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For a conventional loan, plan for 5–20% down payment plus 2–5% in closing costs. On a $500,000 home, that means $25,000–$100,000 down plus $10,000–$25,000 in closing costs. FHA loans require as little as 3.5% down. Use our free affordability calculator to see exactly what you qualify for.

Buyer closing costs in Florida typically run 2–5% and include title insurance, lender fees, prepaid taxes and insurance, and recording fees. Seller closing costs include doc stamps (0.7% of sale price), title insurance, and real estate commission (typically 5–6%). Our closing cost calculator gives you exact numbers for your price.

Cap rates in Miami vary by neighborhood: luxury areas like Brickell and Miami Beach see 3.5–5%, while value-add areas like Doral and Kendall reach 5.5–7%. Higher cap rate means higher return but often more risk. Our investor analysis platform calculates cap rate, cash-on-cash return, and maximum offer for any property.

Top investment neighborhoods in 2026: Sunny Isles Beach for luxury appreciation, Brickell for high rental demand, Edgewater for value-add plays, Doral for strong workforce housing returns, and Coconut Grove for premium long-term holds. D&S Group provides neighborhood-specific data including average rents, cap rates, and tax rates across all our calculators.

As a buyer, working with D&S Group costs you nothing — the seller typically pays the full commission (5–6% of the sale price), split between listing and buyer agents. As a seller, our seller net proceeds calculator shows exactly what you keep after commission and all costs.

Yes — in Miami's competitive market, most sellers will not consider an offer without a mortgage pre-approval letter. It shows you're a serious, financially qualified buyer. D&S Group can connect you with trusted lenders who specialize in South Florida and move fast on pre-approvals.

Never pay more than 70% of a property's After Repair Value (ARV) minus renovation costs. Example: ARV $500K, rehab $80K, your max offer = ($500K x 70%) - $80K = $270K. This leaves room for holding costs, closing costs, and profit. Our fix-and-flip calculator runs this analysis automatically.

BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a distressed property below market, renovate it, rent it out, then refinance based on the new higher value to pull your invested cash back out — and do it again. Our BRRRR calculator shows exactly how much cash you recover and your projected cash flow after refinancing.

A Homeowners Association (HOA) is a governing body that manages shared amenities and enforces community rules in condos, townhomes, and some single-family developments. In Miami, HOA fees can range from $200/month in small communities to $3,000+/month in luxury high-rises — and they affect your mortgage qualification. HOA fees are included in your debt-to-income calculation. Before buying, always review the HOA's financials, reserve fund, and pending special assessments. D&S Group reviews HOA documents on every transaction we represent.

A condo gives you ownership of your unit's interior while sharing ownership of the building and land with other owners through an HOA. A single-family home gives you full ownership of the structure and land. In Miami, condos typically offer better locations and lower entry prices with higher HOA fees. Single-family homes offer more privacy, no HOA (usually), and better appreciation in established neighborhoods. Investors often prefer condos for rental income; families often prefer single-family homes for space. Our calculators can model both scenarios.

A typical residential closing in Florida takes 30–45 days from accepted offer to keys in hand. Cash purchases can close in as little as 7–14 days. The timeline depends on: lender processing time (usually the longest factor), title search and insurance, home inspection and repair negotiations, and HOA approval for condos. D&S Group coordinates all parties simultaneously to compress timelines — and will tell you exactly what to expect at every step.

Yes — several. Florida has no state income tax, which benefits landlords collecting rental income. The Homestead Exemption reduces assessed value by up to $50,000 on a primary residence, lowering your property tax bill. The Save Our Homes cap limits annual assessment increases to 3% for homesteaded properties. For investors, federal depreciation deductions, 1031 exchanges to defer capital gains, and mortgage interest deductions all apply. D&S Group recommends working with a tax advisor on every investment transaction and can connect you with trusted professionals in South Florida.