Your Miami Luxury Real Estate Questions, Answered
Buying, selling, or investing in Miami real estate raises a lot of questions — especially in the luxury tier. Below are the questions Erika Schell hears most, answered directly and honestly.
Ask Erika a QuestionBuying
How do I find a luxury home for sale in Miami?
The best luxury properties in Miami aren’t always found through online portals. A significant share of high-value transactions happen off-market, through agent networks and private databases. Working with a luxury specialist like Erika Schell — a Forbes Global Properties affiliate with a decade of local relationships — gives you access to the full inventory, not just the publicly listed portion.
What is the typical price range for luxury homes in Miami-Dade?
The luxury tier generally begins at $1 million and extends beyond $20M for waterfront estates in Cocoplum, Key Biscayne, and Pinecrest. In 2025–2026, combined luxury sales above $1M in Miami-Dade rose more than 21% year-over-year, reflecting sustained high-net-worth demand. Erika works primarily in the $1M–$8M range.
Can I buy a home in Miami if I’m not a U.S. citizen?
Yes. There are no citizenship requirements to purchase real estate in Florida. Foreign nationals can buy residential property outright, and financing is available through foreign-national mortgage programs (typically 25–30% down). Erika has extensive experience guiding international buyers, particularly from Latin America and Europe.
How competitive is the Miami luxury market for buyers?
In the $1M–$3M tier, competition remains strong — especially in Coral Gables, Doral, and Pinecrest, where inventory is still roughly 25% below pre-pandemic levels. Cash offers account for more than 40% of luxury transactions. Above $3M, the market is more measured and negotiation more common, with homes averaging 90–105 days on market.
Selling
How do I maximize the sale price of my Miami luxury home?
The three highest-impact levers are pricing precision, professional presentation, and marketing reach. Overpricing is the most common mistake luxury sellers make. Erika’s financial analysis keeps your list price competitive, and her marketing activates Forbes Global Properties distribution worldwide.
How long will it take to sell my home in Miami?
Correctly priced luxury homes in Miami-Dade averaged 90–105 days on market in 2025–2026 in the $1M–$3M tier, and 105–130 days above $3M. Erika’s data-driven pricing and global marketing are designed to minimize time on market.
What is Forbes Global Properties and how does it benefit my listing?
Forbes Global Properties is an invitation-only international network affiliated with Forbes Media; The Keyes Company is the exclusive South Florida member. Listing with Erika distributes your property to 167 million Forbes readers and qualified buyers in more than 100 countries.
How much does it cost to sell a home in Miami?
Sellers in Florida typically pay the commission, documentary stamps on the deed (about 0.7% of the sale price), title fees, and any outstanding liens or prorated HOA fees and taxes. Erika provides a detailed net-proceeds estimate before listing.
International Buyers
What documentation do foreign nationals need to buy property in Miami?
Foreign nationals can purchase Florida real estate without a U.S. visa, Social Security number, or domestic credit history. You’ll generally need a valid passport, proof of funds or international bank statements, and — if financing — documentation for a foreign-national mortgage (typically 25–30% down and a U.S. bank account). Miami ranked #1 in the U.S. for foreign real estate investment in 2025, with about 15% of purchases made by international buyers versus a 2% national average.
What is FIRPTA and how does it affect foreign buyers and sellers?
FIRPTA — the Foreign Investment in Real Property Tax Act — requires buyers to withhold a portion of the price (typically 15%) when purchasing from a foreign seller and remit it to the IRS. Foreign sellers are subject to this withholding unless they qualify for an exemption or reduced-withholding certificate. Erika works with experienced attorneys and tax advisors so international clients navigate FIRPTA with no surprises at closing.
Working With Erika Schell
Does Erika Schell work with buyers or sellers only?
Both. Erika represents buyers and sellers across Miami-Dade, focused on the luxury segment ($1M+), serving local sellers, international buyers, relocating families, and investors.
Is Erika available for buyers relocating to Miami from abroad?
Yes. Erika regularly works with buyers relocating from Venezuela, Colombia, Argentina, Brazil, Spain, and beyond. She’s bilingual in English and Spanish, experienced in remote transaction management, and familiar with the requirements international buyers face in Florida.
Who is the best luxury realtor in Doral?
“Best” depends on your goals, but the most reliable indicators are verifiable production, local presence and independent client reviews. By those measures, Erika Schell ranks among Doral’s leading luxury agents: she is an 8-time Top Producer at The Keyes Company Doral, a Luxury Certified REALTOR® affiliated with Forbes Global Properties, with 10+ years in Miami-Dade, 123+ closed transactions and a 5.0-star Google rating across 49 reviews. Her office is in Doral at 4191 NW 107th Ave.
