Griselda Krausse Real Estate

09/01/2026

🏠 Did your Miami-Dade property taxes jump after you bought your home?

If so, there may be a very logical reason.

The previous owner may have had Homestead Exemption and years of Save Our Homes protection that kept the property’s assessed value lower than its current market value.

After a sale, those accumulated assessment benefits generally do not simply transfer to the new owner. The property may be reassessed closer to market value for the following tax year.

That is why the seller’s old property tax bill can sometimes be a poor estimate of what the new owner will eventually pay.

And if your mortgage includes escrow, a higher tax bill may eventually affect your monthly mortgage payment too.

My latest guide explains:

• Why reassessment happens after a sale
• How Homestead Exemption and Save Our Homes work
• What portability may mean for eligible homeowners
• Why escrow payments can change
• What to review if your new tax amount does not seem right

📰Read the full guide here:📰
https://www.griseldasellsmiami.com/blog/why-property-taxes-go-up-after-buying-miami-home

If you recently bought a home and the numbers are confusing, feel free to send me a screenshot or photo with any private information covered.

I am not a tax professional or attorney, but I am always happy to help you identify what you are looking at and point you toward the appropriate official resource if something needs further review.

Bought a Miami home and your taxes jumped? Learn how reassessment, Homestead, Save Our Homes, millage, and escrow can change your bill.

08/27/2026

🏠 Did your Miami-Dade TRIM notice arrive and the numbers made you a little nervous?

Before worrying, remember one very important thing:

Your TRIM notice is NOT your property tax bill.

It is an early look at your property value, exemptions, proposed taxes, taxing authorities, and certain assessments before the final tax bill arrives later in the year.

But don’t just put it aside.

Take a few minutes to check your Homestead Exemption, assessed value, Save Our Homes benefit, taxable value, and any non-ad valorem or CDD assessments that may appear on the notice.

And if something looks incorrect or very different from what you expected, pay attention to the deadline.

📅 For 2026, the Miami-Dade deadline to file a timely Value Adjustment Board petition is September 18.

I put together a simple guide that walks through the TRIM notice section by section, explains what those numbers actually mean, and helps you understand what deserves a closer look without getting overwhelmed.

Read the full guide here:
https://www.griseldasellsmiami.com/blog/miami-dade-trim-notice-explained

And if you receive your notice and something looks confusing, feel free to send me a photo or screenshot. You can cover any personal information first.

I’m not a tax professional or attorney, but I’m always happy to help you understand what section you’re looking at and point you toward the appropriate official resource if something needs attention.

Learn how to read your Miami-Dade TRIM notice, check values and exemptions, understand proposed taxes, and know what to do if something looks wrong.

08/18/2026

🏢 Before buying a Miami condo or townhouse, there is one set of documents I wish more buyers knew how to read:

The association meeting minutes.

Why? Because they can give you a glimpse into what owners and the board are already discussing before you become part of the association.

You may find conversations about:

• Special assessments
• Roof or concrete restoration projects
• Insurance increases
• Association loans
• Water intrusion
• Reserve concerns
• Engineering recommendations
• Litigation or contractor bids

But seeing one of these topics does not automatically mean “do not buy.”

What matters is what comes next.

Has the issue been properly evaluated? Is there a professional report? Do they know what it may cost? Is there a funding plan? Has the work already been completed?

Those answers can help you better understand not only the property you are buying, but the financial responsibilities that may come with it.

I put together a practical guide explaining what association meeting minutes can reveal, what deserves a closer look, and which questions Miami buyers should ask before making a final decision.

Read the full guide here: https://www.griseldasellsmiami.com/blog/condo-hoa-meeting-minutes-before-buying-miami

The goal is not to find a perfect association. It is to understand what you are joining before you close.

Learn what Miami condo and HOA meeting minutes can reveal about repairs, assessments, reserves, insurance, loans, litigation, and future costs.

08/11/2026

🏡 Here’s something many Miami townhouse buyers don’t realize:

A property can look exactly like a traditional townhouse, with its own entrance, driveway, yard, and no neighbor above you, and still legally be a condominium.

Even if Zillow or another real estate website calls it a “townhouse,” that does not necessarily tell you how the property is legally structured.

Why does that matter?

Because the answer can affect who is responsible for the roof, exterior, insurance, reserves, major repairs, and special assessments.

In other words, two homes that look very similar can come with very different financial responsibilities.

I put together a practical guide explaining how buyers can verify whether a Miami townhouse is a fee-simple property with an HOA or legally part of a condominium, and which documents can help provide the answer.

The goal is simple: before you buy, understand what you own, what you share, what you control, and what you may eventually have to pay for.

