2.如何判断现在是购买的最佳时机？
房地产是一个市场，受到当地、全国和全球各种力量的影响。本地市场的力量通常会产生最直接的影响，因此我们将重点回答这一点。
The Miami real estate market has experienced specific phases in the past. It was once seen as a retirement community, then a market where investors sought to buy and sell to make a fast profit, then Miami was seen as more of a market for ownership of luxury apartments. Currently, Miami is becoming the number one city in the US where primary homeowners are flocking to because of tax migration and lax Covid laws. The forces acting on these phases did result in price surges, price drops, and price surges again and again. This is typical for a developing city and economy, and Miami is one of the cities in the US that has the most potential to become a global city. It is on its way. Developers and speculative investors have sought to capitalize on this trend.
Miami is now much more of a balanced community with a focus on infrastructure and services. Jonathan Miller of Miller Samuel, Inc, summed it up well when he said, "Miami has become a market with a long-term view." That long-term view is delivering both stability and growth. Both are good for real estate investment.
迈阿密是美国经济发展最快的城市地区，在《外国直接投资情报》（FDI Intelligence）的 "未来城市 "排名中位列第九。20至30年后，迈阿密的发展速度将超过美国其他任何大城市。
物流、金融服务和旅游业是其四个最强大的经济驱动力中的三个。科技工作也越来越普遍。这里的外国银行办事处比其他任何城市都多，其他外国公司总部也为数众多。大都会区的国内生产总值呈持续增长曲线；人口不断增加，预计未来三年还将增长 20%；就业市场不断扩大，失业率低于全国平均水平。此外，甲级写字楼的空置率比全国平均水平低 2%。
Significant indicators of future economic growth are, for example, the huge investment being made in public transportation to serve the whole metro area, and the Miami Worldcenter described as "a city within a city" which will be the most connected development in South Florida. Its retail office space is already 75% leased and includes tenants such as Ernst and Young, and Cisneros Group. Other major commercial building continues, suggesting developers are looking to serve the community, rather than just building to sell.
迈阿密市中心发展局（DDA）在 2017 年年中报告称，租金价格稳定（目前正在上涨）。开发项目正在平衡供需关系，贷款人也提高了对借款人的要求，这为历来房价大起大落的市场增添了必要的稳定性。截至 2018 年年中，上一轮房地产周期的 10,000 套新公寓单元中，80% 已经完工，其中 70% 已经预售。DDA 指出，随着新建筑的停工，滨水豪宅的价格似乎已经 "触底"。 预计到 2020 年，新的公寓供应将成为 "干涸的管道"，因此，在迈阿密出现稀缺和随之而来的价格上涨之前，现在是购买的好时机。
对于希望在市中心或迈阿密海滩购买迈阿密豪华公寓的投资者来说，现在是购买的最佳时机。为了让您的投资物有所值，我们建议您在未来18个月内购房，以免迈阿密的稀缺性成为真正的问题。
我们将为您介绍律师、抵押贷款经纪人和税务会计师，并根据需要提供学校教育、家政人员和物业管理公司的联系方式。我们习惯于与翻译合作，并拥有会说中文、巴西葡萄牙语、西班牙语、法语、意大利语和韩语的代理，可帮助您顺利完成整个流程。
最后，作为买方，您无需为我们的一流服务支付任何费用，因为在美国，卖方总是要支付销售佣金。
"投资迈阿密市中心待售公寓的时机已到
3.购买迈阿密豪宅时应考虑哪个社区？
The answer to that question rests on the reason for your investment. If you want a primary residence or one where you and your family will spend a lot of time, then lifestyle may control the decision. If you want to merge lifestyle and budget, then Downtown Miami is a lower cost option than say the South of Fifth neighborhood on Miami Beach, for example. The more exclusive neighborhoods include the islands such as Fisher Island, Alisson Island, Indian Creek, Venetian Islands, and Star Island and Hibiscus Island. These neighborhoods tend to attract primary residents.
