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Hit With a Special Assessment? You Have a Way Out.
If your building handed you a five or six figure assessment, or your unit suddenly will not finance, you are not stuck. I sell assessment-burdened Miami condos, including to a private network of cash buyers who buy exactly these units.
Why This Is Happening Now
After Surfside, Florida Senate Bill 4-D and the 2025 update HB 913 require older condo buildings of three or more habitable stories to complete a Structural Integrity Reserve Study and fully fund reserves for roofs, foundations, load-bearing walls, and fire protection. As of 2026, boards can no longer waive or underfund those reserves. Buildings with empty reserve accounts are closing the gap with special assessments, often from a few thousand dollars to well over one hundred thousand per unit. When a building fails its milestone inspection or carries an unfunded reserve, most lenders will not finance a purchase there. That freezes resale values and traps owners who need to sell.
What a Special Assessment Really Costs You
The Bill
A lump sum or monthly add-on you never budgeted for, sometimes larger than a full year of mortgage payments.
The Freeze
If your building is non-warrantable, conventional and FHA buyers cannot get a loan. Your unit can only sell to cash.
The Clock
Assessments compound. Waiting almost always means a bigger number and a smaller pool of buyers.
My Approach
Free assessment-impact valuation. I tell you what your unit is actually worth today, with the assessment and financing status factored in. No guesswork.
A real cash-buyer network. I work directly with Brazilian, Venezuelan, Colombian, and Cuban-American investors who buy assessment-burdened and non-warrantable units for cash. Your frozen unit is their opportunity.
Sell as-is. No repairs, no fronting the assessment, no endless showings. We price it honestly and move it.
Trilingual, start to finish. English, Portuguese, Spanish. I run the entire transaction in your buyer's language.
Why Owners Call Me First
Brazilian-born, Miami-made, and trilingual. More than 20 years in Miami real estate, over 100 closed transactions, and more than 40 million dollars in volume, now with Dalton Wade. I know these buildings, these buyers, and this exact problem.
Let's Find Your Number
One conversation. I will tell you what your unit is worth today and the fastest clean path to sell it.
Hedilson Vieira, P.A.
Dalton Wade Real Estate Group
FL License# 3103123 · NRDS# 277020865
