ALL IN Miami

Who's Really Buying Up Miami in 2025? Let's Spill the Cafecito

Who's Really Buying Up Miami in 2025? Let's Spill the Cafecito
Hey, you. Yeah, you. Sitting there wondering why it feels like your favorite taco spot now has a line that wraps around the block twice. Spoiler alert: people are moving here. A lot of people. And before you start side-eyeing every out-of-town license plate, let's have a little cafecito-fueled chat about exactly who's snapping up Miami real estate this year. I promise to make it as fun as possible—no boring graphs, no econ professor vibes. Just you, me, and a whole lot of Miami magic.
Picture this: it's 2025. The sun is basically its own influencer now, the cafecito is so strong it could probably power a small spaceship, and the real estate market? Oh, it's hotter than an arepa left on the roof of a parked car in August.
First Up: Single-Family Homes (a.k.a. The "I Made It!" Move)
So who's buying single-family homes? Well, guess what? About 63.2% of the people signing those contracts are already living right here in Miami-Dade. Yup. They're just moving from one spot to another—kind of like musical chairs, but with better air conditioning.
And the rest? They're packing up their lives from all sorts of places, mainly:
Other parts of Florida (12%) — Especially from Orlando, Tampa, and Naples. Apparently, "closer to the beach" is a lifestyle, not just a dream.
New York (8%) — A lot from Manhattan, Brooklyn, and Long Island. They survived many a winter. Now they just want flip-flops year-round.
New Jersey (5%) — Primarily from Hoboken, Jersey City, and the Montclair area. Still bringing strong opinions about pizza. We love them for it.
California (4%) — Mostly from Los Angeles, San Diego, and San Francisco. Trading the Pacific for the Atlantic, and honestly, no judgment.
Georgia (2%) — Mostly Atlanta and its suburbs. Sweet tea meets sweet beaches.
Illinois (2%) — Chicago and surrounding suburbs like Naperville and Evanston. Because "Windy City" sounds way less fun when your face hurts from the cold.
(And hey, if you're from one of these places, I'm just teasing. Miami loves you. Pinky promise.)
Condos & Townhomes: The "I Want to Be Fancy But Also Practical" Move
Now, let's talk condos and townhomes. You know, those shiny towers and cute clusters of homes where you never have to mow a lawn (dreams do come true).
About 68.7% of condo buyers are locals, too. Maybe they're upgrading. Maybe they're downsizing. Maybe they just really, really hate weeding.
Here's where the newcomers are coming from:
Florida (other counties): 9-10%, mainly from Fort Lauderdale, West Palm Beach, and Sarasota.
New York: 6%, with Manhattan, Queens, and Westchester County leading the way.
New Jersey: 3%, mostly Hoboken, Princeton, and the coastal areas.
California: 2%, with a good chunk from San Francisco, Orange County, and LA.
Georgia: 1%, primarily Atlanta and a little sprinkle from Savannah.
Illinois: 1%, largely from Chicago and North Shore suburbs.
Pretty much the same crew as the single-family scene. Different building, same dream: sunshine, smoothies, and a view that’ll make your friends jealous on Instagram.
The Big Kahuna: All Residential Real Estate (Cue the Drumroll)
When you toss it all together—single-family homes, condos, townhomes—about 66% of buyers are already Miami-Dade locals. The rest? They're rolling up their sleeves and diving into our city with wide eyes and high SPF.
Top places people are coming from?
Florida (other counties): 11%, with Fort Lauderdale, Tampa, Orlando, and Naples leading.
New York: 7%, mainly Manhattan, Brooklyn, Long Island, and Westchester.
New Jersey: 4%, particularly from Jersey City, Hoboken, Montclair, and Princeton.
California: 3%, with Los Angeles, San Diego, and San Francisco buyers looking for that tropical reset.
Georgia: 2%, mostly Atlanta, with a few newcomers from Savannah.
Illinois: 2%, mainly Chicago with side orders of Oak Park and Naperville.
So, Why Does This Matter (Besides Making You Crave a Guava Pastry)?
Because Miami isn't just growing. It's blooming, salsa dancing, and basically living its best life. Whether you're house hunting, people-watching, or just trying to score a cafecito without a 40-minute wait, it’s good to know who your new neighbors might be.
Some are locals switching up their scenery. Some are adventurers from New York, California, or even down the road in Boca Raton. But every single one of them is chasing the same thing: a piece of that Miami magic.
And if you’re sitting there thinking, "Well, that's nice, but I'm not buying anything anytime soon," that's cool, too. Just know: your favorite taco spot might need a reservation now. And your secret beach spot? You might have to share. (It's fine, though. More friends = more reasons to celebrate.)
Miami is changing, growing, and doing it all with an extra shot of espresso and a lot of heart. So welcome, bienvenidos, and grab yourself a pastelito—there's plenty of sunshine for all of us.
And hey, if you ever need someone to help you find your perfect corner of paradise—you know where to find me. I'll be the one double-fisting cafecito cups and talking about real estate like it's the latest telenovela plot twist.
P.S. If you're the type who loves charts, graphs, and all the juicy details neatly organized, don't worry—we thought of you too! We put together a beautiful chart and even recorded a quick podcast episode diving deeper into the numbers (with a few laughs, of course). Check them out when you're ready to go full Miami market expert mode. 🎓📻 Just contact me for it. My contact information is below.
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com
 
