Miami Beach is a living, breathing entity that reflects the collective spirit and effort of its residents. It’s easy to assume that improvements will happen organically or solely through the efforts of local government. However, the reality is far more collaborative: a thriving city is built upon the active participation of every single resident. We are a community and the community’s progress hinges on our shared commitment to making it better. Every resident of Miami Beach has a responsibility to report issues that they see so that those issues can be addressed. Every resident of Miami Beach has a responsibility to communicate their ideas on how our city can be improved.

The Foundation: Essential Services and Resident Partnership

At the heart of a well-functioning city lies the local government’s responsibility to provide essential services, funded by our tax dollars. This includes the fundamental infrastructure that impacts our daily lives: smooth, pothole-free roads, efficient storm sewers that prevent flooding, and clean, inviting parks that foster community and recreation. These amenities not only elevate our quality of life but also serve as tangible indicators of responsible resource management.

While local governments employ various strategies to maintain these services, the most effective approach often involves a strong partnership with residents. While proactive measures like surveys offer a broad overview, the nuanced details and day-to-day issues are best identified by those who live and experience them firsthand. Residents are the eyes and ears of the community, and their willingness to report issues – from a neglected park bench to a broken sidewalk, to a dangerous pothole – is invaluable in ensuring that our city remains in top condition.

The Power of Citizen Complaints: Driving Transparency and Accountability

Citizen complaints are not merely grievances; they are vital feedback mechanisms that drive transparency, accountability, and ultimately, improved public services. They allow residents to voice concerns, offer valuable insights, and even actively participate in shaping local policies. By providing a platform for citizens to express their experiences, local governments can identify areas needing attention and make informed decisions that reflect the community’s needs.

The Collective Impact: Building a Better Future

Ultimately, improving our city is a collective endeavor. It requires the active participation of every resident, from reporting unmaintained properties to attending neighborhood association meetings. By embracing digital tools, fostering transparency, and valuing citizen feedback, we can create a more responsive and accountable local government. Together, we can build a city that we are all proud to call home.

Our city isn’t going to improve itself; we are a community, and the community relies on every single resident to participate in improving our city.

Citizen complaints play a pivotal role in local government administration, allowing residents to voice concerns, offer feedback, and sometimes even participate in decision-making processes. Efficiently managing and addressing these complaints fosters transparency, accountability, and improved public services.

The Importance of Complaining

Citizen complaints are an essential aspect of democratic governance, as they empower residents to actively participate in local affairs. Local governments must embrace modern technologies and best practices to streamline the complaint resolution process and create a more engaged citizenry.

You can help build a safer, thriving community. Finding ways to help your community is a great way to make friends and feel connected.

Here’s how you can report issues and contribute to a better Miami Beach:

1. Understand Your Civic Responsibility:
Civic responsibility is about actively participating in your community and working towards its betterment. This includes reporting issues, participating in local initiatives, and holding elected officials accountable. Engaging in civic duty can lead to a more just and equitable society and a better quality of life for everyone.

2. Report Issues to the City:

Code Compliance:

The Miami Beach Code Compliance Department is dedicated to protecting public health, safety, and welfare; improving the quality of life for our City’s residents, business owners, and visitors through education and the consistent and equitable application of the City’s Code of Laws and Ordinances.

The Miami Beach Code Compliance Department is responsible for maintaining the community’s quality of life by seeking compliance with certain provisions contained in the City of Miami Beach Code of Law and Ordinances. Our department routinely works with all residents, business owners, and visitors of the City and responds to requests for service. Code Compliance Officers ensure all requests are tracked and investigated individually in addition to ensuring the violations are corrected promptly.

The Department functions on an almost 24-hour basis with Code Compliance Officers on duty and available to respond to citizens’ concerns seven days a week.

The City Code regulates activities including, but not limited to businesses failing to obtain Business Tax Receipt, filing/paying Resort Tax, conducting business on public property, sidewalk cafés (conditions of permits); environmental issues and activities (styrofoam, beach glass, sea turtle, and litter); blocking the right of way, signs on public property and special events (failure to obtain a permit or violate permit conditions). The Code Compliance Department will take necessary actions to ensure residents, businesses, and visitors comply with the City Code regulations.

Issues that you should report by texting Code Compliance or using the Miami Beach Gov App:

Standing Water

Report standing water issues lasting 48 hours or more. For existing mosquito issues call 311.

Construction without a permit

Report construction without a permit.

Homeowners Services

Assistance to Homeowners with Building Department related questions.

Building General

Any other Building department questions or concerns.

Beach Maintenance

Report beach maintenance-related issues.

Fire Hazards

Report any fire hazards or fire code violations.

Flooding

Report flooding, stormwater, or drainage-related issues.

Graffiti on Public Property

A city-wide effort to remove graffiti from public places and high-trafficked corridors, inclusive of offensive graffiti, stickers, and promotional flyers.

Homeless Activity

Report any homeless-related issues.

Parking Enforcement

Report illegal parking activity that does not need immediate assistance. Examples include abandoned vehicles and construction parking complaints. Contact our 24/7 parking enforcement dispatch at 305.673.8285 for issues that need immediate attention.

Parking Maintenance

Report parking infrastructure issues related to parking signs, pay stations, painted parking lines, painted curbs, parking lots, parking garages, and other related parking maintenance issues.

Parks Maintenance

Report park maintenance issues.

Private Property Issues

To report private property issues, the name and address of the complainant is required per State Bill 60. Code Compliance cannot respond unless this information is provided within the request.

Report abandoned property, illegal dumping, or related issues.

Right-of-Way Landscape Issues

Report tree trimming, tree down, right-of-way landscape and irrigation maintenance issues, and other greenspace issues.

Rights of Way Maintenance

Report debris in right of way, street cleanliness, and other, garbage not picked up, related right of way maintenance.

Sewer and Water line Issues

Report sewer and water line-related issues.

Streets and Roadways Issues

Report potholes, sidewalk repairs, street lights, damaged or defaced signs, water main, water leak, water quality, gutter or valley gutter, sewer backup, broken concrete sidewalk, and broken pavers.

Transportation Issues

Report traffic signals, traffic lights, traffic signs, trolleys, or other transportation-related issues, as well as bicycle/pedestrian issues.

