Transaction coordinator in Miami: condo files, Miami-Dade doc stamps and costs

What is different about TC work in Miami?

A Miami file starts on the same Florida Realtors and Florida Bar AS IS contract as the rest of the state, and our Florida guide walks through its deadlines and the FREC rules on unlicensed help. Miami-Dade adds three things a coordinator handles differently: a separate doc stamp rate, a regional title option in the contract, and a condo market large enough to dominate the calendar.

Which MLS and board does a Miami TC work with?

The MIAMI Association of Realtors reports its figures together with the MIAMI Southeast Florida Multiple Listing Service. The association says it represents 58,000 real estate professionals and calls itself the largest local REALTOR association in the U.S. It lists support lines for two systems, MIAMI MLS and BeachesMLS, so a TC should confirm which one a listing sits in.

One gap in the data matters for anyone using it to set expectations. MIAMI notes that its sales totals leave out new construction, pre-construction and condo conversion sales, because those are "largely not reported in the MLS." A coordinator working a new-build file is working outside the numbers below.

How busy is the Miami-Dade market?

Florida Realtors data published by MIAMI shows Miami-Dade closing 10,210 single-family homes in 2025, down 4.9%, at a median of $665,000. Condos and townhouses closed 10,935 sales, down 10.2%, at a $420,000 median, according to the county condo report. Both took longer to sell than in 2024.

The single-family and condo reports together show a market where half the condo buyers paid cash. Cash files drop the loan contingency, but under the AS IS contract they also shorten the title clock: the title commitment is due 5 days before closing instead of 15. Condos had 13.2 months of supply at year end, which MIAMI describes as a buyer's market.

The wider metro tells a similar story. Florida Realtors' 2025 summary for the Miami–Fort Lauderdale–West Palm Beach metro counted 36,126 single-family sales at a $640,000 median and 32,107 condo and townhouse sales at $335,000. Condo sales across the three counties fell 7.5% on 2024.

Why do so few Miami condo buyers use FHA loans?

MIAMI's December 2025 release quotes U.S. Department of Housing and Urban Development figures: of 2,397 condominium buildings in Miami-Dade, Broward and Palm Beach counties, only 21 are approved for FHA loans. The association says the lack of FHA loans for many existing buildings is "preventing further market strengthening."

For a TC, that shapes the financing side of a condo file. Confirm early what loan the buyer is using, and if it is an FHA loan, raise the building's approval status with the agent and lender before the Loan Approval Period starts running. Discovering a problem on day 25 of a 30-day window leaves almost no room.

What do Miami-Dade doc stamps and title rules mean for a closing?

Miami-Dade is the one Florida county with its own documentary stamp rate. The Florida Department of Revenue sets it at 60 cents per $100 of consideration, against 70 cents elsewhere. On top of that comes a 45-cent surtax per $100, which is not due on a document that transfers only a single-family dwelling. The AS IS contract makes the seller pay doc stamps and any surtax on the deed.

Title works differently too. Paragraph 9(c) of the AS IS contract includes a "MIAMI-DADE/BROWARD REGIONAL PROVISION". If the parties check it, the buyer designates the closing agent and pays for the owner's and lender's title policies. The seller pays for the title search or continuation, up to $200 unless another figure is written in, plus the tax and municipal lien searches. A TC should check which box is ticked before ordering anything.

Condo resales also carry the state's disclosure rules. Under section 718.503 of the Florida Statutes, the buyer is entitled at the seller's expense to the milestone inspection summary and the latest structural integrity reserve study. With so many condo files, a Miami TC should request the association package the day the contract is signed.

Those reports exist because of the condo safety laws Florida passed after the 2021 Surfside collapse in Miami-Dade. The state condominium division says a structural integrity reserve study is required for buildings three stories or higher at least every 10 years, and that unit owner-controlled associations existing on or before July 1, 2022 had until December 31, 2025 to complete one. The division also says inspection reports and reserve studies must be provided to potential purchasers. If an association cannot produce a study, the statute lets it give a statement that none has been completed, and the buyer's agent will want to see that early. Our contract deadline calculator counts the AS IS deadlines from the Effective Date.

What does a Miami transaction coordinator cost?

We did not find a public price card from a Miami-based TC to quote. Two Florida-based TC companies publish theirs: one charges $375 per transaction, and another $400 to $500 for one side. The fee per file calculator compares those with a salaried assistant, and our coordinator checklist lists what the fee should cover.

Freelance TC, TC company or DeedSpring: which fits a Miami agent?

The table sets the usual options side by side. A good freelance TC is worth every dollar on a messy file. What most agents are really paying for, though, is someone who never misses a date and always chases the lender. Software does that on every file at once.

To see what the gap means across a year of files, put your numbers into the TC fee per file calculator.

Compare plans on the DeedSpring pricing page.