 
 

Miami’s Condo Blacklist: How Investors Are Turning Trouble into Treasure

Miami Condos on the Blacklist: Secret Opportunities Most Investors Miss
Ready to uncover Miami’s hidden real estate opportunities? Join us as we dive deep into the intriguing world of Fannie Mae’s Blacklisted condos—properties that traditional lenders shy away from, but savvy investors are turning into incredible deals.
In this episode, you'll learn exactly why certain condos in prime areas like Aventura end up on the notorious Fannie Mae blacklist, how this creates huge price drops, and why these seemingly troublesome condos could be your smartest investment yet. Plus, we’ve got insider insights from our trusted mortgage expert, Justin Lopatin, who's helped us navigate the complex landscape of Miami real estate financing.
Don’t have cash? No worries—we'll discuss creative, non-traditional financing solutions that can help you capitalize on these opportunities even if you’re not swimming in cash.
Whether you're an experienced investor or just getting started, this episode is packed with actionable strategies, humor, and valuable tips to help you turn trouble into treasure in Miami’s dynamic real estate market.
Disclaimer: Opinions shared in this podcast are just that—opinions. Always conduct your own due diligence before investing anywhere, with anyone.
Want the latest scoop on blacklisted condos and upcoming deals? Make sure to subscribe, and feel free to reach out to our team for personalized investment guidance!
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com

Behind the Scenes of America's Wealthiest Zip Code

 Ever wondered what it's like living on an island that's harder to access than your Netflix account after you forgot the password for the 10th time? Welcome to Fisher Island—Miami’s ultra-exclusive slice of paradise, where even the HOA fees have their own fan club! 
 
Here's an in-depth 30-minute video spilling ALL the tea on Fisher Island. We're talking average home prices (spoiler: think Lotto-level numbers), the surprisingly "affordable" cheapest sale ever (by affordable, I mean just shy of selling a kidney), and HOA fees that could fund a small country. 
You'll get answers to every question you've ever had about Fisher Island—and even questions you didn't know you should be asking.
 
Is the ferry ride worth the hype? How do residents grocery shop when even Amazon struggles to deliver? And, of course, what kind of neighbor drama could possibly happen on an island this private?
(Hint: Even billionaires sometimes argue over who parked their yacht too close.) 
 
Grab some popcorn, settle in, and prepare for some serious real estate envy. Click below, watch, laugh, and dream about island life where even the coconuts are probably designer. 
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com

The 13 Most Affordable Places to Live in Miami

💸 The 13 Most Affordable Places to Live in Miami (That Aren’t Underwater or in a Storage Unit)
Ah, Miami. The land of turquoise waters, pastel art deco buildings, celebrity sightings, and... sky-high rent prices that make your wallet cry in three languages. But hey, not everyone is buying $20 million waterfront estates with yacht garages in Star Island, right?
For those of us who want to live the dream without pawning our grandma’s jewelry or selling a kidney on the dark web, let’s talk about the most affordable areas to live in Miami. Yes — they do exist. And no — not all of them are located 97 miles from civilization.
Here’s a lovingly curated list of Miami-Dade’s most budget-friendly communities where your dollars stretch a little further and your landlord might actually respond to texts.
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com

Dancing, Deauville & Daytona Vibes — April’s Not Done Yet

ALL IN MIAMI provides a vibrant snapshot of Miami's current happenings, highlighting a range of activities from Formula 1 racing and salsa dance socials to arts awards. The newsletter also covers local developments, such as the revival of the Deauville Beach Resort and a look at the luxurious North Bay Road. Additionally, it suggests an itinerary for exploring Allison Island and shares an intriguing legend of buried pirate treasure along Miami's coast. This edition encourages listeners to fully experience the energetic lifestyle and diverse offerings of the city in April.
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com

