A buyer's agent represents the buyer, not the seller. GADAIT — a French advisory house — searches the whole Miami market, off-market included, guides international buyers through the Florida buying process (ITIN, contract, escrow, title, closing), explains ownership structuring (LLC vs personal name), FIRPTA, property tax (~1–2%/yr) and Florida's no state income tax, runs due diligence with independent counsel, and negotiates on your side. Most Miami brokerages are excellent at selling — but they are sell-side. We are the independent buy-side counterpart.
Miami's Missing Buy-Side Advisor
Miami's prime market is fast, liquid and dominated by capable listing brokerages. They are, by design, sell-side: their mandate is to market and close their own or the seller's inventory. That leaves a clear gap — who represents the buyer? Most international purchasers end up navigating the Florida process, cross-border taxation (FIRPTA, US estate tax) and a fast-moving negotiation with an agent whose interests sit on the other side of the table.
GADAIT fills that gap. We are an independent advisory house at 78 Avenue des Champs-Élysées in Paris, with a desk covering Miami. Our role is not to sell a catalogue but to represent you — entirely buy-side, like a luxury buyer's agent dedicated to South Florida. We search the whole market, including off-market, explain every step, and negotiate in your sole interest.
Why Use a Buyer's Agent in Miami?
In Miami, almost every agent works to close a listing: their job is to move inventory, not to defend your interests. A buyer's agent reverses that logic. We have nothing to sell — our only mandate is your acquisition: the right property, on the best terms, with every risk checked before you commit.
Listing Agent or Buyer's Agent?
The distinction is simple but decisive. A listing agent works to close the seller's inventory and represents the seller. A buyer's agent searches the whole market and represents you. Here is what that changes in practice.
| Traditional listing brokerage | GADAIT buyer's agent | |
|---|---|---|
| Who it represents | The seller and its listings | You — the buyer only |
| What it shows you | The listings it holds | All of Miami, off-market included |
| Coverage | Its own inventory | The whole MLS and beyond |
| Cross-border tax | Rarely addressed | FIRPTA, estate tax, treaty explained |
| Interest | Closing its stock | The right asset, the best price |
| Confidentiality | Public listings | Private, family-office standard |
Buying in Florida, Explained for Internationals
The US process differs from many home markets: no notary, but a title company at the centre, a standard purchase contract, an escrow deposit and a formal closing. Here are the six key steps, which we run for you end to end.
What Does Buying in Miami Cost?
Beyond the price, a cash purchase in Miami usually means a buyer acquisition-cost envelope of roughly 2–5% — lighter than most European markets. The main items are the documentary stamp tax on the deed, title insurance, and settlement and recording fees. Financing adds lender fees. Separately, budget the annual property tax of roughly 1–2% of value. The table below summarises indicative 2026 figures.
| Item | Indicative rate | Note |
|---|---|---|
| Documentary stamp tax (deed) | ~0.6% | Miami-Dade rate on the deed; paid at closing |
| Title insurance | ~0.5–1% | Owner's policy protecting your title |
| Settlement & recording | ~0.3–0.7% | Title company, escrow, recording fees |
| Legal / attorney | $1,500–3,000 | Independent review of contract & closing |
| Total buyer envelope | ~2–5% | Cash purchase; financing adds lender fees |
| Annual property tax | ~1–2%/yr | Recurring — varies by municipality & millage |
Indicative 2026 figures for the Miami area. Documentary stamp tax, title-insurance rates and municipal millage vary; property tax depends on the municipality and any homestead status. Confirm with a Florida attorney and a tax adviser for your situation.
Taxation for Non-Resident Owners
Owning in Miami without residing in the US creates obligations in two countries. Here are the points to anticipate — all to be validated with a tax adviser, as the treaty between your country and the US governs the interaction to avoid double taxation.
- No Florida state income taxFlorida levies no state income tax, a key reason international and domestic buyers favour Miami over New York or Los Angeles. Federal rules still apply.
- Annual property tax & HOAProperty tax of roughly 1–2% of value is payable each year to the county, plus HOA / condo association fees and property insurance — all to be budgeted upfront.
- Rental income & ITINIf you let the property, US rental income is taxable and generally requires an ITIN and an annual US filing; a net-basis election can allow deductions. Your home country may also tax the income, with treaty relief.
- FIRPTA on resaleWhen a foreign owner sells, the buyer generally withholds 15% of the gross price under FIRPTA (lower or nil for qualifying residences below set thresholds). It is a withholding against your actual US capital-gains tax, reconciled on a return.
