Miami-Dade · REIA

Miami-Dade REIA (MDREIA): Networking and Probate Leads

Members of the Miami-Dade Real Estate Investors Association (MDREIA) network to find partners, buyers, and deals in one of the country’s most active markets. Many of the best opportunities start with probate real estate leads, because heirs often sell below retail. This guide shows how Miami-Dade investors combine networking and probate data to buy smarter.

MDREIAProbate leadsBelow-retail dealsDouble closeNetworking

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Miami-Dade REIA (MDREIA) Networking
$589,000
Median listing price (down 1.7%)
21,753
Active listings in Miami-Dade County
88 days
Average time on market
$2,900
Median rent (down 2.3%)

Market data: Realtor.com Miami-Dade County housing market, October 2026. Zillow Home Value Index for Miami-Dade County: $521,012 (down 0% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

Customer review 1 of 8Featured success story

Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo
Realtor & Broker · eXp Realty

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About

Miami-Dade REIA (MDREIA)

The Miami-Dade Real Estate Investors Association brings together investors, realtors, wholesalers, lenders, and vendors who work in South Florida. Like most REIAs, it offers networking, education, and a place to meet people who can help you buy, finance, renovate, and sell property.

Because Miami-Dade is a large, fast-moving market, local relationships matter. In addition, members can share which neighborhoods are changing, which condo buildings have issues, and which contractors and title companies are reliable.

Miami-Dade real estate investors networking
Shannon Thompson, ForeclosuresDaily.com customer

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Shannon Thompson
Investor · Joe Homebuyer of Atlanta

Watch Shannon Thompson share their experience using ForeclosuresDaily.com.

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Probate

Why probate leads matter in Miami-Dade

Probate real estate leads are some of the most valuable leads for Miami-Dade investors. When a homeowner passes away, the estate often has to sell the property to pay debts and divide the proceeds among heirs. Executors and heirs frequently prefer a quick, simple sale over months on the market.

As a result, probate properties can be bought below retail, especially when they need repairs. Customers have shared results publicly; for example, Carolynn Castillo has listed and sold 25 properties and bought and sold four flips, all generated from probate leads on the ForeclosuresDaily.com platform.

Andrew Litchfield, ForeclosuresDaily.com customer

Customer review 3 of 8

Andrew Litchfield
Webinar host

Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Miami-Dade, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
Anthony Coletti, ForeclosuresDaily.com customer

Customer review 4 of 8

Anthony Coletti
Real estate investor

Watch Anthony Coletti share their experience using ForeclosuresDaily.com.

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Heirs

Why do heirs often sell houses under market value?

Heirs and executors sell below market for several practical reasons:

  • The estate is facing financial difficulties and needs to sell quickly.
  • Heirs live and work in another state or country and have no plans to return.
  • Some heirs simply need the money now.
  • The property is an unnecessary burden, and no one wants to spend money on maintenance.
  • Selling for instant cash avoids repairs, showings, and uncertainty.

In addition, executors often have a personal relationship with the decedent and may be grieving themselves. A respectful buyer who makes the process simple has a real advantage.

Jeremy Resmer, ForeclosuresDaily.com customer

Customer review 5 of 8

Jeremy Resmer
Webinar host

Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.

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Step-by-step

How MDREIA members work probate leads

Use this process on every Miami-Dade probate lead:

Get new filings

First, pull new Miami-Dade probate leads by ZIP code from ForeclosuresDaily.com.

Identify the decision maker

Next, confirm who the personal representative is and whether they can sell.

Research the property

Then check title, liens, taxes, condo or HOA status, and condition.

Send a respectful letter

After that, offer condolences and explain how you can help.

Make a clear offer

In addition, explain your price, timeline, and as-is terms in writing.

Close with a title company

Finally, close with a title company experienced in estate sales.

Antonio Stringfield, ForeclosuresDaily.com customer

Customer review 6 of 8

Antonio Stringfield
Probate investor · Los Angeles

Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.

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Below retail

Buying below retail in Miami-Dade

Below-retail pricing is what makes investing work. Also, start with the after-repair value from recent comparable sales, then subtract repairs, holding costs, insurance, closing costs, and your profit. Many investors use the 70% Rule as a starting point.

In Miami-Dade, insurance, condo assessments, and repair costs can be high, so check each one before you offer. Moreover, a deal that looks good on price alone can fail once those costs are added.

Nancy Wallace-Laab, ForeclosuresDaily.com customer

Customer review 7 of 8

Nancy Wallace-Laab
Investor · nearly 20 years

Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

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Double close

The real estate double close strategy

Some Miami-Dade wholesalers use a double close instead of an assignment. In a double close, the investor buys the property from the seller and resells it to the end buyer in two separate, back-to-back closings, often on the same day.

A double close keeps the two transactions separate, but it also adds closing costs and may require short-term funding. Rules and title company policies vary, so discuss the structure with an experienced title company and a Florida real estate attorney before you use it.

