Buyer representation and developer negotiation in Miami
Talk to Raphael before you contact a sales gallery or reserve: the developer’s team represents the developer, and the first conversation often shapes the rest.
In new construction, the seller is a developer with a sales team, a price list and a contract drafted for the project. Buyer representation means having a licensed agent on your side who knows how to compare projects, read an offer and prepare what to ask for, before you commit.
Why before the first contact
Registration policies
Many sales galleries ask at the first visit or enquiry whether a buyer is represented, and some recognise an agent only if registered at that moment. Policies vary by developer; ask Raphael before you register or sign a guest card.
The offer is not only the price
Incentives, the deposit schedule, finishes, parking and closing costs change the real cost of a purchase. They are easier to discuss before a reservation than after.
Alternatives give perspective
Knowing what comparable residences in other buildings offer, at what stage and on what terms, is what makes a request reasonable and well founded.
The method, step by step
1. Your brief
Budget, intended use, timing, preferred areas and constraints such as financing or buying from abroad. One conversation is enough to start.
2. Project and residence
A shortlist of projects, then the specific residences: floor, exposure, layout, view, parking and delivery phase. Two units in the same building can differ widely.
3. Comparison
Advertised prices, stage, ownership costs and rental rules compared on the same basis across the shortlist, with what remains to be confirmed.
4. Review of the developer’s offer
The current price list for the exact unit, incentives on offer, deposit schedule, contract and condominium documents. The documents go to your attorney for legal review.
5. Strategy and negotiation
What to ask for, in what order and on what basis, depending on inventory, phase and timing. Requests are made in writing through the sales team, and what is agreed must appear in the contract or an addendum.
6. Through to closing
Deposit dates, finish selections, inspections and closing are followed in coordination with your attorney and, if you finance, your lender.
What may be discussed with a developer
Depending on the project, the phase, the unit and the market at the time, a negotiation may cover:
- Price
- Sometimes on a specific unit, a less sought-after stack or late inventory; many developers keep firm price lists.
- Incentives
- Credits, furniture or design packages and other promotions announced by the developer for a limited time.
- Closing costs
- A developer contribution to certain closing costs, when offered or accepted.
- Deposit schedule
- The amount and timing of deposits, within what the contract and Florida escrow rules allow.
- Finishes and upgrades
- Included options, finish selections or upgrade credits.
- Parking and storage
- Additional spaces, storage units or their price, where the building has them.
- Other commercial terms
- For example the closing timeline, assignment provisions before closing or what is included with the residence.
None of these terms is guaranteed. Some developers negotiate little or not at all, and what is available changes with each phase. Raphael tells you what seems realistic for the specific project, without promising a result.
What representation does not replace
- Legal advice: your attorney reviews the contract, the condominium documents and the ownership structure.
- Tax and financing advice: a tax adviser in each relevant country, and your lender if you finance.
- The documents: marketing materials and conversations do not replace the contract and the documents the developer must provide under Florida law.
- The brokerage relationship: the form of the relationship with Raphael and how he is compensated are disclosed in writing before you commit.
Further reading
Questions buyers ask
Should I contact the developer myself first?
You can, but it is better to talk to Raphael first: some developers only recognise an agent registered at the first contact, and a first conversation is easier to prepare than to correct.
Is everything negotiable in new construction?
No. It depends on the developer, the phase, the unit and demand. Some price lists are firm and incentives change over time. The aim is to identify what can realistically be discussed and to ask for it properly.
What does representation cost me?
It depends on the transaction. Raphael explains how he is compensated for your specific purchase, and it is confirmed in writing before you commit.
Does Raphael replace my attorney?
No. He helps you choose, compare and prepare the negotiation. The legal review of the contract and documents belongs to your attorney.
Can I do this from abroad?
Most of the work can be done remotely: brief, shortlist, documents and calls. Visits are organised when they are useful. See the guide for international buyers.
Is Raphael limited to the residences on this site?
No. The catalogue is a selection of thirty residences. If another project fits your brief better, it can be compared the same way.
In which languages?
Advisory conversations are available in English and French. This website is published in five languages.
Prepare your purchase with Raphael
Tell him which projects or residences you are considering, even early on. He will come back with a comparison and the questions to settle before you reserve.
Prefer not to use a form? Contact Raphael directly.
Advisory conversations are available in English and French.