The list price is about two thirds of what you pay.

Four numbers inside it

• $25,075 — what it actually costs per year to hold a $500,000 Brickell condo with no mortgage at all. That is $2,090 a month with the unit empty.
• +113% — the jump in property tax on a typical Aventura home after it sells. The tax line in the listing is the seller's. You see your real bill about 17 months after closing.
• $142,800 — the US estate tax on a $500,000 condo held in a foreign owner's own name if that owner dies. A non-resident's exemption is $60,000. A US citizen's is $15 million.
• $131,167 — what sits at the IRS for 12 to 18 months if you skip the Form 8288-B application when you sell. Filing it costs $1,000–$2,500.

Also inside

• Two complete closing statements — cash condo and financed house, every line
• Property tax by municipality: 1.42% in Sunny Isles to 1.73% in Brickell
• SIRS and milestone inspections — the correct 2026 dates and the special-assessment risk
• Mortgages without an SSN: down payment, the reserves rule, and what the foreign-national premium costs
• Moving money from Turkey: FX tax, documentation thresholds, and the hidden cost in the rate
• What E-2 actually requires and the six reasons files get refused
• School enrollment: DH 680, DH 3040 and the calendar traps
• 28 areas with closed-sale medians and real negotiating room