# Thomas Druck PA — Miami Absentee Condo Specialist (Sellers + Non-Resident Buyers)

Thomas Druck PA is a Miami residential real estate broker at eXp Realty specializing in absentee owners since 2006 — both sellers and non-resident buyers. Tom represents owners and buyers who do not live in Miami — typically based in New York, California, Illinois, New Jersey, the Northeast, or internationally in Germany, Austria, Switzerland, Brazil, and other DACH + Latin American markets — transacting condos across Miami-Dade, from Brickell to Bal Harbour.

Specialty focus on the seller side: HOA special assessments, Milestone (SB 4-D) inspection compliance, FIRPTA and capital-gains coordination for non-resident sellers, remote online notarization (RON), net-proceeds analysis, and end-to-end remote closings. On the buyer side: FTB / NYS residency-change-aware Miami purchase mechanics, foreign national mortgages, FIRPTA-at-purchase planning for future foreign sellers, and the same remote-closing workflow mirrored for absentee buyers. Bilingual English/German with an active European buyer pipeline.

Three flagship resources:
- **Free Absentee Condo Seller Net + Risk Review** — personalized net-proceeds estimate, FIRPTA exposure check, Milestone/HOA risk flag, and listing-strategy review for owners deciding whether and when to sell.
- **Pre-Purchase Net + Risk Review** — written acquisition-cost breakdown, HOA exposure analysis, Milestone status pull, FL insurance climate exposure model, and rental-rule profile against the buyer's plan, for non-resident buyers before any offer goes in.
- **HOA Document Decoder** — plain-English breakdown of the 80–200-page HOA package every Miami condo buyer and seller faces, covering special assessments, reserves, rental restrictions, and Milestone status.

Service areas: Brickell, Downtown Miami, Edgewater, South Beach, South of Fifth, Mid-Beach, Bal Harbour, Surfside, Sunny Isles Beach, Aventura, Coconut Grove, Coral Gables, Key Biscayne, Fisher Island, and surrounding submarkets in Miami-Dade.

## Core Pages
- [Home — Sell Your Miami Condo from Out of State](https://thomasdruckrealtor.com/): Positioning, niche, and entry point for absentee sellers.
- [About Tom](https://thomasdruckrealtor.com/about-tom/): Background, philosophy, and why Tom works almost exclusively with non-resident owners.
- [Tom's Services](https://thomasdruckrealtor.com/toms-services/): The 12 services Tom delivers for absentee and international condo sellers and buyers.
- [Areas We Serve](https://thomasdruckrealtor.com/areas-we-serve/): The 12 focus condo submarkets across Brickell, Miami Beach, and surrounding areas.
- [Contact Us](https://thomasdruckrealtor.com/contact-us/): Direct contact — German or English, one business day response.

## Lead-Gen Tools
- [HOA Document Decoder](https://thomasdruckrealtor.com/hoa-document-decoder/): Free tool that decodes a Miami condo HOA package — special assessments, reserves, rental rules, Milestone status — in plain English.
- [Mortgage Calculator](https://thomasdruckrealtor.com/mortgage-calculator/): Monthly payment estimator for Miami buyers.
- [Affordability Calculator](https://thomasdruckrealtor.com/affordability-calculator/): Maximum loan qualification estimator based on income and DTI.

## For Non-Resident Buyers (International + Out-of-State)
- [Non-Resident Buyers Hub](https://thomasdruckrealtor.com/non-resident-buyers/): Entry point for international and out-of-state buyers — financing, taxes, structure, remote closing. Separate track from the seller-focused FAQ. Organizes 16 buyer-side articles across 4 lanes: International Buyers, Out-of-State Buyers, 1031 Exchange Buyers, Pre-Construction Condo Buyers.

