you type into the chat is sent to Anthropic to generate a reply, which is why we ask you not to put personal or financial details there. The site is hosted on Vercel, and our pages load fonts from Google Fonts, photographs from Unsplash, map tiles from CARTO, and daily exchange rates from open.er-api.com; those providers receive your IP address when the files load.

Only with your consent, the details you share are passed to a licensed lending partner who can help with financing. AIOIR is a real estate brokerage, not a lender, so we do not make loans ourselves. You are always in control of whether that information is shared.

You can request access to, correction of, or deletion of your information, and you can opt out of marketing at any time by contacting us. California residents have these rights under the CCPA and CPRA, and residents of the EEA or UK have them under the GDPR. We are happy to help you exercise them.

We keep your information only as long as we need it to handle your inquiry and meet our legal obligations. After that, we delete or anonymize it. We do not hold on to your details longer than necessary.

Cookies are opt-in, so nothing tracks you before you choose. You can accept or decline, and you can change your choice anytime using the Cookie settings link in the footer, which reopens the banner. Your choice is remembered for about 180 days.

Yes. We use Cloudflare Turnstile, an invisible spam and bot protection on our forms that replaces those annoying CAPTCHAs. It usually runs quietly in the background, so you can fill out forms without extra steps.

Information and listings are for reference only and may change at any time. They are not an offer, so please verify the details with the broker before making any decisions. We want you to have accurate, current information before you act.

The site is provided as is, and the terms are governed by the laws of the State of Florida. If you ever have a question about our terms, just reach out and we will explain.

This is important, so please read carefully. We will never ask you to wire funds based on an email, and we will never request your full bank, card, or Social Security numbers by email or text. If you receive wiring instructions that appear to be from us, call the number on this site to verify before sending anything.

Just contact us through the contact page or by email, and we will help. Whether you want to access, correct, or delete your information, or simply ask how your data is used, we are glad to answer. You can reach us in English or Spanish.

The client portal is a private, login-required space for everything related to your transaction. Inside, you can find your documents, forms, and templates all in one place. It keeps your paperwork organized and easy to reach whenever you need it.

Accounts are by invitation, created by our team for your transaction. If you were invited, just use the link in your email to set up your access. If you would like access and have not received an invitation, contact us and we will help.

In Documents, you can view and download your files and a shared library, and upload your own documents. In Forms, you can fill out and print the forms your agent shares with you, and in Templates you can download ready-to-use checklists and templates. In Account, you can update your name, language, and password.

Yes. You only see your own files and whatever has been shared with you. No other client can see your documents, and you cannot see theirs.

Yes. You can turn on two-factor authentication using an app such as Google Authenticator, Authy, or 1Password for an extra layer of protection. When you set it up, you also get one-time backup codes so you can recover access if you ever lose your device.

Your password needs to be at least 8 characters long. You can change it anytime on your Account page. We recommend choosing something unique that you do not use on other sites.

No problem. Just use the forgot-password link, and we will send a reset link to your email. Follow it to create a new password and get back into your account.

Use one of the backup codes you received when you set up two-factor authentication to sign in. Once you are in, you can set up a new authenticator on your new device. That is why we recommend keeping those backup codes somewhere safe.

You can submit a buyer, seller, rental, or financing pre-qualification application right from the site. Each one is reviewed personally by our team, not by an automated system. We reply in English or Spanish, whichever you prefer.

No. We never ask for your Social Security number or bank details on these forms. Any identity documents or screening are handled securely afterward, once we are working together.

AIOIR is a licensed real estate brokerage, not a mortgage lender or broker, so we do not make loans. Your details are passed to a licensed lending partner only if you tick the separate lending-partner box on that form, which also covers that partner contacting you. It is optional, the application is accepted either way, and if you leave it unticked nothing is shared.