如果您想最大限度地提高租金收入，那么就在租赁市场强劲的地方买房。租房者追求的是高品质的公寓，他们愿意支付更高的价格来居住在一个能提高他们生活方式的社区。例如，市中心的租房者将其收入的 47% 用于支付房租（而纽约市为 65%），根据 DDA 的预测，家庭住户将增加 42%。
Miami, in general, is becoming a family-friendly locale. Walkscore, for example, ranked the city #6 out of 15 cities and focused its assessment on Wynwood, Edgewater, and Downtown. The new Biscayne Line is a planned three-mile walkway linking Edgewater to Downtown and Brickell. Brickell itself is very walkable as it has become a 24/7 work, play, live neighborhood.
想在未来几年内变现获利的短期投资者应考虑建设前的开发项目，因为购买建设前的项目往往可以在建设后获利。出于同样的原因，关注迈阿密海滩等高档社区的豪华房地产也是一条非常明智的途径，因为任何产品（这里指房地产）的最高级别总是相对供不应求。在迈阿密寻找豪华公寓时，从投资回报和生活方式的角度考虑，可以考虑以下社区：
Brickell is the financial capital of the city, is part of Downtown, and home to a rising number of affluent professionals. It is an ideal location for anyone seeking a business environment for their permanent home or a city pied-à-Terre. Mary Brickell Village and Brickell City Center offer bars, high-end shopping, and fine-dining restaurants. Brickell is well populated and has some prestigious condos such as Brickell Flatiron and Una Brickell Condos.
Brickell Key is an ultra-luxury man-made island just east of Brickell. It was created by the same international company developing Brickell City Center. As well as a luxury Mandarin Oriental Hotel and commercial buildings, Brickell Key has 11 beautiful waterfront condo buildings. Surrounding the condos is a jogging trail, and the island's center has appropriate retail establishments and a children's playground.
Coconut Grove is Miami's original community. It is in central Miami and fronts onto Biscayne Bay. It is desired for its history and serene lifestyle. It offers activities for every family, has a well-respected school district and some of Miami's best private schools. It boasts everything from museums, art galleries, gourmet dining, relaxed sidewalk cafés along its pedestrian-friendly streets, and lush waterfront parks. One of its luxury condo developments is Arbor Coconut Grove offering condos, penthouse apartments, and townhomes.
Miami Beach has several uniquely special neighborhoods. It has an affluent population, so the public and private school systems are excellent. Mid Beach is very family-friendly and quieter than some other neighborhoods.
South of Fifth (SoFi) is considered by many to be the best beach town in the whole area. It is, in effect, an ultra-luxury neighborhood of South Beach. It's surrounded by water, and so offers undreamed of waterfront views in every direction. It is a peaceful locale, yet close enough to the high-energy areas a little to the north. It has direct access to the beach of course and a 17-acre pet-friendly and child-friendly waterfront park. As well as the luxury apartment buildings mentioned in the introduction, there is the immensely prestigious Continuum South Beach.
南滩（SoBe）当然是迈阿密海滩举世闻名的街区。其装饰艺术风格的建筑吸引着世界各地的游客和长期租户。这里的购物场所、餐厅和热闹的夜生活同样闻名遐迩。住在这里还有一个好处，那就是这里距离市中心仅 10 分钟车程，距离布里克尔 15 分钟车程，距离迈阿密国际机场约 25 分钟车程。
该市位于迈阿密市中心西南部的珊瑚盖布尔斯，距离迈阿密国际机场（MIA）约 4 英里。这里是迈阿密大学和几个外国领事馆的所在地，公立和私立学校也享有盛誉。迈阿密拥有良好的公共交通系统，行人众多，儿童出行非常方便。由于其建筑风格，这里有一种独特的地中海风情。
"迈阿密市中心与迈阿密海滩的房地产"
结论
迈阿密的社区就像迈阿密人一样多种多样。它们都有自己独特的魅力、人口和生活方式。有些街区商业氛围浓厚，如市中心和布里克尔，但购买住宅和租房的人越来越多。有的社区更加宁静，如椰林，有的则更加国际化，如南海滩。它们提供不同的生活方式，吸引投资者来实现自己的特定目标。它们都提供一流的购房和租房机会。通过与我们分享您自己的目标，我们将能够为您提供符合您个人和投资目标的社区。
相关内容
"迈阿密最适宜居住和投资的街区
"Bal Harbour 和 Surfside 房地产的崛起
"迈阿密佛罗里达州哪些街区的待售房屋最受欢迎"
4.我应该购买新建项目中的迈阿密公寓，还是现有建筑中的公寓？
The answer to that question rests on the reason for your investment. If you want a primary residence or one where you and your family will spend a lot of time, then lifestyle may control the decision. If you want to merge lifestyle and budget, then Downtown Miami is a lower cost option than say the South of Fifth neighborhood on Miami Beach, for example. The more exclusive neighborhoods include the islands such as Fisher Island, Alisson Island, Indian Creek, Venetian Islands, and Star Island and Hibiscus Island. These neighborhoods tend to attract primary residents.