The American Riviera: Inside Williams Island

Blend Miami's signature sun-drenched charm with the prestige of a private island and a sweeping array of condos, townhomes, and villas to grasp the essence of Williams Island, an exclusive 84-acre paradise in the heart of Aventura.
Often referred to as "The American Riviera," Williams Island, a masterpiece from The Trump Group in partnership with the Mutual Benefit Life Insurance Company, is a sprawling gated enclave with a balmy tropical backdrop and a traditional country club lifestyle between Miami and Fort Lauderdale on the Intracoastal Waterway.
Perched on an 84-acre parcel kissed by water on every side, it features an intimate collection of communities comprising 11 residential buildings, including Prive, a new modern skyscraper sitting on South Florida's last buildable island, with The Point Aventura at its north, the Island Boulevard and East Country Club Drive at its south, the open waters of Little Maule Lake in the east, and Dumfoundling Bay, a waterway separating Williams Island from mainland Aventura, at its western edges.
It is home to approximately 3,656 residents as of the latest US Census.
With roots tracing back to the early 1980s, Williams Island emerged as one of the region's original luxury enclaves, sparked by the visionary discovery of The Trump Group. 
Led by Eddie, Jules, and Stephanie Trump of South Africa, the team transformed a quiet peninsula shaded by Australian Pines into what would become South Florida's private island paradise, a thriving, ultra-lavish oasis with a family-centered environment and five-star amenities you can only find in the world's finest hotels and resorts.  
Think of a cluster of high-rise buildings, each offering luxurious units with panoramic views of the Intracoastal Waterway and the Atlantic Ocean, and a Mediterranean-inspired village of townhomes and villas exuding European-inspired architecture and design, surrounded by an extensive suite of indulgences — this is Williams Island in its purest form.
Here, you'll enjoy access to everything essential and "non-essential" (or so some may think) services and facilities imaginable, including a massive spa and fitness center, a tennis center, a private marina, dining and social venues, playgrounds, and dog parks.
The catch? These curated experiences aren't the only perks Williams Island residents enjoy daily!
While this serene neighborhood is designed to feel private and exclusive, Williams Island is connected to mainland Aventura via Island Boulevard, a guarded roadway serving as its only vehicular entrance and exit for residents, invited guests, and authorized personnel.
Meanwhile, for residents and guests arriving by boat, the Williams Island Marina accommodates yachts up to 160 feet and is exclusive but open to select non-residents with membership.
So, if you're feeling blue, all by your lonesome on Williams Island (we doubt it, but it happens), you can always travel to the best of Aventura and Miami with minutes to spare!
Do you feel like indulging in an upscale excursion brimming with gigantic hauls, personal styling sessions, and maybe a valet-assisted checkout (or two)?
Around Williams Island, it's less about browsing and more about being personally escorted into a world of labels, luxury, and limited editions, thanks to the iconic Aventura Mall, a multi-level haven of high fashion, designer boutiques, immersive art installations, and some of Miami's top dining spots — all wrapped into one stunning destination.
For a more relaxed, open-air vibe, head to Aventura Commons, your go-to for your favorite national retailers and the perfect shopping spot for everyday essentials or a midweek wardrobe refresh.
And if you're after something curated but low-key, The Esplanade at Aventura (formerly Aventura Town Center) brings elevated lifestyle brands, beauty services, and health-conscious eats together in a breezy, boutique-style setting.
For those into art, history, and culture, Williams Island is only minutes from hotspots that quietly tell the story of South Florida's evolution, where you'll have a front-row seat to the preserved architecture and cultural touchpoints that add unexpected depth to Miami's skyline.
We're talking places like the Fulford-by-the-Sea Monument, a relic of a 1920s vision for grandeur that never fully materialized but still leaves its mark, or the Ancient Spanish Monastery in nearby North Miami Beach, where centuries-old stone walls and cloistered gardens feel like they belong to another continent entirely.
Then, if you want a pop of Magic City's cultural flair, there's Aventura Arts & Cultural Center, a famous venue that brings theater, music, and community events to the water's edge. 
Oh, speaking of activities, it's hard to overlook the perks of having Tidal Cove Waterpark just up the road, a choice Summer destination with thrilling water slides, a lazy river, private cabanas, and splash zones that make it a hit for families seeking spontaneous staycation vibes. 
Just across the way, Founders Park offers green space, walking trails, sports courts, and regular community gatherings. 
But if you prefer tee time over pool time, visit the Golf Club at JW Marriott Turnberry Resort, a championship course with a luxe clubhouse and full-service experiences that turn a quick round into an all-day escape.
And that's not all!
With Aventura's rare blend of tropical seclusion, natural beauty, and outdoor adventures, finding your dose of zen (or adrenaline, you decide!) is always possible on Williams Island.
A morning paddle through the mangroves? Head to Oleta River State Park!
A shaded hike through one of Miami's historic grounds? Take the gang to Greynolds Park!
A peaceful moment with Mother Nature? Slow down time at Veterans Park or the Don Soffer Exercise trail, a smooth, well-kept path wrapped around Aventura's scenic perimeter, where you can jog, stroll, or cycle amidst skyline views and subtropical breeze.
Williams Island also boasts proximity to Sunny Isles Beach's oceanfront, North Miami's and North Miami Beach's suburban charm, and Bal Harbour's five-star elegance, so if you ever need to explore beyond the island bubble (not that you'll be in a rush), you're perfectly placed for it.
What more can you ask for?
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com

