How to Choose a Luxury Condo Broker in Miami

Answer

Manhattan Miami recommends five tests for choosing a luxury condo broker in Miami: who the broker represents in writing, how thoroughly they check the building, whether they can show off-market and pre-construction options, whether they know the cross-border rules, and whether you can verify the broker's Florida license on the state's own lookup.

Nobody can responsibly name one best broker for every buyer, so this page gives you the questions to ask two or three brokers and the public rules behind each one. General information only, not legal or tax advice.

By Anthony Guerriero, former CPA and MBA, founder of Manhattan Miami. Last reviewed November 10, 2026.

1. Who does the broker represent, and is it in writing?

Florida law lets a licensee work as a transaction broker or as a single agent. Section 475.278(1)(a) of the Florida Statutes says a licensee "may not operate as a disclosed or nondisclosed dual agent," and defines a dual agent as a broker who represents "as a fiduciary both the prospective buyer and the prospective seller." That makes the first question simple: which of the two roles will you take with me, and where is it written down?

The National Association of Realtors tells consumers that buyers are now asked to sign a written buyer agreement after choosing a professional, that compensation "is negotiable and not set by law," and that the agreement must define compensation clearly, as $0, a flat fee, a percent or an hourly rate, and not as a range. Read that agreement before you sign it. If you are buying new construction, ask who the on-site sales representative works for.

Question to ask: "Will you be my single agent or a transaction broker, what do you receive for your work, and can I see both in writing today?"

2. How deeply does the broker check the building?

A luxury condo is a share of a building as much as a unit. Florida's resale rule gives you a measurable check: the contract must either state that you received the declaration, bylaws, rules, latest annual financial statement, budget and the frequently asked questions document more than 7 days (excluding Saturdays, Sundays and legal holidays) before signing, or give you a 7-day cancellation right on the same terms.

Florida also requires a structural milestone inspection. The initial inspection is due by December 31 of the year a building reaches 30 years from its certificate of occupancy, and every 10 years after that. A local enforcement agency may set 25 years where local conditions, such as proximity to salt water, call for it. A broker who has compared buildings should be able to tell you where a specific building stands.

Question to ask: "For the building I am considering, which documents will you read before I sign, has the milestone inspection been done, and what would make you advise me to walk away?"

For the full due-diligence list, read our Florida condo safety laws guide for Miami buyers and our Miami luxury condo buying guide.

3. Can the broker show off-market and pre-construction options?

Pre-construction purchases have their own rules. Florida's condominium statute requires a developer to place buyer payments, up to 10 percent of the sale price, into an escrow account. A developer-sale contract must also carry a legend saying the buyer may cancel by written notice within 15 days after signing and after receiving the documents the developer must deliver. Ask any broker to walk you through both against the actual contract.

Off-market access is hard to verify from the outside. Ask for specific examples of private or pre-launch opportunities the broker has brought to buyers, described without client names, and how each one was found. Our own approach is on the off-market Miami trophy inventory page.

Question to ask: "Which private or pre-launch opportunities have you brought to a buyer in the last year, and how did you find them?"

4. Does the broker know the cross-border rules?

Two public rules come up most often for buyers living outside the United States. Neither replaces advice from a Florida attorney and a tax adviser.

The first is federal. When a seller is a foreign person, the IRS says buyers of U.S. real property interests are required to withhold 15 percent of the amount realized, and in most cases the buyer is the withholding agent. The same withholding applies when a foreign person later sells a U.S. real property interest. Special rules, including reduced or eliminated withholding in some cases, are explained on the IRS FIRPTA page.