Noise complaints

To report a noise complaint call 305-604-CITY

Sanitation Division:

The Sanitation Division is responsible for the collection and disposal of residential garbage, trash, and refuse generated at municipal buildings; the residential recycling program; sanitation inspections; street sweeping on public right-of-ways and collection and disposal of litter from public litter bins. Collection and disposal services for residential garbage, as well as residential recycling, are provided by a private hauler contracted by the city. Mobile and manual street sweeping and litter control programs are provided by the city.

If you would like to report missed garbage or recycling pick-ups, overflowing litter cans, or leaking garbage trucks, please do so through the eGOV portal.

You may contact the Sanitation Division at 305.673.7616, Monday through Friday, 8 a.m. to 4:30 p.m. To receive assistance after-hours, please contact the city’s 24/7 Control Room at 305.673.7625.

For information related to waterway cleanup, please refer to the Environmental and Sustainability Department.

Download the App to report issues that you would like addressed:

The Miami Beach Gov App exemplifies how technology can bridge the gap between governments and citizens, fostering transparency, accountability, and community involvement. By implementing user-friendly interfaces, embracing anonymity, integrating GIS technology, and ensuring effective communication and data analysis, local governments can elevate their citizen complaint management and enhance civic engagement overall.

The City of Miami Beach at your fingertips. Download our free mobile app to report concerns, check current beach conditions, track the free citywide trolley, pay fees, stream MBTV live, stay current on city news and view a comprehensive calendar of meetings and events.

Apple: https://itunes.apple.com/us/app/city-of-miami-beach-e-gov/id883739690?mt=8

Android: https://play.google.com/store/apps/details?id=gov.miamibeachfl.mbegov

The Miami Beach Rising Above app is a great way to learn about our resilient, world-class city through self-guided tours. Learn about how Miami Beach adapts to a changing environment while highlighting the importance of its natural resources, vibrant arts, and unique culture.

Apple: https://itunes.apple.com/us/app/mbrisingabove/id1409679027?mt=8

Android: https://play.google.com/store/apps/details?id=com.toursphere.mbrisingabove

As of April 2025, You can Now Text Code Enforcement, Making It Easier to Report Violations!

Starting in April, residents will have a new, simple way to report neighborhood concerns—via text message.

Previously, complaints had to be submitted by phone, app, or in person. Now, with the launch of this text messaging system, you’ll be able to report concerns like illegal rentals, trash violations, and more—right from your phone, with no app or download required.

This system has been fully tested and finalized by our Code Compliance and IT Departments.

A citywide public awareness campaign is launching to help residents learn how to use it.

It’s designed to integrate with our current systems and keep response times quick and efficient.

Miami Beach is a beautiful coastal community. Our island is surrounded by the Atlantic Ocean and Biscayne Bay. Miami Beach is leading the way locally and nationally to reduce flood risk. We want you to be aware of flood risk due to our low-lying topography, extreme rainfall, annual king tides, and storms. It is our goal that all of Miami Beach − whether public roads or private homes − is in the best position possible before, during, and after potential flooding. We are all in this together.

Miami Beach is investing in public infrastructure to reduce flood risk associated with rainfall, storms, and sea level rise, and use the best available science to do so. The city is raising roads, installing new stormwater infrastructure, raising sea walls, creating higher elevation standards, and maintaining a healthy dune system.

Miami Beach is part of a unique partnership with Miami-Dade County and the City of Miami called Resilient Greater Miami and the Beaches. Greater Miami and the Beaches was selected to join 100 Resilient Cities, pioneered by the Rockefeller Foundation to address significant resilience issues- including planning and preparing for sea level rise and climate change. Resilience initiatives to prepare for sea level rise also help to reduce our current flood risk. Our program delivers the quality of life for residents and visitors today and provides for a sustainable and resilient tomorrow.

This Guide is your resource for learning about how to reduce your flood risk.

Coastal Cities Face a Major Flood Risk Due to Climate Change & Sea Level Rise

93% of buildings on Miami Beach are located in a Special Flood Hazard Area, as mapped by FEMA. Miami Beach is reducing risk by elevating roads, updating the stormwater system, and implementing new construction regulations to build higher.

FEMA’s detailed digital flood hazard maps reflect current flood risks for Miami Beach. The maps, also referred to as Flood Insurance Rate Maps (FIRMs), illustrate flood hazards throughout Miami-Dade County and are used when determining flood insurance policy rates. View the Flood Zone Maps using Miami-Dade County’s interactive web tool. Once you navigate to this web tool, enter your address to view the map for your area.

For confirmation of your property’s official flood zone designation, call 305.673.7610 or your insurance agent.

Miami Beach Flood Zone Map

Protect Your Property with Flood Insurance

Flood insurance is required by federally backed mortgages, and recommended for all properties. The city saves you 20%, or $6 million dollars annually, in flood insurance premiums through top tier performance in the Community Rating System (CRS). For more information, visit Floodsmart.gov.

Homeowner’s insurance policies do not cover damages and losses due to flooding. The City of Miami Beach participates in the National Flood Insurance Program (NFIP) that makes flood insurance available to everyone in the city. We strongly urge you to buy flood insurance to protect yourself from a devastating loss. Information about flood insurance policies should be available to you through your insurance agent. Call your insurance agent now so that you will be prepared for future events. Do not wait for a disaster. Keep in mind there is a standard 30-day waiting period, from the date of purchase, before a new flood policy goes into effect.

If You See a Flood, Be Smart

Stay safe – avoid driving through or coming into contact with flood waters. Six inches of fast flowing water can knock you off your feet and less than a meter of water can float a car. Flood water can be contaminated with sewage or other pollutants. There could also be hazards below the surface, like debris, that you cannot see. Make sure you are tuned into Miami Beach social media and local weather alerts. South Florida can experience intense rainfall. Report any flooding to the city via the Miami Beach e-Gov app or by calling 305.604.CITY.

Keep Your Home Dry

There are many simple ways a homeowner can reduce the risk of flood damage. Consider elevating important appliances, like washers and dryers. Choose materials such as tile flooring as opposed to wood, that are resistant to water damage. You can also redirect rain and flood waters through techniques like elevated driveway edges. If you lease your property or business, we recommend discussing your flood protection options with your landlord or property owner.

