Miami Beach files are condo-heavy, often luxury, and full of moving parts. Hometown Transaction Coordinators keeps them predictable from signed contract to funded closing, for a flat fee per closed side, while you stay the only voice your client hears.
Every Florida market has unique local pain points. HTC protects your transactions with experienced Florida coordinators.
Miami Beach follows Miami-Dade County Code Section 8-11(f): most buildings must be recertified at 30 years and every 10 years after, with structural and electrical reports from Florida-licensed engineers on threshold buildings (over three stories or 50 feet). On condo files, we make sure recertification status is part of the document request and tracked.
Source: City of Miami Beach, Building RecertificationCondo buildings three habitable stories or taller also need a state milestone inspection, and the association must send owners the inspector’s summary within 45 days. We track the full condo document set, as the contract calls for, until it is in hand.
Source: Florida Statutes § 553.899On high-value files the agent is the only voice the client hears. We work behind you, keep every date and party on track, and bring anything we see to you and the closing attorney for your call.
From oceanfront condo towers to the Venetian and Sunset Islands, Miami Beach is one of the most watched luxury markets in the country. 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.
Complete, end-to-end milestone management from contract execution to funded closing.
Yes. Luxury files can stay on our founder’s desk, and the agent leads every client conversation. We keep the timeline, documents and parties on track behind you.
Under Miami-Dade County Code Section 8-11(f), buildings 30 years or older from their original certificate of occupancy must be recertified, then every 10 years. Single-family homes, duplexes and minor buildings (occupant load of 10 or less and 2,000 square feet or less) are exempt. The City of Miami Beach Building Department reviews the reports.
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. It is never a percentage of your commission. Agents who want listing support and extras included every month can choose SCALE. 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.