Frank Moya Homes

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Edgewater’s future supply pipeline is becoming more concrete.Permitting is advancing for the first tower planned at 3333...
09/01/2026

Edgewater’s future supply pipeline is becoming more concrete.

Permitting is advancing for the first tower planned at 3333 Biscayne Boulevard. The current master-construction application calls for a 45-story residential building with 667 units, structured parking and approximately 7,400 square feet of ground-floor retail. Demolition and portions of site preparation are already underway, while major construction approvals remain under review.

For an Edgewater resale seller, the correct response is not automatically a price reduction. It is a clearer value comparison:

• Immediate occupancy instead of future delivery
• Known HOA, insurance and monthly carrying costs
• Established building operations and reserves
• Current financing eligibility
• Verified view, floor plan and condition
• No construction or completion uncertainty
• A negotiable, inspectable property today

For buyers and investors, the pipeline matters because added supply can affect negotiating leverage, resale competition and future rental absorption.

If you are buying or selling in Edgewater, message me EDGEWATER. I can prepare a building-specific comparison that includes active resales and nearby projects in the pipeline.

Source: Florida YIMBY, August 10, 2026. Permit applications and project plans can change before final approval or completion.

Miami-Dade home sales rose 8.6% year over year in July 2026, marking the 11th consecutive month of annual gains. But the...
08/29/2026

Miami-Dade home sales rose 8.6% year over year in July 2026, marking the 11th consecutive month of annual gains. But the countywide headline hides two very different negotiating environments.

Single-family homes: 4.8 months of supply — a seller's market.
Condos: 12 months of supply — a buyer's market.

The difference also shows up in the transaction:
• Single-family sellers received a median 96% of original list price; condo sellers received 93%.
• Houses reached contract in a median 45 days; condos took 86 days.

For a house buyer, strong preparation and decisive terms still matter. For a condo buyer, the inventory creates room to compare units and negotiate price, credits, repairs or timing—but building finances, reserves, insurance and project eligibility must be reviewed before leverage becomes risk.

For sellers, price and presentation should follow the property segment, not a broad Miami headline.

Buying or selling in Miami-Dade? I can help identify your actual negotiating position before you make the next move.

Source: MIAMI REALTORS® + RWorld, July 2026.

Miami-Dade recorded 1,978 mortgage-foreclosure filings from January through June 2026, compared with 1,569 during the sa...
08/28/2026

Miami-Dade recorded 1,978 mortgage-foreclosure filings from January through June 2026, compared with 1,569 during the same six months of 2025—an increase of 26.1%.

That is an important pressure signal, but it does not mean Miami is experiencing a broad wave of bank-owned bargains.

A foreclosure filing is not the same as a completed foreclosure, an auction sale or an REO listing. MIAMI REALTORS® reported that only 0.2% of July 2026 closed residential sales were distressed.

What this means:

• Homeowners should act early. Contact the loan servicer and qualified legal or HUD-approved housing professionals promptly.
• If selling may be necessary, early pricing, title and net-proceeds analysis can preserve more options than waiting until an auction is close.
• Buyers and investors should not assume a large REO inventory is available. Each opportunity still requires title, lien, occupancy, condition and association due diligence.

The signal is upstream: more households are entering the foreclosure process, while very few distressed properties are reaching the traditional resale market.

If you need to understand the real-estate side of a Miami-Dade property situation, send me the address. Legal advice should come from a qualified attorney.

Sources: Miami-Dade Clerk of Courts; MIAMI REALTORS® July 2026 report.

Your 2026 Miami-Dade TRIM Notice is now in the mail—and this is the window to catch mistakes before the tax bill arrives...
08/27/2026

Your 2026 Miami-Dade TRIM Notice is now in the mail—and this is the window to catch mistakes before the tax bill arrives.

The TRIM Notice is not a bill. It shows estimated taxes based on proposed rates, property values and applied exemptions.

Check these items now:
• Property and mailing details
• Just/market, assessed and taxable values
• Homestead and other exemptions
• Proposed taxes and non-ad valorem assessments
• The hearing dates and appeal deadline printed on the notice

If something looks wrong, contact the Property Appraiser for a preliminary review. A formal Value Adjustment Board appeal must be filed within 25 days of the notice’s mailing date.

Buying a property? Do not assume the current owner’s tax bill will stay the same. A change in ownership may reset assessed value to full market value.

Official source: Miami-Dade County Property Appraiser.

Miami is the leading major U.S. office-recovery market—and its June office visits moved above the 2019 baseline.Placer.a...
08/26/2026

Miami is the leading major U.S. office-recovery market—and its June office visits moved above the 2019 baseline.

Placer.ai’s June 2026 Office Index estimates that Miami exceeded pre-pandemic office attendance while many other major markets remained below 2019 levels. MIAMI REALTORS® also highlighted the signal, and NAR’s new Commercial Real Estate Demand Index scored the Miami MSA at 96, with office as its strongest driver.

Why residential clients should care:
• Stronger weekday activity can support demand near Brickell, Downtown, Edgewater, transit and mixed-use corridors.
• It can reinforce rentals, neighborhood retail and relocation demand.
• It does not mean every condo or home will appreciate automatically.

The practical move is to evaluate demand at the neighborhood, building and price-point level.

If you are considering buying, selling or investing near Miami’s employment core, send me the address.