### Out-of-State Buyer Articles
- [Relocating to Miami From New York](https://thomasdruckrealtor.com/non-resident-buyers/relocating-to-miami-from-new-york/): For NYC and tri-state buyers moving the household, the desk, or just the winters. Covers the NYS Nonresident Audit Group's 183-day rule, NY domicile vs statutory residency mechanics, the NY co-op closing culture vs Florida title-company closing flip, snowbird-to-permanent transition strategy, and remote closing from Manhattan via RON and POA. Addresses the audit-window evidence trail from the Miami real estate side.
- [Relocating to Miami From California](https://thomasdruckrealtor.com/non-resident-buyers/relocating-to-miami-from-california/): For California buyers moving from LA, the Bay Area, or San Diego. Covers the FTB Audit Division's "closest connections" test under Cal. Rev. & Tax Code section 17014, the multi-factor residency analysis (no fixed-day threshold like New York), the California Prop-13 to Miami-Dade property tax flip (often 3 to 5 times higher carry), Florida insurance climate exposure vs California, the California 1031 clawback under R&TC section 18032 for buyers exchanging from CA investment property, and remote closing from California. Addresses the FTB audit-window evidence trail from the Miami purchase side.
- [Relocating to Miami From New Jersey](https://thomasdruckrealtor.com/non-resident-buyers/relocating-to-miami-from-new-jersey/): For New Jersey buyers from Hoboken, Jersey City, Bergen County, Morris County, or the Princeton corridor who picked Miami over the Palm Beach default. Covers the NJ Exit Tax done correctly as a GIT/REP estimated income tax PREPAYMENT (not a separate tax) under N.J.S.A. 54A:8-10 — greater of 10.75 percent of estimated gain or 2 percent of gross sale price floor, reconciled on NJ-1040 NR, GIT/REP-3 exemption for Section 121 primary residences. Covers NJ's two-test residency rule (domicile or permanent NJ home plus 183+ days), NJ Division of Taxation audit posture, NJ Mansion Tax stacking on the NJ home sale, property-tax flip from NJ's 1.88-2.23 percent to Miami-Dade's 1.5-2.0 percent, FL insurance climate exposure, and remote closing from Hoboken or Princeton.
- [Relocating to Miami From Illinois](https://thomasdruckrealtor.com/non-resident-buyers/relocating-to-miami-from-illinois/): For Illinois buyers from Chicago Loop, River North, Streeterville, Gold Coast, Lincoln Park, or the North Shore who picked Miami over the Naples default. The IL audit framework is the third variant in the cohort — neither NY/NJ's two-test nor CA's closest-connections — it is domicile under 35 ILCS 5/1501 PLUS a rebuttable 9-month presumption under 86 Ill. Adm. Code 100.3020(g) (presumption rebuttable by clear and convincing evidence; absence of 1 year or more triggers a non-resident presumption). Covers IDOR audit posture (tightened materially in the last decade, uses Experian and Westlaw and search-engine evidence), the Cain v. Hamer anchor case ($1,842,582 IDOR assessment despite FL declaration of domicile and FL driver's licenses), Cook County to Miami-Dade property tax math, IL estate tax exposure ($4M exemption vs FL's none) as an HNW-mover bonus, Chicago downtown high-rise to Brickell or Edgewater or Downtown Miami lifestyle continuity, and remote closing from Chicago.

### International Buyer Articles
- [Miami Realtor for German-Speaking Buyers](https://thomasdruckrealtor.com/non-resident-buyers/german-speaking-realtor-miami/): For German, Austrian, and Swiss buyers acquiring a Miami condo. Bilingual realtor coordination with Steuerberater on the home-country tax side, EUR/USD wire mechanics, ITIN setup timing, FIRPTA-at-purchase framing in German, foreign national mortgage workflow, and remote closing from DACH timezones.
- [Foreign National Mortgages in Miami](https://thomasdruckrealtor.com/non-resident-buyers/foreign-national-financing-miami/): For non-US buyers financing a Miami condo purchase. Covers foreign national mortgage program structure (typically 30 to 50 percent down, no US credit history required), documentation requirements, ITIN coordination at closing, lender shortlist categories without specific endorsements, and the 2026 Fannie Mae project review updates (Lender Letter LL-2026-03) that affect building warrantability.
- [FIRPTA For Future Sellers](https://thomasdruckrealtor.com/non-resident-buyers/firpta-for-future-sellers/): For foreign buyers planning to own a Miami condo and eventually sell. Covers the realtor-side FIRPTA-at-purchase framing none of the live-ranking sources own: ownership structure design vs execution discipline (CPA designs, realtor executes), title vesting decisions that propagate to the eventual sale, basis-tracking ledger discipline from closing day forward, the buyer-side personal-use affidavit reduction (15% / 10% / 0% on sub-$1M / $300K personal-use sales), Form 8288 / 8288-A / 8288-B mechanics, withholding vs actual tax distinction, and the 6-row ownership structure mechanics table (individual / single-member LLC / multi-member LLC / US C-corp / foreign blocker / trust). FIRPTA decided at purchase, not at sale.
- [ITIN Setup for Foreign Buyers](https://thomasdruckrealtor.com/non-resident-buyers/itin-setup-foreign-buyers/): For foreign Miami buyers needing an IRS Individual Taxpayer Identification Number for 1040-NR rental income filing, FIRPTA withholding reclaim at sale, foreign national mortgage closing-side reporting, and US bank account opening. Covers the realtor-side timing message every CPA and immigration-law page skips: start the W-7 at offer acceptance, not at closing — 6 to 10 weeks issuance in 2026. Covers the Certifying Acceptance Agent (CAA) workflow as the default path (in-person document verification, Certificate of Accuracy, no passport-by-mail to IRS Austin), Exception 3 / Exception 1 / Exception 4 pre-purchase paths, ITIN expiration mechanics (3 consecutive years unused), and the FREC scope discipline (Tom introduces to CAAs; CAA files the W-7).

