Griselda Krausse Real Estate

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Griselda Krausse Real Estate Miami Realtor® with 10+ years of experience. etc.

I specialize in helping homeowners sell for top value with expert marketing & staging, while also guiding buyers with trusted advice, skilled representation and clear communication for a stress-free experience In this page you will find useful Real Estate information and tips that can help you stay informed and take educated decisions if you are thinking of buying, selling or renting in Miami or South Florida. You can also find information about the South Florida lifestyle, places to visit, restaurants, education, transportation, social events, etc.

🏠 Ever wonder why two Miami-Dade homes with similar values can have very different annual tax bills?One reason may be hi...
10/07/2026

🏠 Ever wonder why two Miami-Dade homes with similar values can have very different annual tax bills?

One reason may be hiding right there on the tax bill: non-ad valorem assessments.

Unlike traditional property taxes, these charges are not calculated based on the property’s taxable value. They can help pay for specific services or improvements such as:

• Garbage collection
• Street lighting
• Security
• Landscaping
• Capital improvements
• Community Development Districts, or CDDs

And here’s something many buyers don’t realize:

A CDD is not the same thing as an HOA.

A property can have an HOA, a CDD, or both, which is why looking only at the monthly HOA fee may not give you the complete picture of what a home costs to own.

This can be especially important when considering new construction. Miami-Dade cautions that some assessments in new subdivisions may not yet appear in the online property-tax estimate, so it’s worth doing a little extra homework before relying on that number.

I explain all of this in my newest guide, including where these charges appear, what they may pay for, how CDDs work, and what buyers should check before purchasing.

📖 CDD Fees and Non-Ad Valorem Assessments in Miami-Dade: What Homeowners and Buyers Should Know

👉 Read the full guide here:
https://www.griseldasellsmiami.com/blog/cdd-non-ad-valorem-assessments-miami-dade

These charges are not necessarily a problem. The important thing is knowing they’re there and understanding the full cost of owning the property before you buy.

And if you're considering a particular Miami-Dade home and see a charge on the tax bill you don't understand, feel free to send me the address. I’ll be happy to help you identify what information to review and point you toward the appropriate official resources.

Learn what CDD fees and non-ad valorem assessments are in Miami-Dade, where they appear, and what buyers should check before purchasing.

🏡 The seller pays $4,000 a year in property taxes. Does that mean you will too?Not necessarily.This is one of the number...
09/29/2026

🏡 The seller pays $4,000 a year in property taxes. Does that mean you will too?

Not necessarily.

This is one of the numbers Miami-Dade homebuyers should look at carefully when deciding whether a property truly fits their budget.

The seller may have owned the home for many years and benefited from Homestead Exemption and Save Our Homes protections, which may have kept the property's assessed value well below its current market value.

After the home is sold, the property-tax picture can change.

That’s why simply taking the seller’s current tax bill and dividing it by 12 may not give you a realistic estimate of what your future monthly housing costs could be.

In my newest guide, I explain:
• Why the seller’s current taxes may be misleading
• What happens with reassessment after a sale
• How Homestead Exemption affects taxable value
• How Florida portability may affect eligible homeowners
• Why millage rates vary by location
• Where CDD and other non-ad valorem charges come into the picture
• How to use the official Miami-Dade Property Appraiser Tax Estimator

📖 How to Estimate Miami-Dade Property Taxes Before Buying a Home
👉 Read the full guide here: https://www.griseldasellsmiami.com/blog/blogestimate-miami-dade-property-taxes-before-buying

When you're comparing homes, don't look only at the purchase price and mortgage payment. Understanding the likely property taxes after you buy can give you a much clearer picture of what that home may actually cost each month.

And if you're looking at a particular Miami-Dade property and aren't sure which tax numbers to use, feel free to send me the address. I’ll be happy to help you identify what information to review and point you toward the appropriate official resources.

Estimate Miami-Dade property taxes before buying and learn why the seller's current tax bill may not reflect what you will pay.

🏡 Thinking about selling your Florida home? There may be a property-tax benefit you don’t want to overlook.If you’ve had...
09/22/2026

🏡 Thinking about selling your Florida home? There may be a property-tax benefit you don’t want to overlook.

If you’ve had Homestead Exemption on your home for several years, you may have built up a valuable Save Our Homes assessment benefit.

So what happens when you sell?

Do you lose it and have to start all over again?

Not necessarily.

Florida’s homestead portability rules may allow eligible homeowners to transfer all or part of their Save Our Homes assessment difference to a new Florida homestead, potentially up to $500,000.

But this is where it can get confusing.

Your Homestead Exemption itself does not transfer to the new home. The portability benefit applies to your eligible Save Our Homes assessment difference.

And there are other important details to understand, especially if you’re:

• Moving to a more expensive home
• Downsizing to a less expensive home
• Moving from Miami-Dade to another Florida county
• Trying to estimate the property taxes on your next home

There is also an important three-year timing rule, and it doesn’t work quite as simply as counting three years from the day you sell.