如果您想最大限度地提高租金收入，那么就在租赁市场强劲的地方买房。租房者追求的是高品质的公寓，他们愿意支付更高的价格来居住在一个能提高他们生活方式的社区。例如，市中心的租房者将其收入的 47% 用于支付房租（而纽约市为 65%），根据 DDA 的预测，家庭住户将增加 42%。
Miami, in general, is becoming a family-friendly locale. Walkscore, for example, ranked the city #6 out of 15 cities and focused its assessment on Wynwood, Edgewater, and Downtown. The new Biscayne Line is a planned three-mile walkway linking Edgewater to Downtown and Brickell. Brickell itself is very walkable as it has become a 24/7 work, play, live neighborhood.
想在未来几年内变现获利的短期投资者应考虑建设前的开发项目，因为购买建设前的项目往往可以在建设后获利。出于同样的原因，关注迈阿密海滩等高档社区的豪华房地产也是一条非常明智的途径，因为任何产品（这里指房地产）的最高级别总是相对供不应求。在迈阿密寻找豪华公寓时，从投资回报和生活方式的角度考虑，可以考虑以下社区：
Brickell is the financial capital of the city, is part of Downtown, and home to a rising number of affluent professionals. It is an ideal location for anyone seeking a business environment for their permanent home or a city pied-à-Terre. Mary Brickell Village and Brickell City Center offer bars, high-end shopping, and fine-dining restaurants. Brickell is well populated and has some prestigious condos such as Brickell Flatiron and Una Brickell Condos.
Brickell Key is an ultra-luxury man-made island just east of Brickell. It was created by the same international company developing Brickell City Center. As well as a luxury Mandarin Oriental Hotel and commercial buildings, Brickell Key has 11 beautiful waterfront condo buildings. Surrounding the condos is a jogging trail, and the island's center has appropriate retail establishments and a children's playground.
Coconut Grove is Miami's original community. It is in central Miami and fronts onto Biscayne Bay. It is desired for its history and serene lifestyle. It offers activities for every family, has a well-respected school district and some of Miami's best private schools. It boasts everything from museums, art galleries, gourmet dining, relaxed sidewalk cafés along its pedestrian-friendly streets, and lush waterfront parks. One of its luxury condo developments is Arbor Coconut Grove offering condos, penthouse apartments, and townhomes.
Miami Beach has several uniquely special neighborhoods. It has an affluent population, so the public and private school systems are excellent. Mid Beach is very family-friendly and quieter than some other neighborhoods.
South of Fifth (SoFi) is considered by many to be the best beach town in the whole area. It is, in effect, an ultra-luxury neighborhood of South Beach. It's surrounded by water, and so offers undreamed of waterfront views in every direction. It is a peaceful locale, yet close enough to the high-energy areas a little to the north. It has direct access to the beach of course and a 17-acre pet-friendly and child-friendly waterfront park. As well as the luxury apartment buildings mentioned in the introduction, there is the immensely prestigious Continuum South Beach.