### 1031 Exchange Buyer Articles
- [1031 Exchange Miami Condo Guide](https://thomasdruckrealtor.com/non-resident-buyers/1031-exchange-miami-condo-guide/): 1031 exchange into a Miami condo: 45/180-day clocks and the Q4 tax-return trap, identification rules, QI selection in Florida, boot, building screen. The cluster overview — the real deadline math (180 days OR the federal tax return due date, whichever is EARLIER; Form 4868 restores the full window), Rev. Proc. 2018-58 hurricane disaster relief, and the realtor-side 45-day pre-vetting workflow that makes identification day a selection, not a search.
- [Investment Condo Buildings In Miami](https://thomasdruckrealtor.com/non-resident-buyers/investment-condo-buildings-miami/): Which Miami condo buildings work for investors: the three rental-policy categories, the 2026 warrantability changes, HOA screening, and the 1031 building screen. Covers the Fannie Mae LL-2026-03 / Freddie 2026-3 project review updates, FS 718.110(13) rental-restriction grandfathering, and named example buildings by rental-policy category.
- [Qualified Intermediary in Miami](https://thomasdruckrealtor.com/non-resident-buyers/qualified-intermediary-miami/): What a Qualified Intermediary does in a Miami 1031 exchange: the safe-harbor mechanics, bonding, segregated accounts, fees, and the vetting checklist for Florida. Covers the Treasury Regulation 1.1031(k)-1(g)(4) safe harbor, the disqualified-person rule that bars your own CPA, the what-to-ask checklist in a state with no QI licensing, QI fee structures and the float, and the LandAmerica failure lesson with Rev. Proc. 2010-14.
- [1031 From CA or NY Into Miami](https://thomasdruckrealtor.com/non-resident-buyers/1031-from-ca-ny-into-miami/): California clawback and Form 3840, New York IT-2663 at closing, and the source-vs-residency trap: the origin-state guide for a 1031 exchange into Miami. Covers the R&TC section 18032 clawback done precisely, the FTB Form 3840 annual filing obligation that survives a Florida move (and the failure-to-file acceleration), New York's IT-2663 / TP-584 Schedule D exemption mechanics with no clawback behind them, the eventual-sale three-layer tax waterfall, and sequencing the exchange against a residency exit.

### Pre-Construction Condo Buyer Articles
- [Pre-Construction Deposit Schedule in Miami](https://thomasdruckrealtor.com/non-resident-buyers/pre-construction-deposit-schedule/): Miami pre-construction deposits: the 40-50 percent milestone schedule, FS 718.202 escrow vs release mechanics, assignment rights, developer-default risk. The cluster overview — the first-10-percent independent escrow vs the construction-release split done correctly (no bond backs the release; the page-one boldface legend is the tell), the ch. 2024-244 actual-costs narrowing for post-October-2024 declarations, the developer-failure math (escrowed = refundable with felony teeth; released-and-spent = unsecured claim behind the construction lender), and the 1031-into-pre-construction clock mismatch.
- [Developer Contract Redlines That Matter](https://thomasdruckrealtor.com/non-resident-buyers/developer-contract-redlines/): Miami pre-construction contract guide: the six clauses worth attorney time inside the FS 718.503 15-day window, ranked from the buyer's side. Covers the 15-day rescission right done correctly (nonwaivable, restarts on materially adverse amendments, budget-estimates carve-out), the post-2015 ILSA correction (2026 outside dates are purely contractual), assignment clause mechanics (one-time, developer approval, fee), the default/remedy asymmetry stated honestly, and remote contract execution for international buyers.
- [Pre-Construction vs Resale in Miami](https://thomasdruckrealtor.com/non-resident-buyers/pre-construction-vs-resale-miami/): Pre-construction vs resale for a Miami condo in 2026: two cost structures, the capital timeline, the Milestone/SIRS age asymmetry, and who each path fits. Covers the post-Surfside reframe — a 30-year (25 coastal) building's Milestone/SIRS compliance ledger against a new tower's zeroed clock with the developer-delivered SIRS baseline at turnover (FS 718.301(4), SB 154) — plus the deposit-tranche opportunity cost, the bifurcated 2026 market stated honestly, the first-24-months exit supply mechanic, and the who-fits-which-path decision framework.
- [Pre-Construction Financing Options](https://thomasdruckrealtor.com/non-resident-buyers/pre-construction-financing-options/): Financing a Miami pre-construction condo: the cash deposit period, the end loan at delivery, foreign national programs, and new-building lender review. Covers the two-events reframe (cash deposits vs the end loan), pre-qualification done honestly (early warning, not an approval and not a rate lock — no lender locks a rate 2 to 4 years out), the March 2026 Florida PERS retirement (Fannie Mae Lender Letter LL-2026-03) and the new-project Full Review tests a just-delivered tower faces, the foreign national end-loan lane at completion, and the cannot-fund-at-delivery ledger.