I break it all down in my newest homeowner guide, with information based on Florida Department of Revenue, Florida Statutes, and Miami-Dade Property Appraiser resources.

📖 Florida Homestead Portability Explained: How to Take Your Save Our Homes Benefit to Your Next Home

👉 Read the full guide here: https://www.griseldasellsmiami.com/blog/florida-homestead-portability-save-our-homes

If a move may be in your future, understanding portability before you start estimating the taxes on your next home can help you get a much more realistic picture of your future housing costs.

Learn how Florida homestead portability lets eligible homeowners transfer a Save Our Homes assessment benefit to a new Florida home.

🏠 Think Florida’s Save Our Homes benefit means your property taxes can only go up 3% per year?That’s one of the most com...
09/17/2026

🏠 Think Florida’s Save Our Homes benefit means your property taxes can only go up 3% per year?

That’s one of the most common misunderstandings.

Save Our Homes does not directly cap your entire property tax bill at 3%.

Instead, it generally limits how much the assessed value of a qualifying homesteaded property can increase each year, using the lower of 3% or the applicable change in the Consumer Price Index.

For 2026, that limitation is 2.7%.

And over many years, this protection can make a significant difference.

It can help explain why a longtime Miami-Dade homeowner may have an assessed value, and property tax bill, that looks very different from someone who recently purchased a similar home nearby.

But there are other important details homeowners should understand:

• Why your total property tax bill can still increase
• Why the Save Our Homes limit is not always 3%
• What happens to the previous owner’s protection after a sale
• Why assessed value can sometimes increase even if market value decreases
• How portability may help eligible Florida homeowners when they move

I explain all of this in my latest homeowner guide, without making an already confusing topic more complicated than it needs to be.

Read the full guide here:
https://www.griseldasellsmiami.com/blog/save-our-homes-miami-dade

Understanding the numbers on your property record and TRIM notice today can help you better understand what you may be paying tomorrow.

Learn how Save Our Homes limits Miami-Dade assessed value, why taxes can still rise, what happens after a sale, and how portability works.

🏠 Own and live in a Miami-Dade home as your permanent residence?Then Homestead Exemption is one property-tax benefit you...
09/08/2026

🏠 Own and live in a Miami-Dade home as your permanent residence?

Then Homestead Exemption is one property-tax benefit you do not want to overlook.

Most homeowners know Homestead can help reduce taxable value. But its long-term importance goes beyond the immediate exemption.

Once Homestead is established, an eligible property may also benefit from Florida’s Save Our Homes assessment limitation, which can help limit increases in assessed value over time.

There are also a few important details many homeowners do not realize, including why January 1 matters, why the March 1 filing deadline is important, and why the seller’s Homestead Exemption does not simply transfer to the buyer.

My new homeowner guide explains:

• Who may qualify for Homestead Exemption
• Why January 1 matters
• The March 1 filing deadline
• How Homestead can affect taxable value
• Why the seller’s exemption does not automatically become yours
• How Homestead connects to Save Our Homes and portability

Even if you already filed, understanding how these benefits work can help you make more sense of your property taxes in the years ahead.

Read the full guide here:
https://www.griseldasellsmiami.com/blog/miami-dade-homestead-exemption

And if you are looking at your property record or TRIM notice and cannot tell whether your Homestead appears correctly, feel free to send me a screenshot with any private information covered.

Learn how Miami-Dade Homestead Exemption works, who may qualify, how it affects taxable value, and what new homeowners should verify.

🏠 Did your Miami-Dade property taxes jump after you bought your home?If so, there may be a very logical reason.The previ...
09/01/2026

🏠 Did your Miami-Dade property taxes jump after you bought your home?

If so, there may be a very logical reason.

The previous owner may have had Homestead Exemption and years of Save Our Homes protection that kept the property’s assessed value lower than its current market value.

After a sale, those accumulated assessment benefits generally do not simply transfer to the new owner. The property may be reassessed closer to market value for the following tax year.

That is why the seller’s old property tax bill can sometimes be a poor estimate of what the new owner will eventually pay.

And if your mortgage includes escrow, a higher tax bill may eventually affect your monthly mortgage payment too.

My latest guide explains:

• Why reassessment happens after a sale
• How Homestead Exemption and Save Our Homes work
• What portability may mean for eligible homeowners
• Why escrow payments can change
• What to review if your new tax amount does not seem right

📰Read the full guide here:📰
https://www.griseldasellsmiami.com/blog/why-property-taxes-go-up-after-buying-miami-home

If you recently bought a home and the numbers are confusing, feel free to send me a screenshot or photo with any private information covered.

I am not a tax professional or attorney, but I am always happy to help you identify what you are looking at and point you toward the appropriate official resource if something needs further review.

Bought a Miami home and your taxes jumped? Learn how reassessment, Homestead, Save Our Homes, millage, and escrow can change your bill.

