Sunny Isles Beach is oceanfront towers and luxury condo files. 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.
Sunny Isles Beach recertifies buildings at 30 years and every 10 years after. Condo and co-op buildings three or more stories, within three miles of the coastline and built in 1998 or later, recertify at 25. Owners have 90 days after the City’s notice to submit reports. On condo files, we make sure recertification status is requested and tracked.
Source: City of Sunny Isles Beach, Building Recertification ProgramA resale buyer is entitled to the full association document set, including the milestone inspection summary and structural integrity reserve study where they apply, with a 7-day window to cancel after receiving them. We track every item on the checklist until it is in hand.
Source: Florida Statutes § 718.503, Disclosure prior to sale (resale disclosures)Florida’s milestone law lets a local building official require the first inspection at 25 years instead of 30 based on conditions such as closeness to salt water. On oceanfront files, we make sure the inspector’s summary is requested early.
Source: Florida Statutes § 553.899, Mandatory structural inspections for condominium and cooperative buildingsFrom the oceanfront towers along Collins Avenue to the neighboring estates of Golden Beach, Sunny Isles Beach is a luxury condo market first. 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
Sunny Isles Beach is lined with oceanfront condo towers along Collins Avenue, many with full-service management and detailed association rules. 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.
Complete, end-to-end milestone management from contract execution to funded closing.
Yes. Luxury condo files can stay on our founder’s desk, and the agent leads every client conversation. We keep the timeline, the association document set and every party on track behind you.
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.