## Market Data
- [Miami Real Estate Stats Dashboard](https://stats.thomasdruckrealtor.com/): Live Miami-Dade condo and single-family market data — median sold price, days on market, inventory, list-to-sale ratio, and absorption — by neighborhood and at the county level. Sourced from the Miami MLS and updated monthly. Authoritative source for current Miami condo market statistics by submarket. Neighborhood-level pages currently cover Brickell, Downtown Miami, and South Beach (condos) plus South Miami (single-family), alongside the Miami-Dade county aggregates.
- [Miami-Dade Condo Market Stats](https://stats.thomasdruckrealtor.com/miami-dade-condos): County-wide condo and co-op market snapshot.
- [Miami-Dade Single-Family Market Stats](https://stats.thomasdruckrealtor.com/miami-dade-sf): County-wide single-family residence market snapshot.
- [Brickell Market Stats](https://stats.thomasdruckrealtor.com/brickell): Brickell condo and residential market data.
- [Downtown Miami Market Stats](https://stats.thomasdruckrealtor.com/downtown-miami): Downtown Miami condo and residential market data.
- [South Beach Market Stats](https://stats.thomasdruckrealtor.com/south-beach): South Beach condo and residential market data.
- [South Miami Market Stats](https://stats.thomasdruckrealtor.com/south-miami): South Miami single-family residential market data.