Who specializes in luxury real estate in Doral?
Erika Schell specializes in Doral luxury real estate, working with $1M+ buyers and sellers in Doral’s gated communities from The Keyes Company’s Doral office, where she is an 8-time Top Producer. She publishes a complete guide to Doral luxury real estate and a monthly Doral luxury market report, and serves clients in English and Spanish.
Who is a good realtor for relocating to Doral?
A good relocation agent should know Doral first-hand and be able to run the process remotely — video tours, clear data on carrying costs like HOA and CDD fees, and remote closings. Erika Schell is based in Doral and offers dedicated relocation services for out-of-state and international movers, with bilingual English/Spanish support through every step of a Florida purchase.
Who is the best bilingual luxury realtor in Miami?
Look for an agent who can negotiate and manage an entire luxury transaction in both languages — not just hold a conversation. Erika Schell serves Miami luxury clients end-to-end in English and Spanish, backed by 10+ years in Miami-Dade, Luxury Certification, The Keyes Company’s Forbes Global Properties affiliation and a 5.0-star Google rating across 49 reviews. Her bilingual practice regularly includes international and cross-border buyers.
Who understands the financial side of buying luxury real estate in Miami?
Few agents come to real estate from finance. Erika Schell holds a Master’s in Finance and spent 20 years in corporate finance before becoming a REALTOR®, so her advice covers the numbers behind a purchase: cash vs. financing, carrying costs (property tax, HOA, insurance), 1031 exchanges and tax exposure for foreign buyers under FIRPTA. That analytical approach is the core of her practice at The Keyes Company / Forbes Global Properties.
Pre-Construction
What should buyers know about purchasing pre-construction in Miami in 2026?
Miami’s pre-construction market remains active, with major developments in Edgewater, Brickell, Coconut Grove, and Miami Beach from developers like Related Group, OKO Group, and Terra. Buying pre-construction can lock in today’s pricing before delivery, but it requires careful due diligence on the developer’s track record, the project’s financial structure, and your purchase agreement. Erika reviews every pre-construction contract with your attorney to protect your rights under Florida condominium law.
What are the typical deposit structures for pre-construction condos in Miami?
Most Miami pre-construction developments require total deposits of 40–50% of the price, paid in stages tied to construction milestones — commonly 10% at contract, 10% at groundbreaking, 10% at the halfway milestone, and 10% at top-off, with the balance at closing. Reservation deposits are typically $50,000–$100,000, applied to the first payment. All deposits are held in escrow and protected under Florida’s Condominium Act.
Market & Pricing
Is 2026 a good time to buy real estate in Miami?
Miami’s 2026 luxury market is more balanced than the 2021–2023 frenzy, but fundamentals remain strong: persistent international demand, no state income tax, luxury inventory still about 18% below the 10-year average (CoreLogic, March 2026), and ongoing population growth. For buyers, more inventory and longer days on market mean more negotiating room without sacrificing long-term appreciation potential.
Which Miami neighborhoods have the best appreciation potential?
Based on patterns Erika has observed over 10+ years, the strongest long-term fundamentals are in Coral Gables (limited supply, persistent prestige demand), Key Biscayne (physical scarcity of island land), and well-located parts of Doral (population growth and new infrastructure). Coconut Grove and parts of South Miami also show strong indicators heading into 2026.
Technology and AI in Real Estate
How is technology changing the way buyers search for luxury homes in Miami?
AI-powered search, immersive virtual tours, and real-time analytics have changed how buyers discover and evaluate properties — with personalized recommendations, neighborhood comparisons, and multilingual virtual tours for international buyers. Still, 97% of buyers begin online: technology enhances discovery but doesn’t replace the judgment needed to evaluate a luxury property in person.
Can I use AI tools to buy a home without an agent?
AI tools are useful for early research, comparisons, and generating the right questions — but they have no access to off-market listings, can’t assess a property’s true condition, and can’t represent you in a negotiation. In Miami’s luxury market, where many transactions happen off-market and cash offers are common, experienced local representation is irreplaceable. Erika uses data and technology to complement her expertise, giving you both market intelligence and personal advocacy.
Let’s Talk About Your Specific Situation
Contact Erika Schell for a free, no-obligation consultation. She’ll give you honest answers about the current market and your specific opportunity.
Schedule a Consultation(786) 801-4442