Brickell Sellers, Don’t Blow It! The 6 Must-Do Moves to Get Top Dollar in Miami’s Most Competitive Market

Thinking about selling your home in Brickell? Before you even think about slapping on a price tag or hiring a photographer, you need to hear this.
In this episode, I’m breaking down the six absolute must-do steps every seller in Brickell needs to take if they want to get top dollar (and avoid sitting on the market for months wondering what went wrong). We’re not talking generic real estate advice—this is hyper-local, boots-on-the-ground strategy tailored specifically for one of Miami’s most competitive and fast-moving neighborhoods.
Whether you own a high-rise condo with bay views or a chic apartment nestled between Mary Brickell Village and Brickell City Centre, these tips are your seller’s cheat code.
🧠 What You’ll Learn in This Episode:
Why correct pricing from the start is everything in Brickell's fast-paced market
How to make your listing stand out in a sea of luxury condos and cookie-cutter photos
The one mistake sellers make with showings that silently kills deals
What today’s buyers are secretly looking for (hint: it’s not just square footage)
Why staging your Brickell property is no longer optional
The marketing strategies that separate a just-okay sale from a jaw-dropping one
We’ll also chat about buyer psychology in this unique urban enclave, what’s changed in 2025, and why a more informed and strategic seller almost always wins.
💡 Selling in Brickell isn’t like selling in the suburbs—you’re competing with developers, luxury brokers, and brand-new inventory. But don’t worry—we’ve got the playbook.
🎯 Ready to go ALL IN?Whether you're selling in Brickell or across the globe, my team at the ALL IN Miami Group is here to make sure you don’t just list your home—you launch it.Let’s make your next move a strategic (and profitable) one.
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com

🎧 Miami Real Estate Market Analysis: What’s Really Changed from Early 2024 to Early 2025?

Miami’s real estate scene has never been for the faint of heart—and in this podcast episode, we dive deep into how the market has evolved between early 2024 and early 2025. Whether you're a buyer, seller, investor, or just someone who loves keeping tabs on one of the most exciting housing markets in the country, this episode delivers a full comparative analysis that you can’t afford to miss.
We’re talking real numbers, neighborhood-specific insights, and the hidden stories behind the statistics.
🏡 What you’ll learn in this episode:
Why 2025 is signaling a “market normalization” after the frenzy of 2024
Which neighborhoods are thriving (hello, Ponce Davis and Coconut Grove) and which are showing signs of cooling (Wynwood, we’re looking at you)
How rising inventory is shifting negotiation power back into buyers’ hands
What’s happening with pricing—spoiler: the luxury segment is pulling up averages
How cash buyers and bidding wars are evolving in today’s climate
What this all means for YOU—whether you’re buying, selling, or just curious
From the glass towers of Brickell to the leafy streets of Pinecrest and the world-famous shores of Miami Beach, we unpack the nuanced shifts in each neighborhood so you know where opportunity lives—and where caution might be wise.
We also break down buyer psychology in 2025, and why the market's pace is beginning to reward those who are informed, financially prepared, and emotionally ready to negotiate smartly.
📊 Bonus Insights:Get a front-row seat to the economic drivers, migration trends, and property types fueling this change—from high-rise condos to sprawling estates. And hear what it means for sellers adjusting their expectations and buyers seeking value in this new terrain.
This isn’t just a Miami real estate update—it’s your go-to market intelligence report in audio form. It’s detailed, dynamic, and most importantly, practical.
🔚 Looking to buy or sell in Miami—or anywhere else in the world?The ALL IN Miami Group is here to help. Whether you're moving up, downsizing, or relocating across the globe, our culturally diverse, highly experienced team is honored to guide you to your next chapter.
Let’s go ALL IN—together.
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com