Sources: Placer.ai June 2026 Office Index; MIAMI REALTORS®; NAR Commercial Real Estate Demand Index.

Miami has been ranked the strongest buyer’s market among the 50 largest U.S. metros—but that does not mean every home is...
08/25/2026

Miami has been ranked the strongest buyer’s market among the 50 largest U.S. metros—but that does not mean every home is automatically a bargain.

Redfin estimates that in July 2026, Miami had 18,437 sellers and 7,258 buyers: 154% more sellers than buyers. That gap gives prepared buyers more choice and negotiating power.

What can be negotiated?
• Purchase price
• Closing-cost credits
• Repair credits
• Rate-buydown contributions
• Inspection and closing timelines

Sellers still have opportunities, but the strategy must be precise: price against current competing inventory, lead with condition and financeability, and respond quickly to serious offers.

The key is property-level analysis. A well-priced single-family home can still attract competition, while some condos may offer substantially more leverage.

Send me the address or neighborhood and I’ll help you evaluate the real negotiating position.

Source: Redfin, July 2026 buyer/seller analysis; MIAMI REALTORS®.

Market conditions vary by neighborhood, property type and price range.

Miami-Dade property owners: your 2026 TRIM Notice is being mailed by August 24—and this is one piece of mail you should ...
08/23/2026

Miami-Dade property owners: your 2026 TRIM Notice is being mailed by August 24—and this is one piece of mail you should not ignore.

The TRIM Notice is not your property-tax bill. It shows the proposed values, exemptions, taxes and public-hearing information that may affect the bill mailed in November.

Review these items carefully:
• Market value
• Assessed and taxable value
• Homestead and other exemptions
• Proposed taxes and hearing dates
• Ownership, mailing and property information

If something appears incorrect, the Miami-Dade Property Appraiser encourages owners to request a review before the deadline. If the issue remains unresolved, the 2026 Value Adjustment Board petition deadline is September 18, 2026.

Important: an informal review does not replace a timely VAB petition. Verify the deadline printed on your own notice.

For buyers, remember that the seller's existing tax amount may reflect years of Homestead and Save Our Homes benefits. Estimate your own post-purchase taxes instead of assuming the current bill will continue.

Sources: Miami-Dade Property Appraiser and Miami-Dade Clerk of Court and Comptroller.

Miami-Dade home sales rose again in July—but the headline does not tell the whole story.Total sales increased 8.6% year ...
08/20/2026

Miami-Dade home sales rose again in July—but the headline does not tell the whole story.

Total sales increased 8.6% year over year. Single-family sales rose 5.6%, while condominium sales increased 11.4%.

The important part for buyers and sellers is inventory:

🏠 Single-family homes: 4.8 months of supply — still a seller’s market.
🏢 Condominiums: 12 months of supply — a buyer’s market.

That means two Miami buyers can face completely different negotiating conditions depending on the property type.

Single-family sellers still benefit from tighter supply, but accurate pricing matters. Condo buyers generally have more room to negotiate price, credits and terms, while condo sellers need realistic pricing and well-organized association documentation.

If you’re planning to buy or sell in Miami-Dade, I can prepare a property-specific market comparison before you make your next move.

Source: MIAMI REALTORS® + RWorld, July 2026 statistics.

Miami-Dade house sellers have leverage — but that does not make every asking price correct.The new July 2026 numbers sho...
08/19/2026

Miami-Dade house sellers have leverage — but that does not make every asking price correct.

The new July 2026 numbers show:

• Active single-family inventory fell 22.82% year over year
• Supply tightened to 4.8 months, a seller's market
• Sales increased 5.6%
• The median sale price reached $685,000, up 3.79%
• Homes took a median 45 days to enter contract
• Sellers received a median 96% of their original list price

The practical lesson: tight inventory creates opportunity, but buyers remain selective. A property that launches with the right price, condition, presentation, and exposure is better positioned to capture the market's leverage.

An inflated launch price can still lose the strongest first-wave buyers, create unnecessary days on market, and force a later adjustment.

Message me VALUE with the property address. I’ll help you identify the neighborhood, price range, and competition that actually apply to the home.

Data: MIAMI REALTORS + RWorld, July 2026 report published August 17, 2026. Results vary by property and neighborhood.

Miami condo buyers are returning — but they have not lost their negotiating leverage.The new July 2026 Miami-Dade number...
08/18/2026

Miami condo buyers are returning — but they have not lost their negotiating leverage.

The new July 2026 Miami-Dade numbers show:

• Condo sales increased 11.4% year over year
• The median condo price declined 1.48% to $400,000
• Inventory remained at 12 months, still a buyer's market
• Condos took a median 86 days to enter contract
• Sellers received a median 93% of the original list price

That combination matters. Activity is improving, but buyers can still negotiate selectively on price, credits, repairs, assessments, and closing terms.

The important warning: negotiate the unit, but investigate the building. Before committing, review the budget, reserve study, insurance, inspections, special assessments, litigation, rental restrictions, and lender eligibility.

For sellers, stronger demand is encouraging — but 12 months of inventory means that pricing and building quality still separate the listings that move from those that sit.

Message me CONDO with the building name or address, and I’ll help you identify the questions that matter before you make a decision.

Data: MIAMI REALTORS + RWorld, July 2026 report published August 17, 2026. Results vary by building and neighborhood.

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Miami, FL
33134

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