Coconut Grove closing guide

Coconut Grove is a neighborhood of the City of Miami, not a separate municipality. City of Miami permits, zoning (Miami 21) and code enforcement apply, and permit history is searched in the City of Miami's system. The Grove mixes bayfront estates, older single-family homes on heavily landscaped lots, townhomes and condominium towers.

At a glance

• Coconut Grove is part of the City of Miami. City of Miami building permits, inspections and code enforcement apply. Confirm the municipality on the Property Appraiser record, because a "Coconut Grove" mailing address doesn't by itself tell you which jurisdiction the parcel is in.
• The City of Miami has three Neighborhood Conservation Districts (NCDs), zoning overlays under Miami 21. Two of them, NCD-2 and NCD-3, are in Coconut Grove, and much of the Grove is in NCD-3 (City of Miami Planning Department).
• NCD-3's stated intent is to preserve the historic, heavily landscaped character of the Grove's residential areas and to protect its tree canopy, green space and architectural variety (Miami 21, Appendix A, NCD-3).

Permits and open permits

Open or expired building permits don't usually show up in a standard title search, but they can delay a closing, create problems with insurers and lenders, and leave the next owner dealing with the building department. Search the city's records early:

• City of Miami – Permits & Construction
• City of Miami – View permit history / permit search (iBuild)
• Miami-Dade County building permit search (unincorporated areas and county-issued permits). Use this for properties in unincorporated areas; city-issued permits are in the city system above.

Florida law lets a property owner close a permit even if someone else pulled it, by hiring the original or a new licensed contractor or acting as owner-builder (§ 553.79, Fla. Stat.(16)). A local building department may not deny a permit to, or fine, an arm's-length purchaser solely because a prior owner's permit was never closed (§ 553.79, Fla. Stat.(17)). More in our open permits guide.

Property appraiser, records and courts (Miami-Dade County)

• Ownership, folio/parcel number, assessed value and exemptions: Miami-Dade Property Appraiser
• Deeds, mortgages, liens and other recorded documents: Miami-Dade Clerk of the Court and Comptroller – Official Records
• Court records (judgments, foreclosures, probate): Miami-Dade Clerk of the Court and Comptroller

Code-enforcement fines can become a lien on the land once a certified copy of the order is recorded (§ 162.09, Fla. Stat.(3)). That's one reason closings use a municipal lien search in addition to the title search.

Flood zone

Look up the property's flood zone and the effective Flood Insurance Rate Map at the FEMA Flood Map Service Center. Enter the address, view the FIRMette, and note the zone (for example X, AE or VE) and base flood elevation. If your lender requires flood insurance, get quotes during the inspection period.

Condo and HOA notes

• Because of the NCD overlays, additions, lot changes, tree removal and demolition can face review beyond a standard building permit. Look for unpermitted additions or enclosures in the City's permit history early.
• Older homes may have permits opened years ago and never closed. Order a City of Miami municipal lien and permit search early.
• Bayfront condominium towers raise the usual condo issues: estoppels, resale documents, milestone inspections and reserve studies. Some townhome communities have HOAs, so ask whether a mandatory association exists.
• Estoppel certificates: condo associations (§ 718.116, Fla. Stat.(8)) and HOAs (§ 720.30851, Fla. Stat.) must issue an estoppel within 10 business days of a request. Fees are capped by statute. See our condo and HOA estoppel guides.
• Condo resale documents: the buyer is entitled to the governing documents, financial report and, for contracts after December 31, 2024, information about milestone inspections and structural integrity reserve studies (§ 718.503, Fla. Stat.(2)).
• Milestone inspections: required for condo and co-op buildings three or more habitable stories tall by December 31 of the year the building turns 30, and every 10 years after (§ 553.899, Fla. Stat.).
• HOA disclosure summary before the contract is signed (§ 720.401, Fla. Stat.).

Doc stamps here

In Miami-Dade, deed doc stamps are 60¢ per $100, plus a 45¢ surtax unless the deed conveys only a single-family residence (a condo unit counts). Estimate yours with the doc stamp calculator.

Inspections and how to check a license

Buyers commonly order one or more of these inspections during the inspection period. Florida licenses most of these professionals, so verify any license before you hire:

We don't recommend, rank or refer any inspector or contractor. Choose your own professional and verify the license yourself with the state.

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