Jose Munoz

10/21/2026

Miami Beach isn't one neighborhood. It's three, and honestly, most buyers don't realize that until they're already house-hunting. 🏝️

South Beach runs on Lincoln Road and Ocean Drive.
Mid-Beach is Faena, Fontainebleau, and the quietest full-service oceanfront on the island.
North Beach is the one I keep bringing buyers back to when they want to actually live on the Beach without the chaos. 🌴

The new post walks through where each one starts and ends, who tends to buy where, and the one trade-off nobody mentions until the offer stage.

Which of the three Miami Beaches is on your shortlist?
josemunozrealestate.com/south-beach-vs-mid-beach-vs-north-beach-miami/

10/19/2026

Surfside or Bay Harbor Islands? Buyers ask me this one almost every week. 🏖️

They sit about half a mile apart on the same strip, share the 33154 zip code, and sell themselves on the same small-town feel. The daily reality is actually pretty different. One is sand-and-surfboard.

Just put together a side-by-side on how I break the choice down in 2026: housing stock, walkability, schools, and where the price per foot actually lands (plus the carrying-cost math most buyers skip until it is too late). 🌴

If small-village Miami Beach life is on your shortlist, this one is worth a read.

Which of the two is on your radar, and what's pulling you in that direction?

Surfside vs Bay Harbor Islands: compare lifestyle, housing, schools, and prices to pick the right small village beach spot in Miami in 2026.

10/16/2026

Miami homeowner news that actually affects your wallet this month.

• Pay Your Miami-Dade Property Tax in November and Save 4 Percent
• Miami-Dade Permit Fees Rose on October 1 Under Annual CPI Adjustment
• Miami-Dade Proposes 6% Water Bill Increase Starting October 2026
• Miami-Dade Approves First Transit Fare Hike in 13 Years -- Fares Rise to $2.75 in January 2027
• Brickell Bay Condo Sees 20% Price Drop as 300 Illegal Rentals Operate in Building
• North Miami's $11M Stormwater Plan Still Awaits Approval as Flooding Persists
• Florida's 1 Percent Insurance Surcharge Ends October 1, 2026 -- $650M in Savings for Florida Policyholders
• Florida Condo Owners: Structural Reserve Study Deadline Is December 31, 2026

Get the full breakdown in the article, link below.

josemunozrealestate.com/october-2026-miami-homeowner-real-estate-report/

Miami homeowners: pay property taxes in November for 4% off, track rising permit and water utility fees, stay current on transit cuts, Brickell rental enforcement, and the Florida condo reserve study deadline in this October 2026 update.

10/14/2026

Pinecrest or Coral Gables? 🌳

Most Miami families pick the wrong one for genuinely right reasons. The yard matters. The architecture matters. Neither one decides whether the house still fits five years in.

Four questions do the real work on this call, and the families who end up happy in either neighborhood answer them honestly before they even tour.

Lots and privacy. Schools. Walkability. Daily rhythm. 🏡

The honest decision cue for each question is in the full breakdown.

Which of the four matters most for your family right now?
josemunozrealestate.com/pinecrest-vs-coral-gables-family-buyer-guide/

Pinecrest vs Coral Gables comes down to four questions most Miami families miss before touring. See the honest side-by-side on lots, schools, and more.

10/12/2026

Halloween in Miami this year is stacked. 🎃👻

From haunted mazes at Tropical Park to a free Halloween block party in Wynwood.

Read and download the guide below:

josemunozrealestate.com/halloween-events-in-miami-2026-guide/

Every confirmed Halloween event in Miami 2026: House of Horror Haunted Carnival, The Horrorland at Jungle Island, Deering Estate ghost tours, Fairchild's Garden of Shadows and Haunted Birdhouse Hunt, Vizcaya Village Halloween Market, Zoo Boo, Zoo Miami Monster Masquerade, The Berry Farm and Pinto's....

