Buying a luxury home in South Florida from abroad is easier than it once was. Property tours, contracts and even closings can often be handled remotely. But access to the process is not the same as knowing what deserves attention.

We asked Carol Cassis-McMillan and Stephan Burke of the Cassis Burke Collection at Fortune Christie’s International Real Estate what international buyers should consider when purchasing in South Florida. Their team represents both international and local clients, and together they bring more than 45 years of experience in the South Florida real estate market.

Their answers highlight what international buyers should pay attention to before making a purchase, including details that can help them avoid costly mistakes.

Choosing the Advisor Before Choosing the Property

If you were living outside the U.S. and wanted to buy a luxury property in Miami, how would you go about finding and choosing the right real estate professional here?

We would start with referrals from people you already trust: your private banker, your attorney, or friends who have bought here. Then we would interview two or three agents, by video if needed, and pay attention to what they ask you, not only what they tell you. A strong advisor wants to understand how you plan to use the home, how long you expect to own it, and who else is involved in the decision.

Look for someone who has closed sales with buyers from abroad, understands both resale homes and new construction, and can connect you with attorneys, tax advisors and lenders who work with international clients every day. Language and cultural understanding matter more than people expect.

We have worked with families from New York to Beverly Hills to London for more than twenty years, and we have learned that trust is built in the details: returning calls across time zones, explaining each step clearly, and never rushing a decision.

Understanding the True Cost and Risk of Ownership

When an international buyer is evaluating a property from abroad, what deserves closer attention than they may initially realize?

The cost of owning the home, not just the purchase price. In Miami, that means property taxes, insurance and, for condominiums, monthly building fees.

Florida updated its condominium safety laws after the 2021 Surfside collapse, and many older buildings now have to fund major repairs and reserves. Owners in those buildings can face large one-time charges. Before you fall in love with a view, ask to see the building’s financial records and recent inspection reports.

Insurance and flood risk deserve the same attention. Two homes on the same street can have very different insurance costs depending on elevation and construction.

Finally, plan how you will own the property before you sign. For buyers who are not U.S. residents, whether you buy in your own name or through a company or trust can have tax implications when you sell and for your heirs. This is a conversation to have with a qualified U.S. tax advisor early, not at the closing table.

Knowing What Can and Cannot Be Evaluated Remotely

How much of the buying process can realistically be handled remotely, and when is it worth making the trip to South Florida?

Much more than most people expect. Many of our clients review properties through live video tours and sign contracts electronically. Florida allows documents to be notarized online, and some buyers complete the entire closing from abroad.

Still, we encourage at least one visit when possible. A video cannot fully show you street activity at different times of day, ambient noise, or how the afternoon light fills a room. If you are buying a home you will live in, even part of the year, those details matter.

For new developments, visiting the sales gallery and meeting the developer’s team gives you a real sense of the quality and the people behind the project.

Separating Emotional Appeal From Long-Term Value

When advising an international buyer, what tells you a property is a good purchase beyond the buyer simply liking it?

We look at whether the home will still be in demand when it is time to sell. Location is the first question: waterfront access, proximity to schools, restaurants and business districts, and whether the area is still improving.

We also look at the building’s reputation, how well it is managed and maintained, and whether the developer has a strong history of delivering what was promised.

Scarcity matters too. Unique views, larger floor plans or a limited number of residences tend to hold value over time. And we always compare the price per square foot against recent sales nearby, so our clients know whether they are paying a fair price or a premium, and whether that premium is justified.

Loving a home is important. But the best purchases are the ones you love that also make sense on paper.