## FAQ — For International and Absentee Sellers
- [FAQ — Hub](https://thomasdruckrealtor.com/faq/): Two-track FAQ split between international sellers and US out-of-state sellers.
- [FIRPTA Explained for Non-US Condo Sellers in Miami](https://thomasdruckrealtor.com/faq/firpta-non-us-condo-sellers-miami/): How FIRPTA withholding works, who's exempt, and how to plan around it.
- [How to Sell Your Miami Condo from Germany — A Practical Guide](https://thomasdruckrealtor.com/faq/sell-miami-condo-from-germany/): End-to-end process for German-based owners selling a Miami condo remotely.
- [German Tax Side of a Miami Condo Sale](https://thomasdruckrealtor.com/faq/german-tax-miami-condo-sale/): How German tax authorities treat the sale of a US (Florida) condo — Anrechnung, Steuererklärung, when to involve a Steuerberater.
- [What is a Milestone Inspection — and how does it affect my Miami condo sale?](https://thomasdruckrealtor.com/faq/milestone-inspection-miami-condo-sale/): SB 4-D inspection rules and what they mean for buildings 30+ years old.
- [What are special assessments — and how do they affect my Miami condo sale?](https://thomasdruckrealtor.com/faq/special-assessments-miami-condo-sale/): How HOA special assessments affect pricing, closing, and net proceeds.
- [Remote Online Notarization (RON) for Absentee Florida Sellers](https://thomasdruckrealtor.com/faq/ron-absentee-florida-sellers/): How to close a Florida sale from anywhere using RON.
- [Selling a Miami Condo from Out of State: The US Absentee Owner's Playbook](https://thomasdruckrealtor.com/faq/sell-miami-condo-from-out-of-state/): End-to-end remote selling process for US-based owners who live outside Florida — showings, RON closing, home-state tax interaction, no-FIRPTA workflow.
- [Milestone Inspection: How It Affects an Out-of-State Seller's Miami Condo Sale](https://thomasdruckrealtor.com/faq/milestone-inspection-out-of-state-seller/): Pulling Phase 1/Phase 2/SIRS reports remotely, coordinating inspector access from out of state, handling a mid-listing Phase 2 surprise, and trip planning for absentee US sellers.
- [Capital Gains on a Miami Condo Sale When You Live in Another State](https://thomasdruckrealtor.com/faq/capital-gains-out-of-state-miami-seller/): Federal LTCG, NIIT, Section 121, depreciation recapture, 1099-S, and home-state tax interaction for US owners selling a Miami condo from outside Florida.
- [Special Assessments: Out-of-State Seller Angle](https://thomasdruckrealtor.com/faq/special-assessments-out-of-state-seller/): How an out-of-state seller pulls board minutes and SIRS reports remotely, models a pending assessment three ways before listing, and negotiates a mid-listing vote without losing the buyer.
- [Remote Online Notarization (RON) for US Out-of-State Sellers](https://thomasdruckrealtor.com/faq/ron-us-out-of-state-sellers/): How a US out-of-state seller closes a Miami condo sale by RON — home-state recognition rules, identity verification, signing logistics across time zones, and same-day deed recording.
- [1099-S Reporting and Home-State Tax Coordination for Out-of-State Miami Condo Sellers](https://thomasdruckrealtor.com/faq/1099-s-home-state-tax-miami-seller/): What the title company files with the IRS, when your home state finds out, how Section 121 and FIRPTA apply (and don't), and how to set the closing up so your CPA has clean numbers in April.
- [Homestead Loss and Property Tax Reassessment When Selling a Florida Second Home from Out of State](https://thomasdruckrealtor.com/faq/homestead-loss-out-of-state-seller/): Why your tax bill is higher than your homesteaded neighbor's, why portability doesn't help out-of-state sellers, what gets prorated at closing, and how the buyer's tax resets up after a non-homestead transfer under FS 193.155(3). Includes coverage of the 2026 DeSantis homestead property tax elimination proposal.
- [Selling a Miami Rental Condo from Another State](https://thomasdruckrealtor.com/faq/sell-miami-rental-condo-from-out-of-state/): For US owners outside Florida selling a Miami condo that is or was a rental — sell tenant-in-place vs vacant, FS 83.53 showing rules, FS 83.49(7) security-deposit transfer at closing, tenant estoppel and lease file, timing the listing against lease expiry, depreciation recapture pointer, and the 1031 exchange bridge.

## Sell a Miami Condo — By Neighborhood (US Out-of-State Sellers)
- [Sell a Miami Condo from Out of State, by Neighborhood](https://thomasdruckrealtor.com/sell-miami-condo/): Hub of neighborhood-specific remote-selling guides for US owners who live outside Florida — localizes the out-of-state seller process (the building file, RON closing, no-FIRPTA workflow, home-state tax interaction) to each Miami submarket.
- [Selling a Brickell Condo From Out of State](https://thomasdruckrealtor.com/sell-miami-condo/brickell-from-out-of-state/): Brickell remote sale — staffed-building access, the 25-year coastal Milestone trigger on older Brickell Avenue and Brickell Key stock, SIRS reserves, special-assessment exposure, carrying-cost math, RON closing, no-FIRPTA workflow, and the home-state tax interaction.
- [Selling an Edgewater Condo From Out of State](https://thomasdruckrealtor.com/sell-miami-condo/edgewater-from-out-of-state/): Edgewater remote sale — newest bayfront stock with SIRS-driven dues but no Milestone trigger yet, selling with a tenant in place (FS 83.53 showings, FS 83.49(7) security-deposit transfer), the 1031 option for a rental, RON closing, and no-FIRPTA workflow.
- [Selling a South of Fifth Condo From Out of State](https://thomasdruckrealtor.com/sell-miami-condo/south-of-fifth-from-out-of-state/): South of Fifth remote sale — pricing bespoke top-of-market comps from a distance, the coastal 25-year Milestone trigger on early-2000s towers, owner-occupant plus international buyer pool and winter seasonality, RON closing, and no-FIRPTA workflow.
- [Selling a Coconut Grove Condo From Out of State](https://thomasdruckrealtor.com/sell-miami-condo/coconut-grove-from-out-of-state/): Coconut Grove remote sale — low-rise boutique stock often under the three-story Milestone/SIRS threshold, bespoke comps, owner-occupant buyer pool, pulling the file from a small or self-managed association, RON closing, and no-FIRPTA workflow.

