Make the Right Offer in South Florida
You found the place. Now the only question is the number - and the seller's agent would like you to start from the asking price.
For a condo, the building comes first: its true days on market, the listings that never sold, price cuts, who owns it, its inspection and assessment position. Then the seller's real position, which is also in the record: how long the property has actually been for sale, how many times the price moved, whether it was pulled and relisted, what they paid and when. We read all of it before you write the offer, and give you a range with the trade-off stated - not a guess at "a bit under".
Why "let's come in a bit under" leaves money on the table - or loses the home
- Negotiation from the asking price accepts the seller's framing. The asking price is a number the seller chose; the record is what the market did.
- The portal clock restarts on every relist. In Miami-Dade, the true time from first listing to closing is about four months - near double what portals show - and 46% of listings never sold at all. A property that "just came on" may be on its third attempt. (Miami-Dade County · all residential listings · n = 49,574)
- Public records answer questions the listing never will: what the seller paid, when, whether the owner lives there, whether the home is homesteaded, what the county assesses it at.
- A condo is a share in a building. The building's listing history, ownership mix and - since the post-2021 inspection and reserve rules - its assessment position are the buyer's largest unpriced risks, and none of them appear in a listing.
- A buyer's agent paid on closing has no reason to slow the deal down for a better number. Ours is logged and scored on the number.
How every engagement runs – the same six steps, whatever the goal.
AI does the analytical work. Licensed specialists do the licensed acts. A licensed broker owns every recommendation.
Define
A 30-minute free consultation: the property (or the shortlist), your budget, your timing, how much you want this one.
Sign
The representation agreement (12 months in Florida). No upfront fee.
Analyse
Core AnalysisFor a condo, the Building Report first: true days on market from first listing, listing-completion rate, price-cut history, relist chains, absentee-owner share, homestead position, assessed-to-sale ratio, transfer velocity, market tier and - where public - inspection and assessment status; up to three buildings side by side.
Then the Offer Brief on the target: the property's own listing history, the seller's recorded purchase price and date, ownership and homestead status, assessed value, and where closed sales in the segment landed against asking.
Then the recommended offer range with the trade-off stated.
Decide
The decision session: the range and the negotiation plan; you pick the opening number and the walk-away; we own the math.
Execute
A licensed specialist who closes in that tier, under agreement with us before you meet, presents and negotiates - showings by video if you're remote, inspection on the ground, remote closing. We stay in the deal to closing.
Score
The recommended range is logged and scored against the closed price.
Example: what the record says that the listing doesn't
One condo, asking $1.795M, "34 days on market" on the portal. What the public record and the licensed record add - illustrative values, not a real property.
| What we look up | Where it comes from | This example | What it tells you |
|---|---|---|---|
| Time on market from first listing | Licensed MLS history | 7 months (portal shows 34 days) | The seller has been trying since spring; the portal clock restarted at the relist |
| Price changes | Licensed MLS history | 2 cuts, −8% in total | The seller has already moved twice; a third move is on the table |
| Relist chain | Licensed MLS history | Withdrawn once, relisted with a new agent | A fresh listing that isn't fresh |
| Seller's recorded purchase | County recorder (public) | Bought 2021 for $1.42M | The seller's basis; where the floor probably sits |
| Owner-occupied or absentee | County appraiser (public) | Absentee, no homestead | Carrying an empty unit; not living through the sale |
| County assessed value | County appraiser (public) | $1.31M | One more anchor below asking |
| Segment sale-to-list | Licensed MLS closings | Closed sales in this tier landed 4–9% under asking | Where offers in this building tier actually settle |
| Building: completion rate, cuts, ownership, assessment status | Building Report | Delivered with the brief | Is the building itself a risk you're pricing? |
- The public half - the seller's basis, ownership, homestead, assessed value - is open to anyone; we show it on any property.
- The licensed half - the true clock, the cuts, the relist chain, where the segment settles - is analysed for clients we represent, inside the agreement.
- The result is an offer range with the trade-off stated: the further you shade, the more you save if it works, and the likelier the seller walks. You pick the opening number and the walk-away.
Illustrative example - not a real property. County-wide figures of record: true list-to-close ≈ 4 months · 46% of listings never sold (Miami-Dade · all residential · n = 49,574 · Big Data Realty spell-reconstruction study).
Here, and inside the agreement
| On this page (public) | Inside your agreement |
|---|---|
| The county figures, any building's public-records card, and the public half of the brief for any property | The full Building Report and the full Offer Brief on your target, with true days on market, cuts and the relist chain |
| The method | The recommended offer range, the trade-off and the negotiation plan |
| Aggregates with sample size | The specialist selected on closings in that tier; the logged, scored recommendation |
Why the split: Public records are open to anyone and we publish them; licensed MLS history can be analysed for a client we represent, not published.
What changes
| A traditional agent | Big Data Realty | |
|---|---|---|
| The starting point | The asking price | The record - the building's and the seller's |
| The advice | "Let's come in a bit under" | An offer range with the trade-off stated, in writing |
| Who negotiates | The agent who showed you the unit | A specialist who closes in that tier; we stay to closing |
| After the deal | Nothing | Logged and scored against the closed price |
No upfront fee. Analysis is delivered inside a written representation agreement - 12 months in Florida; in California, three months, renewed in writing. The specialist who executes is under agreement with us before we introduce them. Full terms are in the agreement you sign.
Tell us which property
Thirty minutes with the broker. We work with buyers of $750K+ homes and condos in Miami-Dade, Broward and Palm Beach, in tiers our data covers.