We Buy Houses in North Miami Beach for Cash

Where we buy in North Miami Beach

North Miami Beach is in northeast Miami-Dade County and, despite the name, sits inland: NE 163rd Street runs east from Biscayne Boulevard, and the Snake Creek Canal crosses the city under the NE 15th Avenue bridge built in the 1960s. The city lists its neighborhoods as Allen Park, City Center, Eastern Shores, Oak Grove, Pickwick, Sky Lake, Sunray East, Sunray West, Uleta, Washington Park, Western Eastern Shores, and Windward, and we buy in all of them.

North Miami Beach and North Miami are separate cities with separate building departments and code offices, and unincorporated Miami-Dade borders both. The municipality on your property tax bill decides which office holds your permit history and any code case.

Houses built after the war, and what they need now

Most of the city was built in the building boom of the 1950s and 1960s. The side streets of Sunray, Sky Lake, and Washington Park show the result: one-story concrete block houses from the 1950s and 1960s, many with original wiring, cast iron drains, and a roof patched more than once.

Replacing those parts costs more here than in most of the country. Miami-Dade is in Florida's High-Velocity Hurricane Zone, and the county's Product Control Section approves the windows, exterior doors, roofing, and shutters that may be installed, which makes a new roof or impact windows on a 1958 house a serious bill. We buy these houses as they are and show you how the condition shaped the number.

Condos: recertification, milestone inspections, and assessments

Selling a unit in one of the city's garden-style condos or older mid-rises now means answering questions about the building first. Under Miami-Dade County Code section 8-11(f), buildings other than single-family homes, duplexes, and small structures must be recertified at 30 years and every 10 years after that, and condo and co-op buildings of three or more stories within three miles of the coast start at 25 years. For buildings inside city limits, the North Miami Beach Building Department reviews the engineer's structural and electrical reports. Many owners still call this the 40-year recertification, but 30 years is the threshold now.

The state added its own layer after 2021. Florida's milestone inspection law requires a structural inspection of condo and co-op buildings three or more habitable stories tall by the end of the year the building turns 30, repeating every 10 years, with 25 years allowed for buildings near salt water. Associations must also complete a structural integrity reserve study every 10 years, and for budgets adopted after December 31, 2024 they can no longer vote to skip funding reserves for the roof, structure, plumbing, electrical, waterproofing, windows, and exterior doors.

In practice that means higher dues and, in many older buildings, special assessments. We buy units with an assessment pending or already levied, and in buildings that have not yet passed recertification, and we price the unit with the association's notices and any engineer's report in hand. Our guide to Florida condo milestone inspections and selling covers the timeline.

Converted garages, efficiencies, and enclosed patios

A lot of North Miami Beach houses are bigger inside than the county's records say. Garages became bedrooms, patios were enclosed, and efficiencies with their own entrance were added for a parent or a tenant. The city requires a permit for anything that alters a structure, including garages, fences, driveways, pools, re-roofing, and water heaters, and work done without one, or under a permit never closed, is common on houses of this age.

It usually surfaces when you sell. The municipal lien search pulls open and expired permits and any code case from the city, and an appraiser may count only the permitted square footage. Inside city limits, the North Miami Beach Building Department handles permits and the Code Compliance Division takes unresolved violations before a Special Magistrate or the Code Enforcement Board; just outside the city line in unincorporated Miami-Dade, the county holds those records.

• We buy with the addition in place. You do not legalize it, tear it out, or close old permits first.
• We ask what was built, when, and whether a permit was pulled, estimate what permitting or restoring it would take, and show you that math.
• Code fines are paid from the sale proceeds at closing, like any other lien. See selling a Florida house with open permits.

Canals, low ground, and the new flood disclosure

Houses along the Snake Creek Canal and on the city's lower blocks are the ones most likely to sit in a FEMA Special Flood Hazard Area, where a federally backed loan requires flood insurance. The city's Floodplain Manager can tell you the flood zone for any address and keeps elevation certificates for buildings built or substantially improved in the flood hazard area, and NFIP flood insurance is available for any property in the city.

Florida also changed what sellers must put in writing. Since October 1, 2024, every seller of residential property must give the buyer a flood disclosure at or before signing the contract, stating whether they have filed a flood insurance claim or received assistance for flood damage, including from FEMA. Since October 1, 2025, the form also asks whether the seller knows of any flooding that damaged the property during their ownership. We help you complete it accurately. Past water in the house does not stop a sale; it is part of how we price it.

Selling an inherited house or condo in North Miami Beach

When a parent's North Miami Beach home passes to the family, the estate is opened with the probate division of the Miami-Dade Clerk of the Court and Comptroller and heard by the Probate Division of the Eleventh Judicial Circuit at the Soto Justice Center. Florida allows summary administration, the shorter route, when the estate subject to administration is worth $150,000 or less after exempt property, a limit raised from $75,000 effective July 1, 2026, or when the person has been gone more than two years. Larger, more recent estates go through formal administration with a personal representative. A Florida probate attorney can tell you which fits; our article on what happens when a property goes into probate explains both.

We can agree on terms while the case is open and close once the court has given someone authority to sign. Heirs out of state or abroad sign where they live, and the house does not have to be cleared out first.

What a sale costs you here

Miami-Dade has its own deed tax. Documentary stamps on a deed are 60 cents per $100 of the price, instead of 70 cents in the rest of Florida, plus a county surtax of 45 cents per $100 on any deed that transfers something other than a single-family dwelling. Selling a house costs $0.60 per $100; selling a duplex or fourplex costs $1.05. The seller customarily pays the stamps, and by local custom the buyer pays for the owner's title insurance policy, the reverse of most of the state.

A Florida title company handles the closing, runs the title and municipal lien searches, and orders the association estoppel letter for a condo or townhome. There is no commission, and we give you a written estimate of your net before you sign.

How to get a cash offer for your North Miami Beach property

Enter the address in the form at the top of this page, or call or text (786) 914-1017. A member of our team calls or texts you back with a few questions, and for North Miami Beach they are usually these: For a condo, what is the association's name and where does the building stand on recertification or its milestone inspection? Has anything been added or converted, and was it permitted? Is anyone living there, and is there a lease? Is an estate open, and who has authority to sign?

We look at the property once, then send a written cash offer with the price, the closing date you asked for, and the reasoning behind the number. There is no deadline to accept and no obligation. What moves the number is the cost of the work the property needs and any assessment or lien that will be paid from the proceeds. What moves the closing date is usually paperwork outside anyone's control: a probate order, an association's estoppel letter, or a tenant's move-out. When the title is clear we can close in as little as 10 days; if you need longer, the contract says so.

Frequently asked questions