🏠 Did your Miami-Dade TRIM notice arrive and the numbers made you a little nervous?Before worrying, remember one very im...
08/27/2026

🏠 Did your Miami-Dade TRIM notice arrive and the numbers made you a little nervous?

Before worrying, remember one very important thing:

Your TRIM notice is NOT your property tax bill.

It is an early look at your property value, exemptions, proposed taxes, taxing authorities, and certain assessments before the final tax bill arrives later in the year.

But don’t just put it aside.

Take a few minutes to check your Homestead Exemption, assessed value, Save Our Homes benefit, taxable value, and any non-ad valorem or CDD assessments that may appear on the notice.

And if something looks incorrect or very different from what you expected, pay attention to the deadline.

📅 For 2026, the Miami-Dade deadline to file a timely Value Adjustment Board petition is September 18.

I put together a simple guide that walks through the TRIM notice section by section, explains what those numbers actually mean, and helps you understand what deserves a closer look without getting overwhelmed.

Read the full guide here:
https://www.griseldasellsmiami.com/blog/miami-dade-trim-notice-explained

And if you receive your notice and something looks confusing, feel free to send me a photo or screenshot. You can cover any personal information first.

I’m not a tax professional or attorney, but I’m always happy to help you understand what section you’re looking at and point you toward the appropriate official resource if something needs attention.

Learn how to read your Miami-Dade TRIM notice, check values and exemptions, understand proposed taxes, and know what to do if something looks wrong.

🏢 Before buying a Miami condo or townhouse, there is one set of documents I wish more buyers knew how to read:The associ...
08/18/2026

🏢 Before buying a Miami condo or townhouse, there is one set of documents I wish more buyers knew how to read:

The association meeting minutes.

Why? Because they can give you a glimpse into what owners and the board are already discussing before you become part of the association.

You may find conversations about:

• Special assessments
• Roof or concrete restoration projects
• Insurance increases
• Association loans
• Water intrusion
• Reserve concerns
• Engineering recommendations
• Litigation or contractor bids

But seeing one of these topics does not automatically mean “do not buy.”

What matters is what comes next.

Has the issue been properly evaluated? Is there a professional report? Do they know what it may cost? Is there a funding plan? Has the work already been completed?

Those answers can help you better understand not only the property you are buying, but the financial responsibilities that may come with it.

I put together a practical guide explaining what association meeting minutes can reveal, what deserves a closer look, and which questions Miami buyers should ask before making a final decision.

Read the full guide here: https://www.griseldasellsmiami.com/blog/condo-hoa-meeting-minutes-before-buying-miami

The goal is not to find a perfect association. It is to understand what you are joining before you close.

Learn what Miami condo and HOA meeting minutes can reveal about repairs, assessments, reserves, insurance, loans, litigation, and future costs.

🏡 Here’s something many Miami townhouse buyers don’t realize:A property can look exactly like a traditional townhouse, w...
08/11/2026

🏡 Here’s something many Miami townhouse buyers don’t realize:

A property can look exactly like a traditional townhouse, with its own entrance, driveway, yard, and no neighbor above you, and still legally be a condominium.

Even if Zillow or another real estate website calls it a “townhouse,” that does not necessarily tell you how the property is legally structured.

Why does that matter?

Because the answer can affect who is responsible for the roof, exterior, insurance, reserves, major repairs, and special assessments.

In other words, two homes that look very similar can come with very different financial responsibilities.

I put together a practical guide explaining how buyers can verify whether a Miami townhouse is a fee-simple property with an HOA or legally part of a condominium, and which documents can help provide the answer.

The goal is simple: before you buy, understand what you own, what you share, what you control, and what you may eventually have to pay for.

Read the full guide here:

Learn how to tell whether a Miami townhouse is fee simple or legally a condo, what records to check, and why the difference matters.

Condo or townhouse? The monthly fee is only part of the story.Many buyers compare the purchase price, number of bedrooms...
08/04/2026

Condo or townhouse? The monthly fee is only part of the story.

Many buyers compare the purchase price, number of bedrooms, amenities, and monthly association fee. But one of the most important questions is often overlooked:

Who controls future repairs, and who will be responsible for paying for them?

A condo owner may have fewer individual maintenance responsibilities, but greater exposure to association budgets, insurance costs, loans, major repairs, and special assessments.

A fee-simple townhouse owner may have more control over repairs and spending, but may also be personally responsible for the roof, exterior, insurance, and structural maintenance.

And to make things more confusing, some properties that look like traditional townhouses are legally organized as condominiums.

I created a practical guide comparing traditional condos, fee-simple townhouses, and condominium townhouses in Miami.

The goal is not to say that one option is always better. It is to help buyers understand the financial structure, future responsibilities, and possible risks before making a final decision.

Read the full guide here:

Compare Miami condos, fee-simple townhouses, and condo townhouses, including fees, repairs, insurance, control, reserves, and assessments.

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