Build Resiliently & Know Your Elevation

If you are considering renovation, build resiliently and sustainably! Follow the Florida Building Code and the City of Miami Beach Code to reduce your flood risk. We suggest contacting a professional architect or engineer for advice on how to integrate resilience, sustainability, and flood protection into your design. The city participates in the Property Assessed Clean Energy (PACE) program. PACE is a financial platform that eliminates the barrier of high upfront costs by allowing property owners to pay off energy efficient and storm mitigation home improvements through an assessment on their property tax bill.

An Elevation Certificate is an important document that every homeowner should have, and in case of a disaster, would demonstrate local authorities that your house is at or above the required elevation. An elevation certificate will not only tell you how high your house was built in relation to that flood zone, but can potentially lower your insurance premiums. Miami Beach has been collecting the Federal Emergency Management Agency (FEMA) Elevation Certificate that is prepared by a professional land surveyor on behalf of home builders/developers since 1995 as they are required for all new construction and substantial improvements to a structure. For a list of addresses with available elevation certificates, visit miamibeachfl.gov and select Flood Awareness in the Quick Links.

If the elevation certificate shows that the lowest floor of your house is lower than the required flood design elevation, then the substantial improvement ̏50% rule” would apply to your house. This rule means that if your house is in a flood zone and is damaged and/or improved to an amount greater than 50% of its building market value, the lowest floor will have to be raised to meet the current elevation requirement.

Protect & Preserve Our Environment

Beach dunes and vegetation, coral reefs, and green open areas are natural flood barriers. Open green space helps flood waters drain.

Beach dunes and coral reefs serve as the first line of coastal defense by buffering wave energy, blocking storm surge, and protecting coastal infrastructure. Open green space and natural low-lying areas can help with drainage. Landscaping can be designed to flood during rain events or high tides.

Have a Plan

Flooding can range from being unexpected, like a fast and heavy rainfall, to being known and communicated in advance, such as in the case of King Tides and hurricanes. Weather can be unpredictable. Thinking ahead can keep you safe and reduce damage to your property. Think about having sand bags ready, putting up flood panels, adjusting your work schedule if possible, parking your car in a higher location, and wearing rain boots if you must be out in the elements. Most of all, many times it is best to stay put and give the stormwater system time to drain the water. At the start of hurricane season, June 1st, visit www.miamibeachfl.gov, review our Hurricane Guide, and develop a plan for these more significant events.

Keep it Clean!

Don’t litter! Keep storm drains clear of litter and debris to prevent flooding and keep Biscayne Bay clean. Report issues to the free Miami Beach e-Gov app or call 305.604.CITY.

Financial Assistance

Relief is available for properties that have experienced damage. Learn more by contacting the Grants Office at 305.673.7510.

Miami Beach is There to Help You

The Building Department offers free technical assistance to identify ways to reduce flood hazards. Call 305.673.7610 to learn more.

MIAMI BEACH & THE NATIONAL FLOOD INSURANCE PROGRAM (NFIP)

HOW VULNERABLE IS MIAMI BEACH TO FLOODING AND HOW DOES THIS IMPACT INSURANCE COVERAGE?

• The City of Miami Beach participates in the National Flood Insurance Program (NFIP). Due to this, flood insurance is available to building owners and renters.
• Nearly all of Miami Beach is located in or near a Special Flood Hazard Area detailed in Flood Insurance Rate Maps (FIRM).
• 93% of the buildings are located in the Special Flood Hazard Area, which means insurance is required for buildings with federally backed mortgages. The remaining 7% are encouraged to carry insurance, being so close to the hazard.
• 84% of buildings on Miami Beach carry flood insurance policies under the National Flood Insurance Program. Some buildings do carry additional private insurance – since the coverage limits are quite low in comparison to the high values of many Miami
  Beach homes (coverage is $250,000 for a single-family home).
• 64% of NFIP policies are held by buildings that are Pre-FIRM, meaning they were constructed before the first FEMA Flood Insurance Rate Maps in 1972.
• Pre-FIRM buildings pay less than the true cost of risk because they are subsidized.
• Most Pre-FIRM buildings on Miami Beach are lower than Base Flood Elevation (BFE).
• For a single-family home, if the building’s lowest livable floor elevation is higher than BFE+2 ft, then the premiums could be cheaper than the subsidized rate.
• 36% of NFIP policies are held by buildings that are post-FIRM, meaning they were constructed after the first FEMA Flood Insurance Rate Maps in 1972.
• In 1994, Miami Beach became an NFIP community. Most homes built after 1994 have elevation BFE+ (higher than FEMA Base Flood Elevation).
• However, commercial buildings are less likely to be BFE+.

FEMA MODELING AND MAPS

• The current FIRM maps that are in effect for Miami Beach were adopted in 2009.
• FIRMs only evaluate risk based on the modeling – they do not use projections from sea level rise or proposed construction to reduce risk.
• The city will make sure that FEMA has the best and latest available data on newly elevated roads before the maps are finalized.

• Current modeling is underway
• In 2018, FEMA will provide a draft work map to the city that will include what they think the FIRM will look like.
• In 2019, FEMA will provide preliminary maps, with an 18-month process for these to become effective. We do have the ability to provide new completed road elevations during the preliminary map phase in 2019.
• In 2021, FEMA estimates that final maps will be effective.
• Appeals process – we will be engaged, for a 90-day period where FEMA will accept appeals and comments. At the end, FEMA will evaluate and incorporate or advise. Appeals can come from property owner, local jurisdiction, or neighborhood.

WILL ELEVATING ROADS IMPACT FLOOD INSURANCE?

According to FEMA and the city’s Floodplain Manager, elevating roadways and improving storm water drainage in Miami Beach will not negatively impact private property flood insurance. Road elevation is not part of the flood insurance criteria. This question can best be answered in two-parts.

1. Elevating roadways is one of many positive steps a community can take to mitigate risks and increase their resilience to natural hazards.
There are conditions that can make a building uninsurable by the National Flood Insurance Program. Elevating public roads and improving storm water drainage do not create these conditions.

2. FEMA modeling and elevating the roads may impact the future FEMA Flood Zone Maps

Once completed, the elevations associated with the roadways can be taken into account in modeling applied to FEMA’s Flood Insurance Rate Maps (FIRM), potentially changing modeling results that support the hazards depicted on the maps.