The 8 Compass Principles in Review

 
At Compass, they established 8 principles of entrepreneurship to guide agents in achieving their missions and exceeding their visions. 
After attending the 2018 Compass REtreat, and hearing Compass CEO Robert Reffkin review these principles, I was overwhelmed by their importance both as an agent and as a human being.
We all struggle in life to find our true selves. 
Life doesn’t come with a handbook, but sometimes we need some form of guidance, structure, and motivation along the way in order to keep moving forward. 
That is the very reason that Reffkin and his Compass team created these principles: to guide agents with a sense of purpose and direction toward each of our unique goals.
From the outside looking in, agents often think that in order to be a Compass agent, they first must have mastered these principles and practice them in their daily lives before joining the team. 
As I have gone through each principle in relation to my own experiences it became clear to me, and I hope to others, that partnering with Compass doesn’t mean you must have already succeeded in life or in your real estate business.
In fact, it is quite the opposite. 
Before Compass hires anyone, they ask three other Compass agents if that potential new hire is collaborative and has no ego. 
If they don't get three out of three thumbs up to those questions, they don't hire that person regardless of how much they sell. 
Compass is looking for potential; for entrepreneurs that want to be wholeheartedly part of a bigger team and grow. 
These 8 Compass principles are not in place to attract perfect agents who have fully succeeded in life and in business. 
They are in place to attract agents that want to be the best. And to be the best, agents must be willing to become better people.
These are principles that light that path:
Compass principle 1: Dream Big
Compass principle 2: Move Fast
Compass principle 3: Learn from Reality
Compass principle 4: Be Solutions-Driven
Compass principle 5: Obsess About Opportunity
Compass principle 6: Collaborate Without Ego
Compass principle 7: Maximize your Strengths
Compass principle 8: Bounce Back with Passion
If these principles get your heart racing a little faster and resonate with your soul-driven goals and dreams, then Compass is the place for you. 
I did not come to the table knowing everything these principles were designed to teach. 
In fact, I had failed to some degree within each of these areas. 
But I wanted to be more and to learn more. 
I wanted to be somebody who learned from their experiences with the goal of becoming a better version of myself. 
And the best way I knew how to share these principles and give them life was to talk about how they directly related to my experiences in hopes to attract, inspire and connect with like-minded entrepreneurs.
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com

🎙️ Why Pinecrest Is Quietly Dominating Florida's Luxury Market

Let’s get one thing straight—when most people think about South Florida luxury real estate, their minds instantly wander to ocean views, glassy high-rises, and homes with elevators for your car (yes, that’s a thing). But what if we told you that one of the most expensive housing markets in the entire state isn’t on the sand—it’s nestled under a canopy of banyan trees, away from the chaos, and surrounded by some of the best schools in the country? Welcome to Pinecrest, folks.
In this episode of the ALL IN Miami podcast, we’re pulling back the curtain on one of Florida’s best-kept luxury secrets. Pinecrest has officially landed among Florida's Top 25 most expensive housing markets, and no, it didn’t get there by accident or with a viral TikTok dance. We're diving deep into why this peaceful, residential paradise—known for its estate-sized lots, ultra-private homes, and a vibe that whispers old-money elegance—is turning heads and racking up jaw-dropping price tags.
We’ll explore why wealthy families, celebrities, and even international buyers are flocking to Pinecrest instead of more “Instagram-famous” neighborhoods. Hint: it’s not just because they want to avoid valet parking at Whole Foods (although, that helps). From world-class public and private schools, to backyard space you could land a helicopter on (okay, maybe not literally, but close), Pinecrest offers a level of luxury that doesn’t feel like it’s trying too hard.
You’ll also hear about what’s really driving these record-breaking home prices, how Pinecrest compares to other high-end Miami neighborhoods like Coral Gables or Coconut Grove, and why agents who overlook Pinecrest might be missing out on their biggest sales yet.
If you're a buyer who wants peace, prestige, and privacy—or a seller wondering how to position your Pinecrest property like a diamond in a field of quartz—this episode is packed with insights, market stats, local secrets, and more than a few chuckles.
So grab your overpriced cold brew (or your cafecito—we don’t judge), and press play. Whether you're local, moving to Miami, or just addicted to Zillow at 2am, this one's going to open your eyes to the leafy luxury of Pinecrest.
 
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
 
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com