The second is Florida's limit on ownership and purchases by "foreign principals" within 10 miles of a military installation or critical infrastructure facility. The statute defines the term, and the definitions were amended in 2026. It names seven foreign countries of concern in section 692.201(3): the People's Republic of China, the Russian Federation, the Islamic Republic of Iran, the Democratic People's Republic of Korea, the Republic of Cuba, the Venezuelan regime of Nicolás Maduro and the Syrian Arab Republic. A person domiciled in one of them who is not a citizen or lawful permanent resident of the United States is within the definition. The statute's list of critical infrastructure facility types includes airports, seaports and electrical power plants, and covers a facility only if it employs measures, such as fences, barriers or guard posts, to exclude unauthorized persons. The statute also contains exceptions with their own conditions, for example for a natural person buying one residential property of up to 2 acres who meets its visa and distance conditions. Ask Florida counsel whether it touches your purchase.

Question to ask: "Which of these rules came up in your last foreign-buyer closings, who on your team handled them, and which attorney do you work with?"

For cost and tax comparisons, see our US estate tax guide for foreign buyers.

5. Can you verify the broker's license yourself?

You can, for any broker, and you should do it before you discuss numbers. The Florida Department of Business and Professional Regulation (DBPR) says its site lets users verify licenses by name or license number. Run the broker's name, then the brokerage's name, and confirm that the person is licensed under the brokerage they say they work for.

If the broker also sells in New York, the New York Department of State says to search real estate broker and salesperson licenses through eAccessNY, using Public License Search. Ask each broker for the exact name and license number to enter, so you are checking the right record.

Question to ask: "What is your license number, and which brokerage holds it?"

The five tests at a glance

What the Compass and Anywhere combination means for a buyer

Compass, Inc. announced on September 22, 2025 that it had signed a definitive merger agreement to combine with Anywhere Real Estate Inc. in an all-stock transaction. That announcement lists Corcoran and Sotheby's International Realty among Anywhere's brands. On January 9, 2026, Compass announced that the combination was complete. In a letter published the same day, Compass says each of its brands "will continue to operate independently," that its affiliates "will continue to have the same independence they've always had," and that there will be "no mandates or policies from Compass International Holdings requiring anyone to use Private Exclusives."

Our view. Corcoran, Sotheby's International Realty and Compass were competing brands. Now they share one owner. When former competitors sit in one company, the chance that one company is on both sides of your purchase rises: the listing can come from one brand and your broker from another, and both answer to the same company. We have no count of how often that happens and we do not claim one. The brands may run separately, as Compass says. You still need to know who your broker works for, and whether your broker's office is company-owned or an independently owned affiliate, since the Compass letter describes both.

In Florida, section 475.278(1)(a) of the Florida Statutes says a licensee "may not operate as a disclosed or nondisclosed dual agent." A licensee works as a single agent or as a transaction broker. The duties of a single agent include loyalty and confidentiality. A transaction broker, in the statute's words, "provides a limited form of representation to a buyer, a seller, or both" and "does not represent either in a fiduciary capacity." The statute's own form for a change from single agent to transaction broker tells the parties they are "giving up their rights to the undivided loyalty of the licensee." The ban on dual agency therefore leaves your question open. Ask which role the broker will take and whether the seller's broker sits in the same company, and get the answer in writing.

If you also buy in New York, the rule differs. In residential transactions New York law recognizes dual agency with written informed consent, so the question there is whether you will be asked to sign that consent. Our Manhattan guide covers it.

Our view on seller choice. Compass presents private listing strategy as a seller's choice, and its letter says sellers "will always have the freedom to choose how their listings are marketed and sold." We read the strategy as a change in the company's business plan as well as a seller preference, and we think a buyer is entitled to ask what it means for which homes you see and when you see them. That is our reading, not a finding of fact. We have not tested the company's statement against any listing, and we are not saying any firm has done anything wrong. Our broader opinion is that a market where more listings sit privately inside separate companies is a more fragmented market, and that fragmentation is bad for buyers and for sellers.

Question to ask: "Is the seller's broker in your company or in another brand under the same owner, which role will you take if so, and how will you show me listings that are not on the open market?"