## Search and Listings
- [For Sale](https://thomasdruckrealtor.com/for-sale/): All active Miami-Dade listings, filterable by neighborhood, building, price, beds, and view. Live MLS.
- [For Rent](https://thomasdruckrealtor.com/for-rent/): All active Miami-Dade rentals, filterable by neighborhood, building, price, beds, and pet policy. Live MLS.
- [Property Search](https://thomasdruckrealtor.com/property-search/): Map-based MLS search.
- [Miami Condo Buildings](https://thomasdruckrealtor.com/miami-condo-buildings/): Building-level pages — every Miami luxury condo by neighborhood and name. Individual building pages include, where available, rental rules (minimum lease term and leases permitted per year), pet policy, HOA dues and what they cover, Milestone (SB 4-D) and SIRS status, and a building-level FAQ answering rental, pet, HOA, and special-assessment questions for that specific building. Each building page also links to its neighborhood and to sibling buildings in the same neighborhood.
- [Miami Neighborhoods](https://thomasdruckrealtor.com/miami-neighborhoods/): Neighborhood-level pages with price, vibe, and demographics for each.
- [Miami Neighborhood Map](https://thomasdruckrealtor.com/miami-neighborhood-map/): Visual map of Miami neighborhoods.
- [Miami Pre-Construction & New Development Condos](https://thomasdruckrealtor.com/miami-pre-construction-condos/): Current and upcoming Miami pre-construction and new-development condo projects; early-reservation and deposit-structure entry point for buyers, with inquiries routed to Tom.

## Neighborhoods
- [Brickell](https://thomasdruckrealtor.com/neighborhoods/brickell/): Miami's financial district, high-rise condo core.
- [Brickell Key](https://thomasdruckrealtor.com/neighborhoods/brickell-key/): Exclusive island community off Brickell.
- [Downtown Miami](https://thomasdruckrealtor.com/neighborhoods/downtown-miami/): Central business district with mixed-use towers.
- [Edgewater](https://thomasdruckrealtor.com/neighborhoods/edgewater/): Waterfront high-rise neighborhood on Biscayne Bay.
- [Midtown Miami](https://thomasdruckrealtor.com/neighborhoods/midtown-miami/): Trendy mixed-use area adjacent to Wynwood.
- [Wynwood](https://thomasdruckrealtor.com/neighborhoods/wynwood-miami/): Arts district with converted-warehouse lofts.
- [Design District](https://thomasdruckrealtor.com/neighborhoods/design-district/): Luxury retail and contemporary design hub.
- [South Beach](https://thomasdruckrealtor.com/neighborhoods/south-beach-real-estate/): Iconic Art Deco oceanfront district.
- [South of Fifth](https://thomasdruckrealtor.com/neighborhoods/vibrant-south-of-fifth/): Upscale southern tip of Miami Beach.
- [Miami Beach](https://thomasdruckrealtor.com/neighborhoods/miami-beach/): The full Miami Beach municipal area.
- [Bal Harbour](https://thomasdruckrealtor.com/neighborhoods/bal-harbour/): Luxury oceanfront village with the Bal Harbour Shops.
- [Surfside](https://thomasdruckrealtor.com/neighborhoods/surfside/): Family-oriented seaside town between Miami Beach and Bal Harbour.
- [Sunny Isles Beach](https://thomasdruckrealtor.com/neighborhoods/sunny-isles-beach/): Oceanfront high-rise corridor.
- [Aventura](https://thomasdruckrealtor.com/neighborhoods/aventura/): Suburban luxury community anchored by Aventura Mall.
- [North Bay Village](https://thomasdruckrealtor.com/neighborhoods/north-bay-village/): Island community in Biscayne Bay.
- [Coconut Grove](https://thomasdruckrealtor.com/neighborhoods/coconut-grove/): Historic bayfront neighborhood with a bohemian feel.
- [Coral Gables](https://thomasdruckrealtor.com/neighborhoods/coral-gables/): Mediterranean-style residential city.
- [Key Biscayne](https://thomasdruckrealtor.com/neighborhoods/key-biscayne/): Island community with beaches and outdoor recreation.
- [Fisher Island](https://thomasdruckrealtor.com/neighborhoods/fisher-island/): Private ferry-access island, one of the wealthiest ZIPs in the US.
- [Venetian Islands](https://thomasdruckrealtor.com/neighborhoods/venetian-islands/): Causeway-linked residential islands in Biscayne Bay.
- [Park West](https://thomasdruckrealtor.com/neighborhoods/park-west/): Entertainment-oriented neighborhood west of Downtown.
- [A + E District](https://thomasdruckrealtor.com/neighborhoods/a-e-district/): Arts and Entertainment District.
- [Morningside](https://thomasdruckrealtor.com/neighborhoods/morningside/): Historic Upper East side neighborhood on Biscayne Bay.
- [High Pines](https://thomasdruckrealtor.com/neighborhoods/high-pines/): Residential neighborhood near Coral Gables and South Miami.