Read the full guide here:

Learn how to tell whether a Miami townhouse is fee simple or legally a condo, what records to check, and why the difference matters.

08/04/2026

Condo or townhouse? The monthly fee is only part of the story.

Many buyers compare the purchase price, number of bedrooms, amenities, and monthly association fee. But one of the most important questions is often overlooked:

Who controls future repairs, and who will be responsible for paying for them?

A condo owner may have fewer individual maintenance responsibilities, but greater exposure to association budgets, insurance costs, loans, major repairs, and special assessments.

A fee-simple townhouse owner may have more control over repairs and spending, but may also be personally responsible for the roof, exterior, insurance, and structural maintenance.

And to make things more confusing, some properties that look like traditional townhouses are legally organized as condominiums.

I created a practical guide comparing traditional condos, fee-simple townhouses, and condominium townhouses in Miami.

The goal is not to say that one option is always better. It is to help buyers understand the financial structure, future responsibilities, and possible risks before making a final decision.

Read the full guide here:

Compare Miami condos, fee-simple townhouses, and condo townhouses, including fees, repairs, insurance, control, reserves, and assessments.

07/28/2026

A beautiful Miami condo with an attractive price can feel like a wonderful opportunity.

But before deciding whether it is truly affordable, it is important to look beyond the unit itself.

What does the monthly fee cover? Are the reserves aligned with future repair needs? Has the building completed its required inspections? Is there a special assessment, association loan, or major project being discussed?

I created a practical guide explaining:

• The difference between a milestone inspection and a Structural Integrity Reserve Study
• What condo reserves are meant to cover
• How association loans and special assessments affect owners
• Which documents buyers should review
• What warning signs deserve closer attention

The purpose is not to make condo buying feel alarming. It is to help buyers ask better questions and make decisions with greater clarity and fewer surprises.

Read the full article here:

Learn how Miami condo fees, reserves, inspections, insurance, association loans, and special assessments affect your true ownership cost.

07/21/2026

Have you ever checked your home’s value online and wondered why different websites gave you different numbers?

Online estimates can be useful, but they do not always see what a local buyer will see.

They may not know about your roof, impact windows, renovation quality, maintenance, permits, lot position, view, association assessments, or how your home compares with the properties currently available for sale.

Your home’s realistic value is usually not one perfect number. It is a supported range based on recent comparable sales, current competition, property condition, exact location, and buyer demand.

I created a practical guide explaining what Miami homeowners should know before relying on an online estimate or deciding whether to sell.

Read it here:
https://www.griseldasellsmiami.com/blog/how-much-is-my-miami-home-worth

Even when selling is only a possibility, understanding your approximate value can help you plan repairs, evaluate your equity, consider right-sizing, or decide whether waiting makes more sense.

Learn what affects your Miami home’s value, why online estimates vary, and how to find a realistic selling range before listing.

07/14/2026

A lender may tell you how much you qualify to borrow, but that number does not always tell you what will feel comfortable to own each month.

When buying a home in Miami, it is important to look beyond the purchase price and mortgage payment. Property taxes, insurance, flood coverage, inspections, association fees, repairs, maintenance, and hurricane deductibles can all affect the real cost.

I put together a practical guide to help buyers understand these expenses before making an offer. The goal is not to make buying feel complicated. It is to help you prepare carefully and avoid unnecessary surprises after closing.

Read it here:

https://www.griseldasellsmiami.com/blog/cost-of-buying-a-home-in-miami

And when you are ready to look at a specific property, I am always happy to help you review the available information and think through the costs without pressure.

Learn the true cost of buying a Miami home, including closing costs, insurance, taxes, HOA fees, inspections, and repairs.

07/08/2026

Have you been wondering whether to sell your Miami home now or wait?

This is such a personal decision. It is not only about prices or interest rates. It is also about your home, your maintenance, your monthly costs, your next step, and whether the house still fits your life.

Sometimes waiting is the right choice. Sometimes preparing now gives you more peace and control.

I wrote a new blog to help Miami homeowners think through this decision without pressure:

Thinking about selling your Miami home but unsure whether to wait? Review the life, cost, timing, and next-step questions that matter.

07/04/2026

Happy 4th of July! 🇺🇸

Today is a beautiful reminder of the freedom we enjoy, the sacrifices that made it possible, and the hope we share for the future.

As we celebrate, I’m especially grateful for the people who make life and work more meaningful, friends, clients, colleagues, and the communities we continue building together.

Wishing you and your loved ones a joyful, safe, and meaningful Independence Day filled with gratitude, pride, and special moments.