Buyer consultation
We define budget, criteria, timeline, and financing position before looking at a single property. This conversation saves months.
Overview
A clear approach to buyer representation.
Most buyers lose money in the space between finding a property and understanding it. The listing looks right, the price looks reasonable, and the problems — the assessment that has not been announced yet, the rental restriction that undermines the plan, the roof that will not pass insurance underwriting — surface after the deposit is already at risk.
My job is to close that gap before you are committed. That means real comparable analysis before we write, a due-diligence process that checks the things that actually derail South Florida closings, and negotiation grounded in what the market data supports rather than what feels reasonable.
You will know how I am compensated before we start looking, in writing. No ambiguity about that at any point.
What's Included01 02 03 04 05 06
Details handled before they become problems.
Written representation terms
A signed buyer representation agreement setting out scope and compensation in plain terms, so there are no surprises later in the transaction.
Full MLS search and off-market awareness
Access to everything listed across Miami-Dade and Broward, filtered against your actual criteria rather than a generic search.
Comparable sales analysis
Before any offer, a written analysis of what similar properties actually sold for — not list prices, not estimates.
Offer and negotiation strategy
Price, deposit structure, inspection period, financing and appraisal terms, and closing timeline all treated as negotiable levers, not defaults.
Due diligence coordination
Inspections, association documents, permit history, insurability, and tax implications reviewed inside your contractual timeline.
How It Works
A process with the right questions at the right time.
Consultation and terms
We discuss what you are trying to accomplish, establish budget and criteria, and put representation terms in writing before touring.
Financing position
If you are financing, we get you fully pre-approved rather than pre-qualified. In a competitive situation this is the difference between an offer being taken seriously and being ignored.
Search and tour
I send properties that fit the criteria we defined, with my read on each one. We tour in batches so you can compare rather than react.
Offer strategy
Before writing, I prepare a comparable sales analysis and a recommended range. We discuss where the leverage is — cash position, closing timeline, inspection period, deposit — and structure the offer around it.
Due diligence
Once under contract, the inspection period is a fixed window and it moves fast. I run a checklist built around what actually goes wrong in South Florida: association financials and assessment history, rental and pet restrictions, permit and code records, roof age and insurability, flood zone, and what your property tax bill will look like after the sale rather than what the seller pays now.
Contract to close
Deadline tracking, lender and title coordination, walkthrough, and closing.
Who This Is For
Transaction needs this service is built to address.
- Buying your first property and wanting the process explained rather than assumed
- Buying a condominium and needing the association documents actually read before the review period expires
- Buying with cash and wanting to convert that into negotiating leverage rather than just a faster closing
- Buying from out of state or out of the country and needing someone on the ground
Beyond price
The six terms in an offer besides the number.
Most buyers negotiate the price and accept the rest of the form as written. In this market the other terms are where offers win or lose, and where the money is protected or exposed after acceptance. Each one is a lever, and each one is set deliberately before the offer goes out.
| Term | What it does | Who it protects | Where it is usually negotiated |
|---|---|---|---|
| Deposit | Signals commitment and is the amount at risk if you default | Seller | Size and timing of the second deposit |
| Inspection period | Your window to inspect and cancel for any reason under an AS IS contract | Buyer | Length, and whether it shortens in a competitive situation |
| Financing contingency | Lets you cancel if the loan is not approved within the period | Buyer | Length of the loan approval period, and whether to waive it |
| Appraisal | Decides what happens if the appraisal comes in below the contract price | Buyer | Whether an appraisal gap is covered, and up to what amount |
| Closing date | When the property and the money change hands | Both | Speed for a motivated seller, or a post-closing occupancy for one who needs time |
| Seller concessions | Credits toward closing costs or rate buydown | Buyer | Amount, and whether it is offset in the price |
FAQ
Questions worth answering before you start.
Do I have to sign an agreement before you show me properties?
Yes. As of August 2024, MLS rules following the NAR settlement require a written agreement with a buyer before touring a home. This is an MLS and association requirement rather than a Florida statute, but it applies to essentially every agent you will work with in this market. I would recommend it regardless — it is the document that defines what I owe you.
How are you paid, and does it cost me anything?
Compensation is negotiable and is set out in the written agreement before we start. In many transactions the seller or listing brokerage offers compensation that covers some or all of it; in others the buyer pays some portion directly. What matters is that the number is agreed and documented up front rather than discovered at closing. I will walk you through exactly how it applies to your situation.
What is a transaction broker, and is that what you are?
Under Florida law a licensee is presumed to work as a transaction broker unless a single agent relationship is established in writing. A transaction broker deals honestly and fairly with both sides, uses skill and care, and discloses all known facts that materially affect the value of residential property and are not readily observable. We will discuss which relationship applies in your transaction and document it.
How long does a purchase take in Miami-Dade or Broward?
Cash purchases can close in two to three weeks. Financed purchases typically run 30 to 45 days, driven by the lender's timeline. Condominium purchases can take longer when association approval is required — some buildings run an application and interview process that adds weeks, and that timeline needs to be built into the contract rather than discovered afterward.
What do you check that other agents might not?
The association's financial condition and assessment history, rental restrictions when the plan involves renting, open or unpermitted work in the county records, roof age against current insurance underwriting standards, and what property taxes will actually be for you as a new owner — which in Florida is often materially higher than what the current owner pays.
Start the conversation
Let's talk about what you're looking for.
786.828.6925 · ilya@paramounthomegroup.com