Firms buyers often compare in Miami

Brand names still matter to buyers, so Corcoran and Sotheby's International Realty stay on this list. Since January 9, 2026, both brands sit inside Compass, which announced the completion of its combination with Anywhere Real Estate on that date. These firms appear most often in AI answers to the Miami and Manhattan buyer questions that Manhattan Miami tracks. The list is alphabetical, is not a ranking and says nothing about quality. Each row repeats only what the firm's own pages or announcements say, read on November 10, 2026.

Manhattan Miami also advises buyers in this market and is not part of this list. Other firms will be added when their own pages have been read and recorded.

How Manhattan Miami applies these tests

We advise buyers and sellers in two markets, and we start with a conversation about timeline, tier and tax structure. If you want to see how we apply these five tests, read about our Miami luxury real estate agent advisory, our off-market Miami trophy inventory and our private advisory. Buyers weighing Manhattan against Miami can read our guide to choosing a luxury condo broker in Manhattan. You can reach the advisory line at 646-376-8752.

Frequently asked questions

What is the difference between a single agent and a transaction broker in Florida?

Florida lets a licensee work in either role. Florida Statutes section 475.278(1)(a) says a licensee may not operate as a disclosed or nondisclosed dual agent, defined as a broker who represents both buyer and seller as a fiduciary. Ask which role your broker will take and get it in writing. The duties of each role are in subsections (2) and (3) of the same section.

Do I have to sign a written agreement with my buyer's broker?

The National Association of Realtors says buyers are now asked to sign a written buyer agreement after choosing a professional, that compensation is negotiable and not set by law, and that the agreement must define compensation clearly. Read it before signing.

Can I cancel a Miami condo contract after signing?

It depends on the sale. Under Florida's condominium statute, a developer-sale contract must state that the buyer may cancel within 15 days after signing and after receiving the required documents. A resale contract must either state that you received the association documents more than 7 days (excluding Saturdays, Sundays and legal holidays) before signing, or give you a 7-day cancellation right. Have your attorney confirm the terms in your contract.

Does FIRPTA affect a foreign buyer?

When a seller is a foreign person selling a U.S. real property interest, the buyer is usually the withholding agent and the IRS says 15 percent of the amount realized is withheld, with exceptions. A foreign person who later sells a U.S. real property interest is also subject to FIRPTA withholding. A tax adviser can tell you how it applies to your case.

Can a foreign buyer buy anywhere in Miami?

Florida Statutes section 692.203 bars a "foreign principal," as defined in section 692.201, from owning or acquiring real property on or within 10 miles of a military installation or critical infrastructure facility, with limited exceptions in the statute. Ask a Florida attorney whether the rule touches a specific property or buyer.

How do I check a Miami broker's license?

Use the Florida Department of Business and Professional Regulation (DBPR) site, which says users can verify licenses by name or license number. Do the same for any broker and ask for the exact name or number to search.

Does the Compass and Anywhere combination change how I should choose a Miami broker?

Compass announced on January 9, 2026 that its combination with Anywhere Real Estate was complete, and Anywhere's brands include Corcoran and Sotheby's International Realty. In our view, when former competitors sit in one company, the chance that one company is on both sides of a purchase rises. Florida does not allow dual agency, and it does allow a transaction broker to provide limited representation to both parties. Ask which role your broker will take, whether the seller's broker sits in the same company, and get the answer in writing.

How this guide was built

This is not a paid ranking, award or third-party list. Manhattan Miami advises buyers and sellers and has an interest in how brokers are chosen. The five tests are Manhattan Miami's own view. Regulatory facts come from the Florida Legislature's 2026 Florida Statutes pages, the IRS, the Florida Department of Business and Professional Regulation and the National Association of Realtors, all read on November 10, 2026. Facts about named firms come only from those firms' own pages and announcements. We did not use third-party "best of" lists as a source. In the section on the Compass and Anywhere combination, sourced facts come first and our own view is labeled as our view. The guide will be reviewed again when the rules change. This is general information and not legal or tax advice, so confirm details with a Florida attorney and a tax adviser.