Currently, FEMA is updating these maps in Miami-Dade County, including the City of Miami Beach. Completed work will be incorporated, as possible, into the ongoing modeling. Future changes, or changes unable to be incorporated due to timing issues, can be incorporated through the FEMA Letter of Map Change process. Any change in Base Flood Elevation on personal property, regardless of its origin, will impact the flood insurance rating, which is done on an individual structure basis taking into consideration a number of flood risk factors. The city will make sure that FEMA has the best and latest available data before the maps are finalized.

Existing maps are located here: Miami Beach Flood Zone Map

WHAT IS THE CITY DOING TO REDUCE YOUR PERSONAL FLOOD INSURANCE PREMIUMS?

The city participates in the National Flood Insurance Program Community Rating System. Our score currently saves residents 20% on their flood insurance premiums – an estimated $6 million annually.

The National Flood Insurance Program rates are governed federal legislation. For the most recent information about your property and building type, speak to your flood insurance agent and visit www.fema.gov/flood-insurance-reform. The most effective way to reduce the cost of flood insurance in Miami Beach is for the lowest livable floor of a property to be above the FEMA Base Flood Elevation (BFE).

INTERESTED IN RESILIENT CONSTRUCTION ON MIAMI BEACH?

Elevate, Elevate, Elevate! Reduce your risk of damage from flooding – and save money on flood insurance also.

• Build higher than FEMA requires. Miami Beach requires new construction to be more than one to five feet higher than Base Flood Elevation.
• Elevate important appliances, like air conditioning, water heater, and washers and dryers.
• Elevate electrical plugs to a higher location higher on walls.
• Redirect rain and flood waters through techniques like elevated driveway edges.

Build responsibly

• If your project will be reviewed by any of the four land use boards, contact the Planning Department to discuss resiliency review criteria.
• Miami Beach requires LEED Gold or Living Building Challenge Certification for certain new construction.
• Choose construction materials that are resistant to water damage below base flood elevation, such as tile flooring and cement instead of wood.
• Permits are required – follow all Florida Building Code and Miami Beach Codes to make sure you are meeting all requirements.
• Insert flood openings in areas such as garages and lobbies, to allow the flow of water in the event of flooding. This can lower your cost of flood insurance.
• Obtain an elevation certificate when the lowest floor slab is poured and prior to obtaining a final building inspection approval to ensure the lowest
  finished floor elevation is elevated at or above the Design Flood Elevation.
• Provide positive and adequate drainage away from the structures and prevent flooding the neighbor properties.

Protect natural floodplain functions

• Integrate salt tolerant vegetation and green open areas as they are natural flood barriers. Open green space helps flood waters drain.

Have a plan! South Florida will experience flooding from storms, hurricanes and King Tides.

• Have a storm, hurricane and King Tides plan.
• Follow Miami-Dade Municipal Code to secure the construction site. Fasten down or remove hazardous objects.
• Know evacuation routes. See http://www.miamidade.gov/hurricane/.
• Park your car in an elevated garage floor.

Technical Assistance:

• Building Department and Floodplain Management staff can provide you information on flood zone determination, Florida Building Code, flood damage prevention regulations and requirements, 50% rule and FEMA retrofitting technique guides. Please contact the Building Department at 305.673.7610.

Do you Own Property in Miami Beach?

If you are considering renovation, build resiliently and sustainably! You will need to follow the Florida Building Code and the City of Miami Beach Code. We suggest you contact a professional architect or engineer for advice on how to integrate resilience, sustainability, and flood protection into your design. The city also participates in the PACE program, a way to finance sustainability improvements for home renovations.

Considering new landscaping with your new home? Choosing “Florida Friendly” is wise – helping to protect the environment, birds, bees, and butterflies! Florida Friendly Plants Guide: http://fyn.ifas.ufl.edu

The city participates in the National Flood Insurance Program Community Rating System. Our Community Rating System (CRS) score currently saves residents and businesses up to 20% on their flood insurance premiums – an estimated $6 million annually. For more information about flood insurance rates, we advise you to contact your flood insurance agent and visit Floodsmart.gov.

WHY DOES MIAMI BEACH HAVE FLOODING CHALLENGES?

• It is difficult to drain a city that is an island, flat, and only a few feet above sea level in many places. Since we are flat, we lack the energy for drainage created by gravity, and water drains slowly.
• Miami Beach’s hydrology makes draining rainwater difficult. We have a high groundwater table that reduces the ground’s ability to absorb rainwater. In addition, the subsurface is porous limestone, and is affected by the surrounding Bay and Ocean water.
• Many of our outfalls are tidally influenced. An outfall is the location where the stormwater exits the system to a water body. This means the higher the tide, the more slowly stormwater can drain.
• Miami Beach is densely populated. At only 7 square miles, we lack large open spaces, such as wetlands, to drain rainwater. Impervious surfaces, hard surfaces like concrete, do not allow rain to soak in. These surfaces contribute to the amount of runoff and how fast the runoff travels to the collection system.
• If all rain was slow and gentle, we would be less at risk for flooding. However, all rain storms are different.

HOW DOES STORMWATER DRAIN? WHAT ABOUT PUMPS?

1. Rain falls to the ground and runs off impervious surfaces. Stormwater flows across the land, over parking lots, through swales, down ditches, along gutters, and eventually makes its way to storm grates.
2. Stormwater flows into storm grates and is collected in a basin.
3. Stormwater flows from catch basin into the system of stormwater pipes.
4. Stormwater flows through conveyance system to the outfall. Miami Beach is now moving to a system of pumps to more quickly and effectively drain the water to the outfalls.

Miami Beach Stormwater Pump System:

Coarse Bar Screen
Vortex Separator
Wet Well/Stormwater Pump Station
Injection Well
Energy Dissipator Structure
Sea Wall/Outfall
Biscayne Bay

Each of these steps requires an amount of time to accomplish, so no matter how a system is designed, draining an area of land can never be instantaneous. Each of these four steps offers an opportunity for a bottleneck to develop and slow down the whole process. If the rain falls at a faster rate than any one of the steps can accommodate, the system will back up and ponding (standing water) will occur.

For practicality and cost-effectiveness, new stormwater collection systems are designed to accommodate the runoff from a rain event of a certain intensity and duration, called the design storm. Any rain event larger than the design storm will cause the system to back up. The flatter the land, the slower the water will move, and the more time it will take to drain an area of land.