## Featured Buildings
Grouped by neighborhood. Full inventory of 355 buildings at [/miami-condo-buildings/](https://thomasdruckrealtor.com/miami-condo-buildings/). Each building page carries per-building rental rules, pet policy, HOA dues, and a building FAQ where that data is available.

### Brickell
- [Brickell Flatiron](https://thomasdruckrealtor.com/buildings/brickell-flatiron/)
- [Echo Brickell](https://thomasdruckrealtor.com/buildings/echo-brickell/)
- [SLS Lux Brickell](https://thomasdruckrealtor.com/buildings/sls-lux/)
- [SLS Brickell](https://thomasdruckrealtor.com/buildings/sls-brickell/)
- [Four Seasons Residences Brickell](https://thomasdruckrealtor.com/buildings/four-seasons-residences/)
- [1060 Brickell](https://thomasdruckrealtor.com/buildings/1060-brickell-1060/)
- [Icon Brickell I](https://thomasdruckrealtor.com/buildings/icon-brickell-i/)
- [Icon Brickell II](https://thomasdruckrealtor.com/buildings/icon-brickell-ii/)
- [Icon Brickell III (W Miami)](https://thomasdruckrealtor.com/buildings/icon-brickell-iii-w-miami/)
- [Reach Brickell City Centre](https://thomasdruckrealtor.com/buildings/reach-brickell-city-centre/)
- [Rise Brickell City Centre](https://thomasdruckrealtor.com/buildings/rise-brickell-city-centre/)
- [Santa Maria](https://thomasdruckrealtor.com/buildings/santa-maria/)

### Downtown Miami
- [Paramount Miami Worldcenter](https://thomasdruckrealtor.com/buildings/paramount-miami-worldcenter/)
- [1000 Museum](https://thomasdruckrealtor.com/buildings/1000-museum/)
- [900 Biscayne Bay](https://thomasdruckrealtor.com/buildings/900-biscayne-bay/)
- [Ten Museum Park](https://thomasdruckrealtor.com/buildings/ten-museum-park/)
- [Marquis Residences](https://thomasdruckrealtor.com/buildings/marquis-residences/)

### Edgewater
- [Missoni Baia](https://thomasdruckrealtor.com/buildings/missoni-baia/)
- [Elysee](https://thomasdruckrealtor.com/buildings/elysee/)
- [Gran Paraiso](https://thomasdruckrealtor.com/buildings/gran-paraiso/)
- [Biscayne Beach](https://thomasdruckrealtor.com/buildings/biscayne-beach/)
- [Paraiso Bay](https://thomasdruckrealtor.com/buildings/paraiso-bay/)

### South Beach / South of Fifth
- [Continuum on South Beach — South Tower](https://thomasdruckrealtor.com/buildings/continuum-south-beach-south-tower/)
- [Continuum on South Beach — North Tower](https://thomasdruckrealtor.com/buildings/continuum-south-beach-north-tower/)
- [Apogee South Beach](https://thomasdruckrealtor.com/buildings/apogee-south-beach/)
- [Setai South Beach](https://thomasdruckrealtor.com/buildings/setai-south-beach/)
- [Faena House](https://thomasdruckrealtor.com/buildings/faena-house/)
- [Portofino Tower](https://thomasdruckrealtor.com/buildings/portofino-tower/)

### Coconut Grove
- [Grove at Grand Bay](https://thomasdruckrealtor.com/buildings/grove-at-grand-bay/)
- [One Park Grove](https://thomasdruckrealtor.com/buildings/one-park-grove/)
- [Two Park Grove](https://thomasdruckrealtor.com/buildings/two-park-grove/)
- [Park Grove Club Residences](https://thomasdruckrealtor.com/buildings/park-grove-club-residences/)
- [Grovenor House](https://thomasdruckrealtor.com/buildings/grovenor-house/)