Phillip Warrick, ForeclosuresDaily.com customer

Customer review 8 of 8

Phillip Warrick
Full-time investor since 2003

Full-time real estate investor since 2003, with over 20 years of experience.

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Networking

Networking probate real estate leads

REIA meetings are a good place to discuss probate deals. You can find partners who fund purchases, buyers who want renovation projects, and agents who help executors sell. In fact, some members also share leads they cannot work themselves.

Bring a few probate leads to a meeting and ask experienced members how they would approach them. Their feedback on pricing, timing, and communication can help you close more deals.

Tips

Tips for MDREIA members

Set one goal for each meeting, such as meeting a probate attorney or a title agent who handles estate sales. Follow up within a week, keep notes, and offer help when you can.

In addition, focus on a few ZIP codes you know well. Miami-Dade is a block-by-block market, and local knowledge helps you price offers accurately and build trust with sellers.

Absentee heirs

Reaching heirs who live out of state

Many Miami-Dade properties are inherited by family members who live elsewhere in the U.S. or abroad. Furthermore, these heirs often cannot manage repairs, tenants, or insurance from a distance, so a clear, simple sale is appealing.

Send your letters to the heir’s mailing address, not the property, and offer to handle the cleanout, coordinate with the personal representative, and close remotely through a title company when possible.

Exit plans

What investors do with probate properties

Investors use probate properties in several ways. Some renovate and resell, others keep the property as a rental, and wholesalers assign or double close to another buyer. In practice, choose your exit before you make an offer, because it sets your maximum price and repair budget.

Mindset

Patience pays with probate

Probate cases take time, and executors may not be ready to talk right away. Follow up every few weeks with a short, kind message, and stay in touch until the estate is ready to sell.

Local topics

Miami-Dade topics worth discussing

Insurance costs, condo association rules, building safety requirements for older condos, flood zones, and hurricane preparation all affect Miami-Dade investors. In addition, ask members how they handle each one, and which neighborhoods they prefer or avoid.

Also ask about financing for condos and older buildings, because lender requirements can affect your exit plan.

Tracking

Track your probate pipeline

Log every probate lead, letter, call, and response in a CRM. Over time, you will see which ZIP codes and messages bring the most conversations and closings.

Odds

Executors are rarely real estate professionals

Most executors have never sold an estate property before, and the odds that they are real estate professionals are remote. They need clear guidance on timelines, repairs, and paperwork.

Therefore, explain each step in plain language, put your offer in writing, and be patient. Executors remember the buyer who made a hard job easier.

Zip codes

Miami ZIP codes for investors

Bring real numbers to your next MDREIA meeting. These Miami ZIP codes have the most homes for sale; choose one from the menu to see prices, rents, and the max-offer math.

MiamiZIP 33125$484,667Flip & wholesale

Miami (33125) market snapshot

$484,667 ▲ 22.2%Median listing price
$399Price per sq ft
88 days ▼ 4.7%Days on market
$2,500 ▼ 2%Median rent
209 ▲ 8.2%Active listings
6.2%Gross rent yield

In addition, the Zillow Home Value Index is $462,144 (up 0.2% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is up 22.2% from a year earlier, and inventory is up 8.2%. Therefore, watch new probate filings in this ZIP code every week.

Max offer when the ARV equals the median price$484,667 × 70% − $39,000 repairs = $300,267 max offer

Also see the full 33125 market report on Realtor.com →Then view 33125 homes on Zillow →

Buena VistaZIP 33127$888,500Flip

Buena Vista (33127) market snapshot

$888,500 ▲ 3.2%Median listing price
$758Price per sq ft
78 days ▼ 17%Days on market
$3,069 ▲ 2.3%Median rent
276 ▲ 10.3%Active listings
4.1%Gross rent yield

In addition, the Zillow Home Value Index is $529,035 (up 1.9% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is up 3.2% from a year earlier, and inventory is up 10.3%. As a result, heirs here often accept fair as-is offers.

Max offer when the ARV equals the median price$888,500 × 70% − $71,000 repairs = $550,950 max offer

Also see the full 33127 market report on Realtor.com →Then view 33127 homes on Zillow →

MiamiZIP 33129$1,299,500Flip

Miami (33129) market snapshot

$1,299,500 ▲ 31.5%Median listing price
$920Price per sq ft
78 days ▼ 19.2%Days on market
$3,900 ▲ 8.3%Median rent
241 ▲ 13.9%Active listings
3.6%Gross rent yield

In addition, the Zillow Home Value Index is $693,666 (down 0.5% from a year earlier) as of August 2026.

Investor note: Prices per square foot run higher here than anywhere else on this list. Meanwhile, the median price is up 31.5% from a year earlier, and inventory is up 13.9%. For this reason, compare recent sales here before you talk with an executor.

