Downtown Miami is where our founder, Michelle Martinez, cut her teeth in condo sales. Today Hometown Transaction Coordinators keeps Brickell, Edgewater and downtown condo files moving from signed contract to funded closing, for a flat fee per closed side, while you lead every client conversation.
Every Florida market has unique local pain points. HTC protects your transactions with experienced Florida coordinators.
Under the Miami-Dade County Code, the City of Miami requires recertification of buildings other than single-family homes, duplexes and minor structures. An architect or engineer inspects and submits signed and sealed structural and electrical reports. On condo files, we make sure the building’s recertification status is part of the document request and tracked.
Source: City of Miami, Get a Building RecertificationFlorida law entitles a resale condo buyer to the declaration, bylaws and rules, budget and financial statement, the FAQ sheet and, where they apply, the milestone inspection summary and structural integrity reserve study, with a 7-day window to cancel after receiving them. We track the full document set on the checklist until it is in hand.
Source: Florida Statutes § 718.503, Disclosure prior to sale (resale disclosures)Condo buildings three habitable stories or taller need a state milestone inspection at 30 years, then every 10 years, and the association must send owners the inspector’s summary. In a high-rise market, we make sure that summary is requested early for your file.
Source: Florida Statutes § 553.899, Mandatory structural inspections for condominium and cooperative buildingsFrom Brickell’s high-rise residences and Brickell Key to Edgewater’s waterfront towers, downtown Miami’s luxury market is built vertically. A luxury file isn’t a standard file with more zeros. It has more people, more documents and less room for a loose end.
We never step between you and your client. We keep the dates, documents and parties on track behind you, and you decide what your clients hear and when.
Michelle Martinez has worked in Florida real estate since 1995, spent 2015 to 2019 in luxury, and today coordinates $10 million-plus sales for top clients.
Our File Integrity Audit reviews the file against the contract. Anything we see goes to you and the closing attorney for your judgment, the way Florida’s licensing rules require.
High-value buyers often purchase through an entity or trust. The FR/Bar contract now carries a federal FinCEN reporting paragraph; we make sure the closing agent gets what it needs on time.
The Hometown Signature covers everything you need from contract to close. Want more than that? We tailor white-glove programs for luxury agents. Book a conversation
Brickell, Edgewater and downtown Miami are packed with condo towers, each with its own association, management company and document set. Condos are their own beast. Our founder, Michelle Martinez, cut her teeth in downtown Miami condos, closing more than 300 units a month across downtown Miami’s buildings from 2010 to 2015, and HTC still coordinates condo closings for agents today.
We train agents and transaction coordinators to execute the FR/Bar Condominium Rider (Rider A) and Homeowners’ Association/Community Disclosure (Rider B): what has to be provided, by whom, and what goes on the checklist.
On a listing, we research the association, verify contacts and line up the document set as early as possible, so you have what you need before a buyer asks. Condo/HOA research is a $100 Listing Launch add-on, or included with every Listing Launch in SCALE.
We can’t force an association to respond. We do use every applicable Florida statute, starting with section 718.503, to help the seller get what is needed to disclose the building’s physical and fiscal health properly. The building itself is for you and your client to judge.
What each area is, how many condominiums the State of Florida has registered there, and what files there need from us.
Miami’s financial district and its densest stretch of high-rise condos, running from the Miami River down Brickell Avenue.
What these files need: Large towers mean professional management companies, recertification and milestone questions, and buyer approval applications when the declaration requires them. We request the full document set early and track each piece until it is on file.
A small island at the mouth of the Miami River, reached by one bridge from Brickell and lined with condo towers.
What these files need: Fewer buildings, but big ones. When a building sits under more than one association, an estoppel can be needed from each, and we track every one until it is received.
The bayfront north of the Central Business District, around the Arts & Entertainment District and the arena.
What these files need: Few associations, many units each. Newer towers can mean a first resale in the building, so we confirm early which documents the association can actually provide.
Waterfront towers along Biscayne Bay in Edgewater, with Midtown, the Design District and Wynwood’s arts district just west.
What these files need: A mix of resales and purchases from developers. A developer sale follows different Florida disclosure rules than a resale, including a 15-day cancellation window, so we track the right checklist for each.
One of Miami’s oldest historic neighborhoods, just northwest of downtown, next to the county and city government center.
What these files need: Smaller associations are more common here. We verify association contacts early, because an estoppel request is only as fast as the person who answers it.
Biscayne Boulevard’s Miami Modern (MiMo) historic district, with mid-century condo buildings and bayside single-family neighborhoods.
What these files need: Older buildings make recertification status and the title company’s permit search results matter. We make sure both are requested and on file.
Miami’s bayfront village south of Brickell: shaded streets, single-family homes and many small, low-rise condos.
What these files need: Hundreds of small associations, many run by volunteer boards instead of management companies. We find the right contact and keep following up until the documents and estoppel arrive.
Counts are condominiums registered with the Florida Department of Business and Professional Regulation as of November 2026, counted by the ZIP codes shown. One registered condominium can be a whole tower or one phase of it.
Complete, end-to-end milestone management from contract execution to funded closing.
Yes. Condo files are where our founder started: from 2010 to 2015 she closed more than 300 condo units a month in downtown Miami buildings. HTC coordinates condo and luxury condo files across Brickell, Edgewater and downtown Miami today.
Under section 718.503(2), Florida Statutes, a resale buyer under contract is entitled, at the seller’s expense, to the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, the association’s FAQ sheet, a governance form and, if applicable, the milestone inspection summary and the structural integrity reserve study. If the buyer requests them in writing, the buyer can cancel within 7 days (not counting weekends and legal holidays) after receiving them, and that right ends at closing. On the FR/Bar contracts, these items are handled through the Condominium Rider (Rider A).
Under section 553.899, Florida Statutes, condominium and cooperative buildings three habitable stories or taller need a milestone inspection by December 31 of the year they turn 30 (a local building official can require it at 25 based on conditions such as closeness to salt water), then every 10 years. The association must send each unit owner the inspector’s summary within 45 days of receiving the report. We make sure the summary is on the document checklist for your file.
HTC’s Contract-to-Close service, the Hometown Signature, is a flat $495 per closed side, never a percentage of your commission. New clients pay a one-time $399 Agent Setup at registration, which builds your brokerage requirements and preferences into our workflow. Agents who want listing support and extras included every month can choose SCALE ($397 a month, 3-month minimum). See the pricing page for everything each plan includes.
Only the way you want us to. You lead every client relationship, and on luxury files the agent is the only voice the client hears. We keep the dates, documents and people on track behind you. Licensed activities always stay with you and your broker.
Local rules change. Confirm current requirements with the building department and your title company. This page is educational and is not legal advice.
Start with a 15-minute Fit Call. Set up your business preferences once, then submit files as you close.