10/09/2026

Brand-new tower or an established home you can walk through today? Both can be smart buys in Miami, and the right answer has very little to do with which one looks better in the brochure.

The honest decision comes down to your timeline, how you plan to use the place, and how much construction uncertainty you are willing to carry. Preconstruction can pay off big if you can wait.

Resale wins when you want to inspect, close, and move.
In the new post, I walk through the deposits, the questions I ask every developer, and the condo-association checks I run on every resale.

If you are weighing a Miami buy right now, which path is tempting you more?

👉 josemunozrealestate.com/new-construction-vs-resale-miami/

10/07/2026

Three of Miami's most underrated neighborhoods sit within a few minutes of each other, and most buyers coming into town have never heard of any of them. 🏡

Shenandoah, Silver Bluff, and The Roads all grew out of Miami's 1920s land boom. All three are mostly single-family. All three sit right around Coral Way.

But the right one for you depends on whether you lean toward Brickell, Calle Ocho, or Coconut Grove on a Saturday morning.

I put together a side-by-side look at how I compare them for buyers. Which one do you think fits your life?

josemunozrealestate.com/shenandoah-vs-silver-bluff-vs-the-roads/

Comparing Shenandoah, Silver Bluff, and The Roads in Miami: home styles, lifestyle, location, and who each fits best. A local guide by Jose Munoz, SERHANT.

10/05/2026

October in Miami just dropped one of the strongest opening classes of the year.

• A'CLUB opens at 1750 N Bayshore in Edgewater as one of Miami's first HYROX-focused training studios, paired with NÜRI, its in-house intentional nutrition bar.

• Levain Bakery finally lands in Miami with its legendary chocolate chip cookies in Coconut Grove.

• PopUp Bagels brings its viral hot, whole bagels and monthly cream cheese drops to South Miami (its third Miami-Dade shop after Aventura and Brickell).

• 4 Charles Prime Rib takes over the former Swan space in the Design District.

• Genghis Cohen makes its first-ever expansion outside California this winter, opening in Sunset Harbour.

October is when Miami's opening slate actually shows off. Full write-up below.
josemunozrealestate.com/new-around-town-october-2026/

Discover Miami's October 2026 openings include A'CLUB Edgewater, Levain Bakery Coconut Grove, PopUp Bagels South Miami, 4 Charles Prime Rib Design District, and Genghis Cohen Sunset Harbour.

10/02/2026

October in Miami is when the city belongs to the locals, and this year's calendar is loaded.

🍸 Salud! Miami citywide cocktail month runs through October 31 at 75+ venues.
🎭 Miami Carnival: mas bands, J'ouvert, and the closing parade (Oct 3 to 11).
🎵 Don Omar at Kaseya (Oct 4), iHeartRadio Fiesta Latina (Oct 17).
🎨 III Points Festival takes over Mana Wynwood (Oct 16 & 17) with a massive lineup.
🦐 South Beach Seafood Festival returns to Lummus Park (Oct 21 to 24).

Cooler weather, thinner crowds, bigger nights.

Read the full guide and start planning your month!
https://josemunozrealestate.com/top-miami-events-for-october-2026/

Explore Miami's best October 2026 events, from Miami Carnival and III Points Festival to Kaseya Center concerts with Don Omar and iHeartRadio Fiesta Latina, the South Beach Seafood Festival, and a full month of Salud! Miami cocktail programming. Local guide by Jose Munoz.

09/30/2026

Thinking about a second place in Miami?

Here is the thing most buyers do not see coming: a second home is not the same deal as your primary. The lender writes a different loan, the insurance is a two-line problem (wind and flood), and the Florida homestead exemption does not follow you here. None of that is a reason not to buy. It is a reason to run the sequence in the right order so nothing catches you at closing. ☀️

The full walk-through is on the blog if you want the details. If you have bought a second place before, what is the one thing you wish someone had told you upfront?

josemunozrealestate.com/buying-second-home-in-miami-guide/