We are all in this together. Miami Beach is installing a new stormwater collection system and pumps to reduce the risk of flooding. This is an ambitious program, with construction planned over the next ten-years, and we are leading the way locally and nationally.

MIAMI BEACH KING TIDES:

King tides are the highest and most extreme tides of the year. Gravitational forces and the alignment of the sun and moon cause the tides to change throughout the year. Since King Tides can cause flooding, it’s important to have flood insurance and stay safe.

WHAT ARE KING TIDES?

The King Tide is the highest predicted high tide of the year. During this period, water levels are higher than that on an average day. In Miami Beach, the king tides usually occur during the months of September, October, and November. King tides provide a preview of the normal tidal variations we will see in the years to come as sea levels continue to rise.

HOW ARE KING TIDES PREDICTED?

In the United States, tides are predicted by the National Oceanic and Atmospheric Administration (NOAA). The NOAA Tides and Currents station map can be used to locate stations that provide water levels, meteorological observations and current observations. The Virginia Key station is the closest NOAA Monitoring Site. The city has also deployed two tide gauges to monitor tides.

WHAT CAN INFLUENCE THE TIDES?

The relative distances and positions of the sun, moon and Earth all affect the size and magnitude of the Earth’s two tidal bulges. On a smaller scale, the magnitude of tides can be influenced by the shape of the shoreline and the gulfstream current. According to the NOAA Ocean Service Education local wind and weather patterns can also affect tides. King tides can reach over 12 inches above the average high tide for the year.

Realtors, homeowners, and renters: maintaining our neighborhoods and our community’s quality of life is a shared responsibility between all of us; and the city of Miami Beach has a code compliance department that’s there specifically to enforce the codes that keep our neighborhoods clean and safe. Our code compliance officers monitor residential and commercial districts for violations of the city code, and are responsible for ensuring compliance. As a resident of Miami Beach, you can do your part to improve our neighborhoods by understanding what is legal and illegal, and reporting every violation that you see to our Code Compliance Department.

Below are the most commonly reported violations; we encourage you to report any of them that you see in your neighborhood:

1. • Illegal Dumping Keep your neighborhood clean – don’t dump illegally! Single-family homes or residents with residential city service trash pickup are allotted 4 free bulk pick-ups a year with a scheduled appointment. Please do not place garbage or trash out for collection on the swale (adjacent city property that includes a depression created in the ground that carries rainwater by gravity away from your home and property) more than 24 hours before your scheduled collection time. With proof of residency, Miami Beach residents also have the ability to discard bulk items and other refuse at no cost. For more information on proper disposal for residents, contact the sanitation department at 305-673-7616.

1. • Littering Throwing trash such as paper, bottles, cans, food containers and even litter left behind by cat feeders on the ground is illegal littering. Littering is illegal, harmful to the environment and just looks bad. Help keep Miami Beach clean by trashing your trash and recycling your recyclables.

1. • Overgrowth Rainy season means grass grows faster than usual. Every property owner is required to maintain their property and swale by cutting their grass regularly and keeping the area free of weeds.

1. • Graffiti Properties must be graffiti-free. Please cover graffiti with matching paint. Businesses have seven days from the day of citation to correct the violation and residents are allowed 10 days. If you see graffiti, you can report it using the free e-Gov App below.

1. • Signage (unpermitted & prohibited) Posting ANY signs on public property is illegal, and under certain circumstances will result in violations and fines. While election signs are not allowed on public property, they are allowed on private properties within certain specifications. Please contact the code compliance department for more information at 305.673.7555. All real estate signs without a permit are illegal.

1. • Illegal or Unlicensed Short-Term Rentals Pursuant to the Miami Beach City Codes (Sec 142-1111 and Sec. 142-905) (Miami Beach Land Development Regulation – Chapter 142, Article IV, Division 3) vacation/short-term rentals are prohibited in all single-family homes and in many multi-family housing buildings in certain zoning districts of Miami Beach. Approved vacation/short-term rentals must have the proper authorization and zoning approval for this activity, including a business tax receipt. If a building or unit is found to be operating a short-term rental illegally, tenants/visitors will be vacated and fines will apply to the owner. For more information, visit: www.practicesaferenting.com

1. • Boats, Trailers, & Scooters Boats, boat trailers, camper trailers, recreational vehicles, and scooters must be parked on a paved, permanent surface area on the side of your home or backyard. These types of vehicles are not permitted to be used as a dwelling and cannot be visible from any right-of-way or adjoining property. If you see illegally parked vehicles, you can report them using the free e-Gov App below.

1. • Property Maintenance of Structures Property maintenance standards are crucial to the prevention of blight and decay, and the safeguarding of public health, safety, morals and welfare. Please keep your area and surrounding property not just clean, trimmed and painted, but ensure there are no visible signs of decay (broken windows, peeling paint, broken fences, unmaintained landscaping, pest infestations, etc.). If you see unmaintained properties, you can report them using the free e-Gov App below.

1. • Items or Activities that Require a City Permit Some of the most common items requiring a permit include: real estate signs and garage sale signs. Permits can be acquired through the license division at 305-673-7420; Permits for painting the exterior of a building can be obtained through the Planning Department at 305.673.7550; and building renovations and fences prepared through the Building Department at 305-673-7610.

1. • Dogs and Other Pets Dogs and other animals must be on a leash when in public. If you see any pet that is off-leash, you should report it immediately by calling 305-673-9453.

1. • Commercial Storefronts Brown paper covering the windows of empty commercial storefronts is illegal. The city has launched a program to eliminate the appearance of blighted empty storefronts. The city will provide window covers to replace the ugly brown paper we often see. If you see a storefront with illegal brown paper, you should report it by calling 305-673-9453 or by using the free e-Gov App below.

1. • Other Issues There are many other things that you can report through the app or via phone that the City of Miami Beach ENCOURAGES you to report. These items include damaged or cracked sidewalks or curbs, potholes, standing water, broken or defaced crosswalk signals, broken street lights, and many more items. The free e-Gov App will provide you with a list of items that the City wants you to report or you can simply read the City of Miami Beach website to learn more.

    

   

   City of Miami Beach e-Gov Cell Phone App

   The City of Miami Beach has a free cell phone app designed specifically for you to report every code violation that you notice. The app connects you directly with the City of Miami Beach government to resolve issues in the community in a snap. Report concerns, track requests and provide comments. The app also has a ton of other useful features for residents.