南滩（SoBe）当然是迈阿密海滩举世闻名的街区。其装饰艺术风格的建筑吸引着世界各地的游客和长期租户。这里的购物场所、餐厅和热闹的夜生活同样闻名遐迩。住在这里还有一个好处，那就是这里距离市中心仅 10 分钟车程，距离布里克尔 15 分钟车程，距离迈阿密国际机场约 25 分钟车程。
该市位于迈阿密市中心西南部的珊瑚盖布尔斯，距离迈阿密国际机场（MIA）约 4 英里。这里是迈阿密大学和几个外国领事馆的所在地，公立和私立学校也享有盛誉。迈阿密拥有良好的公共交通系统，行人众多，儿童出行非常方便。由于其建筑风格，这里有一种独特的地中海风情。
"迈阿密市中心与迈阿密海滩的房地产"
结论
迈阿密的社区就像迈阿密人一样多种多样。它们都有自己独特的魅力、人口和生活方式。有些街区商业氛围浓厚，如市中心和布里克尔，但购买住宅和租房的人越来越多。有的社区更加宁静，如椰林，有的则更加国际化，如南海滩。它们提供不同的生活方式，吸引投资者来实现自己的特定目标。它们都提供一流的购房和租房机会。通过与我们分享您自己的目标，我们将能够为您提供符合您个人和投资目标的社区。
相关内容
"迈阿密最适宜居住和投资的街区
"Bal Harbour 和 Surfside 房地产的崛起
"迈阿密佛罗里达州哪些街区的待售房屋最受欢迎"
5.在迈阿密购买施工前公寓时，为什么要使用买方代理？
大楼售楼处的所有人都只为开发商工作。无论他们看起来多么和蔼可亲，他们都不是为购房者工作的。楼盘销售团队的目标是为开发商谋取最大利润，他们对购房者没有真正的责任。他们可能会 "忘记 "告诉你，前面可能会有一栋楼拔地而起，破坏你的视野。或者，隔壁要建一个垃圾转运站。这些都是非常重要的信息。但是，不要打赌开发团队会给你任何这方面的提示。直接找开发商购买公寓是一个错误的决定，尽管很多不明智的买家都被忽悠了。
在大多数情况下，买方代理都是免费的，因为他们的费用已经包含在数字中。虽然买方可能会认为，如果他们不找经纪人，就能成交，但他们很可能对市场知之甚少，不知道自己不知道什么。当他们进入一生中最大的交易之一时，这可能是危险的。
买方代理有两个主要职责。首先是利用他们对迈阿密、迈阿密周边地区和现有房产的详细了解，为买家提供详细而有价值的信息。他们了解好的开发商和坏的开发商，会与买家分享这些信息，但绝不会将其公之于众。
因此，买方将完全有能力就买什么、在哪里买、付多少钱以及以什么条件买做出最优质的决定。您有自己的目标和偏好，有自己的 "必须拥有"、"希望拥有"、"不希望拥有 "和 "必须避免 "清单。有了您的清单，您的买方代理就能帮您评估决策的方方面面。每个社区、每个楼盘、每套公寓都要根据您的清单进行测试。只有经验丰富的房地产经纪人才能有效地为您和您的家人做到这一点。
相关内容
"为什么您需要经验丰富的迈阿密房地产经纪人？
6.在迈阿密购买预建公寓的流程是什么？
我们已经介绍了步骤 1 和 2，那么步骤 3 就是：
- 聘请一位成功、经验丰富且高效的谈判专家作为您的买方代理。
- 详细讨论您的目标、社区、房产偏好和预算选择。
- 有了这些信息，您的代理就会知道重点在哪里，并为您安排预约，听取全面的介绍，这些介绍将针对开发商和公寓如何满足您的目标。
- 一旦您选定了一个单元，您的经纪人就会代表您与开发商进行谈判，尽可能达成最好的交易，准备购房合同，并收取您的首付款。合同到手后，将交付给开发商办公室供其签署并反馈给您。根据佛罗里达州法律，这将使合同具有约束力。
- 然后，您的代理人将与产权代理人或过户律师沟通，确保一切按计划进行。这将包括与您的贷款人（如果您有的话）联络，以确保在过户当天所有资金到位。您的贷方或银行将及时向过户官汇去最终的抵押贷款款项和任何其他所需款项。佛罗里达州的过户官员通常不接受当天的支票。
- 当您的豪华公寓即将完工时，您的经纪人会为您提供联系人姓名，以便他们为您提供所需的所有室内装饰和家具。
7.购买公寓式酒店有哪些利弊？
A condo hotel is a development that usually has condo-style apartments, but which operates as a hotel. Owners of an apartment have a deeded property which is theirs to live in but which may be rented out to hotel guests when it would otherwise be vacant. Some premium developers are merging private apartments with hotel suites to deliver a luxury lifestyle, high quality amenities, supported by a strong brand image and good management.
