Buying Florida homes since 2012 · 650+ homes purchased
North Miami Beach runs its own building department, code compliance division and water utility, so most of what can hold up a sale here is handled by the city rather than by Miami-Dade County. Condo recertification goes to the city’s Building Department, code cases to the city’s Code Compliance Division, and the final water bill to NMB Water.
We buy North Miami Beach houses, condos and townhomes directly, as-is. Daniel reviews the property, the title and, for a condo, the building’s recertification and inspection paperwork, then puts a written cash offer in front of you within 24 hours of the visit. There is no commission, and we pay the closing costs.
Takes 60 seconds. No obligation.
Yes. We buy North Miami Beach houses, condos and waterfront homes in their current condition, from Eastern Shores to older inland houses. You get a written cash offer within 24 hours of our visit, pay no commission or closing costs, and can close in about 10 days once title is clear.
North Miami Beach has two different kinds of sale. Eastern Shores is a waterfront neighborhood where seawalls, docks, flood zone and elevation shape value as much as the house does. Inland, in neighborhoods such as Highland Village, Sunray East and Washington Park, the questions are usually about the house itself: roof age, older plumbing and wiring, additions and permit history. Condominium buildings add the city’s 30-year recertification and Florida’s milestone-inspection rules. A cash sale removes the lender, but not the need to sort out a building’s paperwork or a house’s permits.
Buildings 30 years and older go through the city’s recertification, and condo towers three or more stories tall face the state milestone inspection as well. If repairs or an assessment are coming, you can sell before or after, with the obligation spelled out at closing.
Seawall, dock and drainage work on a waterfront lot can run well beyond a typical repair budget. We price the home with that work included rather than asking you to do it first.
Heirs and landlords who live elsewhere can sell an occupied or fully furnished house without arranging a cleanout, repairs or showings from a distance.
North Miami Beach administers building recertification itself. Under the city’s rules, buildings 30 years or older must be recertified and then recertified every 10 years, except single-family homes, duplexes and minor structures (an occupant load of 10 or less and 2,000 square feet or less). Condominium and cooperative buildings three or more stories tall within three miles of the coastline start at 25 years. The owner hires an architect or engineer for the structural and electrical inspection and files the report with the Governmental Compliance Section of the city’s Building Department.
For a condo seller, the building’s recertification status, any repair permits and the state milestone inspection are part of what a buyer looks at, and a buyer’s lender may review them too. For a house or duplex owner, recertification does not apply, but open permits and code cases still do.
North Miami Beach has its own Code Compliance Division, with code officers assigned across the city, and a Community Development department that handles planning and zoning. Violations, fines and liens on property inside city limits are city matters, so the municipal search a title company orders goes to the city.
Water is local too. NMB Water is the city’s water department, with start and stop service online and a customer service line open around the clock. Ask for a final reading as of the closing date and make sure the account is settled at closing.
Permits, inspections and certificates of occupancy, 17011 NE 19th Avenue.
30-year and 10-year cycle, the 25-year coastal condo rule and exemptions.
Start or stop service and settle the final bill at closing.
Contacts for the Code Compliance Division and Community Development.
Confirms whether an address is inside North Miami Beach city limits.
Flood zone for Eastern Shores and other waterfront streets.
The pages sellers here most often need next:
No matter the property type or its condition, we make fair cash offers throughout North Miami Beach. Explore what we buy:
We make cash offers on aging single-family homes throughout North Miami Beach.
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DetailsWe make cash offers on HOA townhomes throughout North Miami Beach.
DetailsWe make cash offers on vacant lots and acreage throughout North Miami Beach.
DetailsWe make cash offers on tenant-occupied rentals throughout North Miami Beach.
DetailsSell apartment buildings anywhere in North Miami Beach without fees or showings.
DetailsNorth Miami Beach fourplex apartment buildings: sold fast for cash, no repairs.
DetailsFounder Daniel Sasson has purchased Florida properties since 2012 and remains directly involved in seller conversations and buying decisions. If a direct sale is not the best fit for your North Miami Beach property, the team will explain the alternatives rather than pressure you into accepting an offer.
Meet Daniel and learn how we workA useful offer must account for the actual property—not merely its ZIP code. In North Miami Beach, that means reviewing issues such as condo recertification or milestone repairs, waterfront upkeep in eastern shores, inherited or rented homes inland, along with title, occupancy, condition, and the seller's timing. Our published transaction stories show how that review works when several issues overlap.
Explore the case studiesThree transparent decisions take you from an initial North Miami Beach property review to a title-company closing.
Share the address, condition, occupancy, and your preferred timing. Photos are helpful but are not required to begin.
For the North Miami Beach property, we review comparable sales, title, and condition—including condo recertification or milestone repairs, waterfront upkeep in eastern shores, inherited or rented homes inland—then explain the no-obligation cash terms.
If the North Miami Beach offer fits, a licensed title company verifies ownership and payoffs. A clear-title purchase can close in as little as 10 days, or later when you need time.
Answers to the questions North Miami Beach homeowners ask us most.
No. The city’s recertification program exempts single-family homes, duplexes and minor structures. It applies to larger buildings 30 years or older, including condominium buildings, which is why a condo sale often involves recertification paperwork.
For property inside city limits, the city’s Code Compliance Division. Some nearby addresses are in unincorporated Miami-Dade County, where the county handles code, so check the municipality on the property appraiser’s record.
Yes. We look at the seawall, dock, flood zone, elevation and insurance history along with the house, and the offer reflects any work they need.
Ask NMB Water, the city’s water department, to stop or transfer service as of the closing date, and settle the final bill. Its customer service line is open 24 hours a day.
It can be harder to sell to a buyer with a mortgage, because lenders look at a building’s condition, pending repairs and reserves. A cash buyer is not subject to that review. We read the recertification and milestone paperwork before making an offer.
We buy homes throughout Miami-Dade County and the surrounding area. Explore nearby markets:
Whatever the situation, we can help. Learn more about how we handle each one:
Before you decide, see exactly what happens and get straight answers:
Tell us the North Miami Beach address, present condition, and the timing you need. We will explain the written terms so you can compare a direct sale with listing—without pressure or obligation.
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(954) 637-2999Takes 60 seconds. No obligation.