   Download the Miami Beach e-Gov app today and improve the quality of life of our community!

   City of Miami Beach E-Gov – Android Apps on Google Play

   City of Miami Beach e-Gov on the App Store – iTunes – Apple

   Urgent Reporting of Violations: If you see a violation that requires an IMMEDIATE response (off-leash dogs, illegally parked cars, dog owners not picking up their dog waste, etc. etc. you should report it immediately by calling 305-673-9453, not by using the cell phone app.

   Facebook Group: If you are concerned about the quality of life, and cleanliness of our city, and want to join our public group of like-minded residents that was started by my friend Michael DeFilippi, you can join our group here: Clean Up Miami Beach on Facebook

Here’s a list of 184 things that Miami Beach Realtors do in most transactions.

Pre-Listing Activities
1. Make appointment with the seller for a listing presentation.
2. Send a written or e-mail confirmation of appointment and call to confirm.
3. Review appointment questions.
4. Research all comparable currently listed properties.
5. Research sales activity for past 18 months from MLS and public databases.
6. Research “average days on market” for properties similar in type, price and location.
7. Download and review property tax roll information.
8. Prepare “comparable market analysis” (CMA) to establish market value.
9. Obtain copy of subdivision plat/complex layout.
10. Research property’s ownership and deed type.
11. Research property’s public record information for lot size and dimensions.
12. Verify legal description.
13. Research property’s land use coding and deed restrictions.
14. Research property’s current use and zoning.
15. Verify legal names of owner(s) in county’s public property records.
16. Prepare listing presentation package with above materials.
17. Perform exterior “curb appeal assessment” of subject property.
18. Compile and assemble formal file on property.
19. Confirm current public schools and explain their impact on market value.
20. Review listing appointment checklist to ensure completion of all tasks.

Listing Appointment Presentation
21. Give seller an overview of current market conditions and projections.
22. Review agent and company credentials and accomplishments.
23. Present company’s profile and position or “niche” in the marketplace.
24. Present COmparative Market Analysis results.
25. Offer professional pricing strategy based and interpretation of current market conditions.
26. Discuss goals to market effectively.
27. Explain market power and benefits of multiple listing service.
28. Explain market power of Web marketing, IDX and REALTOR.com.
29. Explain the work the broker and agent do “behind the scenes” and agent’s availability on weekends.
30. Explain agent’s role in screening qualified buyers to protect against curiosity seekers.
31. Present and discuss strategic master marketing plan.
32. Explain different agency relationships and determine seller’s preference.
33. Review all clauses in listing contract and obtain seller’s signature.

After Listing Agreement is Signed
34. Review current title information.
35. Measure overall and heated square footage.
36. Measure interior room sizes.
37. Confirm lot size via owner’s copy of certified survey, if available.
38. Note any and all unrecorded property lines, agreements, easements.
39. Obtain house plans, if applicable and available.
40. Review house plans, make copy.
41. Order plat map for retention in property’s listing file.
42. Prepare showing instructions for buyers’ agents and agree on showing time with seller.
43. Obtain current mortgage loan(s) information: companies and account numbers.
44. Verify current loan information with lender(s).
45. Check assumability of loan(s) and any special requirements.
46. Discuss possible buyer financing alternatives and options with seller.
47. Review current appraisal if available.
48. Identify Home Owner Association manager is applicable.
49. Verify Home Owner Association fees with manager–mandatory or optional and current annual fee.
50. Order copy of Homeowner Association bylaws, if applicable.
51. Research electricity availability and supplier’s name and phone number.
52. Calculate average utility usage from last 12 months of bills.
53. Research and verify city sewer/septic tank system.
54. Calculate average water system fees or rates from last 12 months of bills.
55. Or confirm well status, depth and output from Well Report.
56. Research/verify natural gas availability, supplier’s name and phone number.
57. Verify security system, term of service and whether owned or leased.
58. Verify if seller has transferable Termite Bond.
59. Ascertain need for lead-based paint disclosure.
60. Prepare detailed list of property amenities and assess the market impact.
61. Prepare detailed list of property’s “Inclusions & Conveyances with Sale.”
62. Complete list of completed repairs and maintenance items.
63. Send “Vacancy Checklist” to seller if property is vacant.
64. Explain benefits of Home Owner Warranty to seller.
65. Assist sellers with completion and submission of Homeowner Warranty application.
66. When received, place Home Owner Warranty in property file for conveyance at time of sale.
67. Have extra key made for lockbox.
68. Verify if property has rental units involved. And if so:
69. Make copies of all leases for retention in listing file.
70. Verify all rents and deposits.
71. Inform tenants of listing and discuss how showings will be handled.
72. Arrange for yard sign installation.
73. Assist seller with completion of Seller’s Disclosure form.
74. Complete “new listing checklist.”
75. Review results of Curb Appeal Assessment with seller and suggest improvements for salability.
76. Review results of Interior Decor Assessment and suggest changes to shorten time on market.
77. Load listing time into transaction management software.

Entering Property in MLS Database
78. Prepare MLS Profile Sheet–agent is responsible for “quality control” and accuracy of listing data.
79. Enter property data from Profile Sheet into MLS listing database.
80. Proofread MLS database listing for accuracy, including property placement in mapping function.
81. Add property to company’s Active Listings.
82. Provide seller with signed copies of Listing Agreement and MLS Profile Data Form within 48 hours.
83. Take more photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.

Marketing the Listing

84. Create print and Internet ads with seller’s input.
85. Coordinate showings with owners, tenants and other agents. Return all calls–weekends included.
86. Install electronic lockbox. Program with agreed-upon showing time windows.
87. Prepare mailing and contact list.
88. Generate mail-merge letters to contact list.
89. Order “Just Listed” labels and reports.
90. Prepare flyers and feedback forms.
91. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
92. Prepare property marketing brochure for seller’s review.
93. Arrange for printing or copying of supply of marketing brochures or flyers.
94. Place marketing brochures in all company agent mailboxes.
95. Upload listing to company and agent Internet sites, if applicable.
96. Mail “Just Listed” notice to all neighborhood residents.
97. Advise Network Referral Program of listing.
98. Provide marketing data to buyers from international relocation networks.
99. Provide marketing data to buyers coming from referral network.
100. Provide “Special Feature” cards form marketing, if applicable/
101. Submit ads to company’s participating Internet real estate sites.
102. Convey price changes promptly to all Internet groups.
103. Reprint/supply brochures promptly as needed.
104. Review and update loan information in MLS as required.
105. Send feedback emails/faxes to buyers’ agents after showings.
106. Review weekly Market Study.
107. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
108. Place regular weekly update calls to seller to discuss marketing and pricing.
109. Promptly enter price changes in MLS listings database.