- US estate tax exposureUS-situs real estate held directly by a non-US individual can face US estate tax above a very low threshold (around US$60,000). Ownership structure — LLC, trust or holding company — is often used to manage this, subject to your home-country rules.
General, non-exhaustive information, to be validated with a US and home-country tax adviser based on your residence, ownership structure and personal circumstances.
Where to Buy in Miami
From the towers of Brickell to the beaches of Sunny Isles, each area has its own profile, pricing and lifestyle. We help you choose the right micro-market before sourcing — here is an orientation to the addresses we cover most.
Off-Market Access in Miami
A meaningful share of Miami's finest waterfront homes and penthouses never appears on the portals. These confidential properties sell discreetly, through private networks of owners, developers, family offices and trusted advisers — for security, confidentiality or simple preference. To reach them, you need an introduction from a recognised market player.
This is one of the most concrete benefits of our Miami desk: we open those doors for our clients. Working with us, you don't only see what's on the MLS — you reach the real market, including the trophy assets that change hands without ever being advertised. Explore our United States property selection and ask us for the off-market that matches your brief.
The Mandate, Step by Step
A structured method turns an open brief into a controlled acquisition. Each step is confidential, and you keep a single point of contact from the first brief to the handover of keys.
Why GADAIT in Miami?
We are neither a portal nor a shop-window brokerage. We are an independent advisory house that buys on your behalf in Miami — with a local desk, off-market access and support in English, French and Spanish.
FAQ — Buyer's Agent in Miami
A buyer's agent — or buying agent — represents the buyer, not the seller. Unlike a traditional brokerage that markets its own or the seller's listings, we search the whole market on your behalf, including off-market properties, then handle the selection, due diligence and negotiation. Our only mandate is your interest: the right property, at the right price, with every risk checked before you commit — a particular advantage in a fast, high-volume market like Miami.
Yes, with no restrictions. The United States places no citizenship or residency requirement on buying residential real estate, and Florida is one of the most international markets in the country. You do not need a green card or a visa to own. To deal with US taxes — filing, FIRPTA, rental income — you will generally need an ITIN (Individual Taxpayer Identification Number), which we help coordinate. Buying property does not, in itself, grant any immigration status.
Both are common in Miami. Buying in your personal name is simplest and cheapest. A US LLC (often paired with a foreign holding structure) can add liability protection, privacy in the public record and — importantly for non-US individuals — help manage exposure to US estate tax, which can apply above a very low threshold (around US$60,000) on US-situs assets held directly. The right structure depends on your objectives and home-country tax rules, so we coordinate this with a cross-border tax adviser before you sign.
Under FIRPTA (Foreign Investment in Real Property Tax Act), when a foreign owner sells US real estate the buyer generally withholds 15% of the gross sale price and remits it to the IRS. The rate can fall to 10% for a residence sold at US$1,000,000 or less, and withholding may be eliminated for a residence at US$300,000 or less bought as a home. This is a withholding, not the final tax: your actual US capital-gains liability is reconciled on a tax return, and a treaty may relieve double taxation. Always confirm with a US tax adviser.
Florida has no state income tax, which is a major draw. The main recurring cost is the annual property tax, which in the Miami area typically runs in the region of 1–2% of value depending on the municipality and millage rate. Add HOA / condo association fees, property insurance (higher for coastal and older buildings) and, for non-residents, annual US filing on any rental income. We model these all-in carrying costs before you buy so the numbers are realistic.
Many international buyers in Miami pay cash. If you finance through a foreign-national mortgage, lenders typically ask for a larger down payment than for US residents — commonly in the region of 30–40% or more — plus proof of funds, bank references and reserves. Rates and terms vary by lender and by whether you buy personally or through an LLC. We can introduce lenders experienced with non-resident and cross-border files.
Miami combines Florida's no-state-income-tax regime, direct flights to Europe and Latin America, a deep and liquid prime market, and one of the largest international communities in the US. Compared with New York or Los Angeles — which carry state and, in New York, city income taxes — Florida's fiscal profile is lighter, and Miami's dollar-denominated, transparent market with strong branded-residence supply makes it a natural first US address for many overseas buyers. The right city still depends on your use and objectives, which we assess with you.
Frequently asked questions
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Tell us your objective, area and budget. We reply within fifteen minutes in office hours and come back with an off-market selection — with family-office discretion.
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