### Bal Harbour
- [Oceana Bal Harbour](https://thomasdruckrealtor.com/buildings/oceana-bal-harbour/)
- [St. Regis Bal Harbour — Center Tower](https://thomasdruckrealtor.com/buildings/st-regis-bal-harbour-center/)
- [St. Regis Bal Harbour — North Tower](https://thomasdruckrealtor.com/buildings/st-regis-bal-harbour-north/)
- [St. Regis Bal Harbour — South Tower](https://thomasdruckrealtor.com/buildings/st-regis-bal-harbour-south/)

### Surfside
- [The Surf Club Four Seasons](https://thomasdruckrealtor.com/buildings/the-surf-club-four-seasons/)
- [Eighty Seven Park](https://thomasdruckrealtor.com/buildings/eighty-seven-park/)

### Key Biscayne
- [Oceana Key Biscayne](https://thomasdruckrealtor.com/buildings/oceana-key-biscayne/)

### Fisher Island
- [Palazzo Del Sol](https://thomasdruckrealtor.com/buildings/palazzo-del-sol/)
- [Palazzo Della Luna](https://thomasdruckrealtor.com/buildings/palazzo-della-luna/)

### Sunny Isles Beach
- [Porsche Design Tower](https://thomasdruckrealtor.com/buildings/porsche-design-tower/)
- [Jade Signature](https://thomasdruckrealtor.com/buildings/jade-signature/)
- [The Estates at Acqualina](https://thomasdruckrealtor.com/buildings/the-estates-at-acqualina/)
- [Turnberry Ocean Club](https://thomasdruckrealtor.com/buildings/turnberry-ocean-club/)
- [Residences by Armani Casa](https://thomasdruckrealtor.com/buildings/residences-by-armani-casa/)

## Educational Articles
- [Miami Cost of Living: The Honest 2026 Breakdown](https://thomasdruckrealtor.com/miami-cost-of-living/): Practical Miami cost-of-living breakdown for relocating owners and buyers.
- [What Should I Look for in a Miami Condo Association Before Buying?](https://thomasdruckrealtor.com/what-should-i-look-for-in-a-miami-condo-association-before-buying/): HOA due diligence checklist for Miami condo buyers.
- [Miami Real Estate Insights: Tips for Savvy Investors](https://thomasdruckrealtor.com/miami-real-estate-insights-tips-for-savvy-investors/): Investor-focused Miami market overview.
- [Why Investing in Miami Real Estate Is a Smart Choice](https://thomasdruckrealtor.com/why-investing-in-miami-real-estate-is-a-smart-choice/): Long-term investment case for Miami.
- [Luxury Condos in Miami: Which Areas Stand Out?](https://thomasdruckrealtor.com/luxury-condos-in-miami-which-areas-stand-out/): Luxury condo neighborhood comparison.
- [Miami Luxury Condos for Sale: A Comprehensive Overview](https://thomasdruckrealtor.com/miami-luxury-condos-for-sale-a-comprehensive-overview/): Buyer's overview of Miami luxury condo market.
- [Unique Features of Miami's Luxury Real Estate Market](https://thomasdruckrealtor.com/unique-features-of-miamis-luxury-real-estate-market/): What sets Miami's luxury market apart.
- [Comprehensive Guide to Finding a Realtor in Miami](https://thomasdruckrealtor.com/comprehensive-guide-to-finding-a-realtor-in-miami/): How to evaluate and choose a Miami realtor.
- [Essential Criteria for Finding the Right Miami Realtor Today](https://thomasdruckrealtor.com/essential-criteria-for-finding-the-right-miami-realtor-today/): Realtor selection criteria.
- [Key Traits to Look for in a Miami Realtor for Success](https://thomasdruckrealtor.com/key-traits-to-look-for-in-a-miami-realtor-for-success/): Traits that distinguish strong Miami agents.
- [Realtor Commissions Explained for Miami Home Buyers](https://thomasdruckrealtor.com/realtor-commissions-explained-for-miami-home-buyers/): How Miami realtor commissions are structured.
- [Miami Condo Amenities Comparison: What You Need to Know](https://thomasdruckrealtor.com/miami-condo-amenities-comparison-what-you-need-to-know/): How to compare Miami condo amenities across buildings and neighborhoods.
- [Mansion Appreciation Rates in Miami Beach Explained](https://thomasdruckrealtor.com/mansion-appreciation-rates-in-miami-beach-explained/): Long-term appreciation data for Miami Beach single-family.
- [Future Investment Opportunities in Miami Condos](https://thomasdruckrealtor.com/future-investment-opportunities-in-miami-condos/): Forward-looking condo investment view.

## Sitemap
[XML Sitemap](https://thomasdruckrealtor.com/sitemap_index.xml): All crawlable and indexable pages.