The Offer and the Contract

110. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
111. Evaluate offer(s) and prepare “net sheet” on each for owner to compare.
112. Counsel seller on offers. Explain merits and weakness of each component of each offer.
113. Contact buyers’ agents to review buyer’s qualifications and discuss offer.
114. Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.
115. Confirm buyer is prequalified by calling loan officer.
116. Obtain pre-qualification letter on buyer from loan officer.
117. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.
118. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.
119. Fax copies of contract and all addendums to closing attorney or title company.
120. When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer’s agent.
121. Record and promptly deposit buyer’s money into escrow account.
122. Disseminate “Under-Contract Showing Restrictions” as seller requests.
123. Deliver copies of fully signed Offer to Purchase contract to sellers.
124. Fax/deliver copies of Offer to Purchase contract to selling agent.
125. Fax copies of Offer to Purchase contract to lender.
126. Provide copies of signed Offer to Purchase contract for office file.
127. Advise seller in handling additional offers to purchase submitted between contract and closing.
128. Change MLS status to “Sale Pending.”
129. Update transaction management program to show “Sale Pending.”
130. Review buyer’s credit report results–Advise seller of worst and best case scenarios.
131. Provide credit report information to seller if property is to be seller-financed.
132. Assist buyer with obtaining financing and follow-up as necessary.
133. Coordinate with lender on discount points being locked in with dates.
134. Deliver unrecorded property information to buyer.
135. Order septic inspection, if applicable.
136. Receive and review septic system report and access any impact on sale.
137. Deliver copy of septic system inspection report to lender and buyer.
138. Deliver well flow test report copies to lender, buyer and listing file.
139. Verify termite inspection ordered.
140. Verify mold inspection ordered, if required.

Tracking the Loan Process
141. Confirm return of verifications of deposit and buyer’s employment.
142. Follow loan processing through to the underwriter.
143. Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale.
144. Contact lender weekly to ensure processing is on track.
145. Relay final approval of buyer’s loan application to seller.

Home Inspection
146. Coordinate buyer’s professional home inspection with seller.
147. Review home inspector’s report.
148. Enter completion into transaction management tracking software program.
149. Explain seller’s responsibilities of loan limits and interpret any clauses in the contract.
150. Ensure seller’s compliance with home inspection clause requirements.
151. Assist seller with identifying and negotiating with trustworthy contractors for required repairs.
152. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

The Appraisal
153. Schedule appraisal.
154. Provide comparable sales used in market pricing to appraiser.
155. Follow up on appraisal.
156. Enter completion into transaction management program.
157. Assist seller in questioning appraisal report if it seems too low.

Closing Preparations and Duties
158. Make sure contract is signed by all parties.
159. Coordinate closing process with buyer’s agent and lender.
160. Update closing forms and files.
161. Ensure all parties have all forms and information needed to close the sale.
162. Select location for closing.
163. Confirm closing date and time and notify all parties.
164. Solve any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.
165. Work with buyer’s agent in scheduling and conducting buyer’s final walk-through prior to closing.
166. Research all tax, HOA, utility and other applicable prorations.
167. Request final closing figures from closing agent (attorney or title company).
168. Receive and carefully review closing figures to ensure accuracy.
169. Forward verified closing figures to buyer’s agent.
170. Request copy of closing documents from closing agent.
171. Confirm the buyer and buyer’s agent received title insurance commitment.
172. Provide “Home Owners Warranty” for availability at closing.
173. Review all closing documents carefully for errors.
174. Forward closing documents to absentee seller as requested.
175. Review documents with closing agent (attorney).
176. Provide earnest money deposit from escrow account to closing agent.
177. Coordinate closing with seller’s next purchase, resolving timing issues.
178. Have a “no surprises” closing so that seller receives a net proceeds check at closing.
179. Refer sellers to one of the best agents at their destination, if applicable.
180. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
181. Close out listing in transaction management program.

Follow Up After Closing
182. Answer questions about filing claims with Home Owner Warranty company, if requested.
183. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.
184. Respond to any follow-up calls and provide any additional information required from office files.

As a homeowner, how prepared are you for potential hazards that can dramatically affect your quality of life?

Here in Miami Beach, tidal flooding, fires, hurricanes, mold, and other dangers can cause extensive damage to your property, can cause major health issues, and can turn into huge expenses (and headaches!). Every homeowner should be making every attempt to mitigate the effects of these hazards before they occur.

Mitigation is the effort to reduce losses and damage to property by lessening the impact of disasters in advance of them happening. Mitigation is taking action now, before the next disaster, to reduce the consequences later (analyzing the risks, reducing the risks, insuring against risks). Effective mitigation requires that each of us understands the local risks, addresses the choices, and invests in long-term community well-being. Without everyone applying proper mitigation actions, we all jeopardize our safety, financial security and self-reliance.

The Miami Beach Department of Emergency Management is developing various plans to make Miami Beach a safer community that can recover quickly and experience lower financial impacts in a time of crisis. In 2015, the Miami Beach Department of Emergency Management will continue to develop training, planning and exercises that focus on protection for all residents of Miami Beach. This will be achieved through volunteer involvement, new public-private partnership initiatives, and city-wide disaster drills and exercises.

What should you do to protect your home and your health?

INSURANCE:
Because Miami Beach is a coastal area and is very vulnerable to a variety of hazards including major windstorms and flooding, you should make sure that you have proper insurance coverage for your home.

ROOF:
Make sure that your roof meets current building codes. If you have any leaks in your roof, patch them immediately and make sure that all roof tiles or shingles are secured correctly. Check to make sure that your roof is secured with hurricane straps. If you’d like a recommendation on reliable contractors in Miami, please contact Stavros.

