Investor guide
Rental yield in Miami, with real costs
Run the numbers on a condo before you buy: cash flow after HOA, taxes, and insurance, and what an early exit could look like.
Rental yield and cash flow
Change any field. The defaults are examples, not quotes for a specific property.
Cash needed
$221,000
Monthly cost
$5,304
Monthly cash flow
-$1,608
Cash-on-cash
-8.7%
Educational estimate. Returns are not guaranteed. Validate with your bank, accountant and attorney.
HOA and tax estimates
- Association dues vary by building, amenities, and age. Get the current budget from the association, not a listing estimate.
- Ask about special assessments. Florida's condo safety laws passed after 2021 require structural inspections and reserve funding, which have raised dues in many older buildings.
- Florida's homestead exemption and its 3% annual assessment cap apply only to a primary residence. Investment properties have a 10% cap on non-school assessment increases.
- Property taxes reset after a sale. Budget on your purchase price, not the seller's current tax bill. New construction is often taxed on the land only until completion.
Short-term rental rules
- Rules are set at three levels: the city, the county, and the condo association. The strictest one wins.
- Miami Beach prohibits short-term rentals in most residential neighborhoods. Other cities restrict them by zoning district.
- Many associations set a minimum lease term and limit the number of leases per year.
- Rentals in Florida can require a state license and collection of sales and tourist development taxes.
- We list confirmed rental rules for each project on our comparison tool as we receive the documents.
Assignment-sale exit scenario
What you might net if you sell your pre-construction contract before closing. Read the assignment rules in the buyer guide first.
Deposits at risk
$180,000
Selling costs
$34,900
Net before tax
$25,100
Return on deposits
13.9%
Only possible if your contract allows assignment. Excludes taxes, financing, and time value of money. Gains are not guaranteed; prices can fall before delivery.
Get an Investor Review
Send us a project or address. We reply with dues, tax, and rental-rule details we can confirm.