拥有公寓式酒店的好处
通过将公寓视为度假屋而非全职主要住所，业主可以拥有一个提供全面管理的女佣服务和家政服务的家，以及一流的公共设施，如游泳池、水疗中心、高级餐厅、商务中心、可能的高档商店等。
业主和酒店管理方就可能居住的时间以及出租的频率达成一致。业主可获得部分租金收入。
所有权的弊端
首先，一些贷款人并不一定认为它们是可靠的投资。据了解，一些早期的开发项目会在几年后将物业出售给不同品牌的酒店集团。这可能会对客人的租金收入产生负面影响。请您的律师仔细阅读相关条款，明确开发商或管理公司将来可以做什么，不可以做什么，这才是安全的做法。
业主入住的机会有限，除非您所拥有的楼盘有完全独立的酒店套房，因为酒店希望利用客人的收入。
客人收入取决于酒店的营销和声誉，以及其他酒店对市场份额的争夺程度。因此，收入是无法控制的。业主也无法控制支出方面的账目。
由于短期访客人数较多，加上内含管理费，维护费和物业税往往高于普通公寓楼。
由于历史原因，银行往往不向投资者提供抵押贷款。
传统上，更多的人希望在公寓开发项目中拥有一套公寓，因此如果业主决定出售公寓，潜在的转售市场可能会受到限制，除非您的公寓与酒店套房是分开的。
Condo hotels do exist in Miami. W Hotel and Residences South Beach is a perfect example of a modern condo hotel development. But, most most miami beach condos are not condohotels. Should you want to explore this redesigned condo hotel concept we will be delighted to tell you more and to represent you as your buyer agent.
8.我如何知道我得到了最优惠的价格？
转售物业
It is a transparent market, so determining market value is straightforward. Resale properties are listed for sale in the Miami MLS (Multiple Listing Service) managed by the Realtor Association of Greater Miami and the Beaches. This gives us not only details about each property currently on the market, but how long it has been listed, what price changes it may have had, etc. The MLS also gives us ready access to properties that are under contract but not closed, and all recently closed properties with the actual price they sold for. County records can take a month to update their records. Armed with this, and the accompanying details about each apartment we can calculate accurate market valuations, and advise our clients what a sensible offer price would be when buying apartments for sale in Miami.
新发展
一些新开发的楼盘也会以同样的方式在 MLS 上列出。如果不是这样，我们就能知道每期完工和售出时的价格变化。在一期房源推出后立即购买，通常意味着我们的客户能获得更优惠的价格。
另一个原因是，一旦您开始考虑投资，就应尽快聘请代理，这意味着他们可以为您提供更多帮助。我们越早了解购房者的目标和时间表，就越能让他们及时了解他们可能感兴趣的楼盘的动态。
经验丰富的经纪人通常拥有出色的人际关系网，往往能在开发商的营销和定价计划正式公布之前，第一时间了解到这些计划的内容。经纪人对项目了解得越早，对买家就越有价值。
对于新开发和转售物业，经验丰富的经纪人会了解开发商的背景情况、管理公司的财务稳定性、资金储备情况、物业的建设情况（基于开发商和承包商的过往记录）以及物业的维护情况。以及物业的维护情况。经验丰富的经纪人会利用所有这些细节来评估市场价值、合适的开盘价以及最终的成交价。对一些买家来说，条款和条件可能是最重要的谈判项目，这就是为什么我们总是为客户聘请律师。
虽然我们是您的买方代理，但我们始终建议客户由专业房地产律师起草最终合同。数百万美元的投资是非常重要的交易，因此一旦进入合同阶段，我们希望由律师来保护客户的利益。
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"购买迈阿密公寓时要考虑转售问题
"迈阿密待售公寓的价格远低于全球其他城市"