WINDOWS:
Replace outdated windows with current hurricane impact resistant windows. If you do not have impact resistant windows, make sure that you have hurricane shutters installed. If you’d like a recommendation on reliable window companies in South Florida, please contact Stavros.

AWNINGS:
Make sure that your awnings are made of aluminum, and that they meet current building codes. When preparing for a storm, make sure that you always remove the fabric from the frames of the awnings.

DOORS:
Replace outdated glass doors with current hurricane impact resistant doors. If you do not have impact resistant doors, make sure that you have hurricane shutters installed. Your entry doors need to have a minimum of 3 hinges.  If you have garage doors, make sure that they have hurricane shutters as they are highly susceptible to wind damage. If you’d like a recommendation on reliable window companies in Florida, please contact Stavros.

ELECTRICAL SHOCK/FIRE:
Make sure that your outlets are GFCI (The ground-fault circuit interrupter, or GFCI, is a fast-acting circuit breaker designed to shut off electric power in the event of a ground-fault within as little as 1/40 of a second.). Replace any outdated or faulty wiring and recycle any old appliances that could be a fire hazard.

GENERATORS:
Consider installing a whole-house standby generator that keeps your power on during an outage. They are installed outside your home like an AC unit and come on automatically, whether you’re home or away. Whole-house standby generators run on propane or natural gas, so there’s no refueling.

LEAD:
If your home was built before 1978, you should buy a lead testing kit to ensure that your paint does not contain lead. Lead can cause severe health effects and even death.  You can learn more about lead paint on the Housing & Urban Development website.

RADON:
Radon is a naturally occurring radioactive gas that can seep up from the ground into your home. Radon is the second leading cause of lung cancer. You should buy a radon testing kit to ensure that your home does not have high levels of this deadly gas, and hire a professional contractor if radon is detected.

CARBON MONOXIDE:
Carbon monoxide is a colorless, odorless gas that is undetectable without a testing kit, or a CO2 detector. You should have CO2 detectors permanently installed in your home within 10 feet of every single bedroom. All CO2 detectors must be replaced every 3-5 years, do not forget!

MOLD:
Mold can occur inside your home after flooding, or anywhere that excess moisture is present such as a leaky pipe.  Always keep the humidity in your Florida homes as low as possible. Should you discover mold inside or outside your home, DO NOT use bleach, it’s TOXIC.

South Florida is one of the most popular places in the entire country to move to, and almost every one of those people who are moving here are asking me “Where are the best places to live in Miami?”. Thankfully there’s a great interactive map that was created to answer that question!

City-Data user ‘Jacobmax‘ has created a very useful interactive Map of the Best Places to Live in Miami and Miami Beach called the ‘Miami Neighborhood-O-Meter’. The interactive map (below, with key) includes all of the neighborhoods and cities in Miami-Dade county, rated by quality of life (safety, crime, poverty, upkeep, amenities, reputability, etc.). The Map of the Best Places to Live in Miami and Miami Beach is color coded by neighborhood, with the best areas labeled in dark green color, and the worst areas labeled in red color (there is a complete key to this map at the end of this page). The creator of the map used factual government & public data, his own research, and ongoing community feedback to come up with the interactive map of Miami located below, and it’s updated regularly as Miami neighborhoods change.

The full size interactive map is below. You can zoom in & out, and click on any neighborhood to see the neighborhood name.

If you’re a current Miami homeowner, or a potential buyer; I’ve got good news for you: Miami home prices increased an incredible 9.5% in 2014!

According to the S&P Case-Shiller indices, of the 20 largest cities in the United States; Miami home prices rose more than any other city. The National S&P Case-Shiller index gained only 4.5% percent year-over-year, but Miami more than doubled that average. If you’re a current Miami homeowner, or potential seller; your investment is doing quite well! For those of you that are looking to buy real estate in Miami, you can be happy that, in at least the short-term, your new investment is likely to continue appreciating. Now is a great time to get into the Miami real estate market!

Miami median home sale prices 1993-2014

Miami home prices are the highest that they have been since May 2008, right before the market declined, but even with these impressive value increases, homes are still 32% below their 2006 peak.

While Miami home prices rose in October 2014, prices aren’t increasing quite as fast as they did in 2013. 2015 is likely to bring back that fast pace in prices though, because so much new construction inventory will become available this year in Brickell, Downtown and Miami Beach.

Check out our Westside Estate Agency Miami monthly Miami real estate market update for more statistics!

If you, or anyone you know would like assistance with buying or selling luxury property here in Miami or Miami Beach, please feel free to Contact Stavros Mitchelides at Westside Estate Agency Miami.

Miami Beach consistently ranks in the top 100 most livable cities in the United States, according to rankings by Livability.com.

Livability cites Miami Beach’s seven miles of beach, three golf courses, 20 parks, endless shopping, dining, nightlife, museums, and cultural attractions among its best features.

“Sultry beaches, sizzling restaurants, wild nightclubs and the largest collection of Art Deco architecture in the world make Miami Beach one hot place to live,” Livability said. “Golf courses, museums and shopping centers provide more entertainment options. Miami Beach has attracted a diverse group of residents and draws thousands of tourists.”

So for all of those that now want to move here, the big question is…

Should you rent or buy a home in Miami Beach?

The Miami Beach median household income is $47,216 a year. The US average is $28,555 a year. Miami Beach currently has a median home price of $376,000, and a population of 91,784. The average rent in Miami Beach is $2086. So should you rent or buy a home in Miami Beach? Using these figures, it makes much more sense for you to buy a home in Miami Beach, rather than rent a home in Miami Beach, with a savings of more than 35% by buying rather than renting. Trulia found in a study in October 2015 that buying is 23 percent cheaper than renting nationally, but in Miami there’s an even bigger difference: it is 43% cheaper to buy a home here rather than rent.

Miami Beach home buying isn’t without risk though; many of the home sales here are discretionary purchases, meaning that they are purchased as investments or as vacation properties; both of which are highly subject to economic booms and busts. Additionally, when politics in Latin American countries become volatile, those foreign buyers flock to Miami to park their assets in Miami Beach real estate. This fluctuation in foreign property investment typically will profoundly boost the local market at times, and hurt it at others.

Contact Stavros Mitchelides, Miami Beach Realtor to chat about your needs, or if you’re ready to begin looking for your new Miami home, start your Miami real estate search now!