9.外国人在迈阿密购房时需要了解什么？
我们的海外客户经常会问这个问题。首先，我们很高兴知道，美国对外国房产所有者的看法与国内投资者相同。因此，不像许多其他国家那样有额外的印花税等限制。
房地产经纪人的费用由卖方承担，因此我们为您提供的服务与为所有国内客户提供的服务一样免费。
有些贷款机构有额外的借款条件，如较低的贷款价值比，但我们很乐意为您联系一家美国银行。我们的大多数客户都选择与汇丰银行或花旗私人银行合作。
我们负责管理整个流程，并与贷款方、卖方代理、产权代理、律师等进行联络。我们的许多客户都在外地或国外，因此我们对这部分客户服务非常熟悉。此外，我们用多种语言开展业务也很有帮助。我们会说西班牙语、葡萄牙语和意大利语。
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"外国人购买美国房地产的税务和法律问题"
"外国人可以在美国购买房产吗？
10.在迈阿密购买豪华公寓有哪些税务影响？
首先，就大多数税收而言，外国业主与国内业主享有同等待遇。佛罗里达州没有州所得税，因此房产税的税率往往比其他一些州要高一些。尽管如此，迈阿密的房价仅为纽约市的三分之一或一半，这就降低了总成本。此外，投资业主还可享受各种税务减免，许多人在拥有房产后的10至15年内，根本不用为租金收入缴纳所得税。
Primary residential property owners may "homestead" their home. Homesteading has three benefits. Up to $50,000 of the property's taxable value will not be subject to property tax, there is a limit as to how much property tax rates can increase in any given year. This cumulative limit can have a substantial benefit over the years. The third benefit is that the homestead accumulated limit can be transferred to another primary residence should you decide to sell and buy elsewhere in Florida
顺便提一下，佛罗里达州在 "今年 "11 月之前缴纳 "明年 "的房产税，可享受最多 4% 的折扣。省下的一美元就是赚到的一美元。
许多外国投资者会要求他们的律师在适当的国家成立一家海外公司，这样就可以避免财产等方面的收入。我们建议客户向本国的税务专家寻求建议，以便最大限度地减少所有税负。
Condo sales are subject to Federal capital gains tax (CGT) on the sale profit. Federal law does, however, enable sellers to fully defer any CGT by using the 1031 Exchange process and buying another approved property in a pre-determined timeframe. 1031 Exchanges have a specific set of steps to follow, and your attorney will ensure all is completed accordingly, and the CGT will be deferred until there is a final sale, should you decide to liquidate and not buy another property.
出售房产的外国所有者将被扣留售价的 15%，直到国内税收署（IRS）确认所有应缴税款均已缴纳。然后退还剩余金额。
相关内容：
"房地产及相关税收"
"你应该了解的迈阿密豪华房地产税收信息"
当我们开始为客户寻找新的高端公寓时，客户往往会问到这个问题。我们的许多客户都住在州外，他们希望知道自己的投资全年都在安全的掌控之中。
我们提供 "轻型物业管理服务"。我们还通过迈阿密当地的合作伙伴提供全面的物业管理服务。我们将
全面营销您的房产，为您找到条件合适、租金合适的租户。我们对租户进行全面筛选（不仅仅是信用调查），然后准备租赁文件。我们还处理续租和终止租约事宜。
公寓协会也会对租户进行筛选，因此我们会协助公寓委员会准备申请材料，以确保一切顺利快速地进行，从而将空置时间缩短到最短。
维修和保养非常重要，因此我们拥有一支经认可的承包商团队，可以处理任何可能发生的情况。我们还有一套有效的系统来处理紧急情况。
自始至终，我们都会让客户和他们的租户完全了解情况，因此没有人会怀疑正在发生什么或接下来可能会发生什么。
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"出售您的迈阿密公寓"
"为投资者提供物业管理"
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