Max offer when the ARV equals the median price$1,299,500 × 70% − $104,000 repairs = $805,650 max offer

Also see the full 33129 market report on Realtor.com →Then view 33129 homes on Zillow →

BrickellZIP 33131$785,000Flip

Brickell (33131) market snapshot

$785,000 ▼ 1.5%Median listing price
$742Price per sq ft
107 days ▼ 6.1%Days on market
$4,000Median rent
891 ▲ 0.7%Active listings
6.1%Gross rent yield

In addition, the Zillow Home Value Index is $584,613 (down 1.8% from a year earlier) as of August 2026.

Investor note: Largest inventory on the list, so there are more owners to reach. Meanwhile, the median price is down 1.5% from a year earlier. Because of this, absentee heirs here are worth a letter campaign.

Max offer when the ARV equals the median price$785,000 × 70% − $63,000 repairs = $486,500 max offer

Also see the full 33131 market report on Realtor.com →Then view 33131 homes on Zillow →

Little HavanaZIP 33135$880,000Flip

Little Havana (33135) market snapshot

$880,000 ▲ 15.8%Median listing price
$517Price per sq ft
92 days ▼ 1.1%Days on market
$2,250 ▼ 2.2%Median rent
133 ▲ 2.8%Active listings
3.1%Gross rent yield

In addition, the Zillow Home Value Index is $526,602 (up 2% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is up 15.8% from a year earlier. In addition, condo rules here can affect your exit plan.

Max offer when the ARV equals the median price$880,000 × 70% − $70,000 repairs = $546,000 max offer

Also see the full 33135 market report on Realtor.com →Then view 33135 homes on Zillow →

Design DistrictZIP 33137$790,000Negotiate

Design District (33137) market snapshot

$790,000 ▼ 3.9%Median listing price
$771Price per sq ft
105 days ▲ 12.5%Days on market
$3,805 ▼ 2.4%Median rent
635 ▼ 12.6%Active listings
5.8%Gross rent yield

In addition, the Zillow Home Value Index is $675,991 (up 1.2% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is down 3.9% from a year earlier, and inventory is down 12.6%. Also, ask MDREIA members about insurance costs in this ZIP code.

Max offer when the ARV equals the median price$790,000 × 70% − $63,000 repairs = $490,000 max offer

Also see the full 33137 market report on Realtor.com →Then view 33137 homes on Zillow →

MiamiZIP 33142$525,000Wholesale

Miami (33142) market snapshot

$525,000 ▲ 4.1%Median listing price
$414Price per sq ft
78 days ▼ 1.4%Days on market
$2,241 ▼ 6.4%Median rent
259 ▲ 1.6%Active listings
5.1%Gross rent yield

In addition, the Zillow Home Value Index is $426,496 (down 0% from a year earlier) as of August 2026.

Investor note: Meanwhile, the median price is up 4.1% from a year earlier. Therefore, watch new probate filings in this ZIP code every week.

Max offer when the ARV equals the median price$525,000 × 70% − $42,000 repairs = $325,500 max offer

Also see the full 33142 market report on Realtor.com →Then view 33142 homes on Zillow →

Northwest Trailer ParkZIP 33147$494,000Flip & wholesale

Northwest Trailer Park (33147) market snapshot

$494,000Median listing price
$407Price per sq ft
66 days ▲ 14.8%Days on market
$2,400 ▼ 7.7%Median rent
208 ▼ 16%Active listings
5.8%Gross rent yield

In addition, the Zillow Home Value Index is $443,974 (up 1.9% from a year earlier) as of August 2026.

Investor note: Meanwhile, inventory is down 16%. As a result, heirs here often accept fair as-is offers.

Max offer when the ARV equals the median price$494,000 × 70% − $40,000 repairs = $305,800 max offer

Also see the full 33147 market report on Realtor.com →Then view 33147 homes on Zillow →

Coral TerraceZIP 33155$795,000Negotiate

Coral Terrace (33155) market snapshot

$795,000 ▼ 6.5%Median listing price
$510Price per sq ft
55 days ▲ 10.9%Days on market
$2,811 ▼ 3.1%Median rent
165 ▼ 5.6%Active listings
4.2%Gross rent yield

In addition, the Zillow Home Value Index is $713,347 (up 2.6% from a year earlier) as of August 2026.

Investor note: Homes sell faster here than anywhere else on the list. Meanwhile, the median price is down 6.5% from a year earlier, and inventory is down 5.6%. For this reason, compare recent sales here before you talk with an executor.

Max offer when the ARV equals the median price$795,000 × 70% − $64,000 repairs = $492,500 max offer

Also see the full 33155 market report on Realtor.com →Then view 33155 homes on Zillow →

Kendall LakesZIP 33193$363,000Negotiate

Kendall Lakes (33193) market snapshot

$363,000 ▼ 5.1%Median listing price
$309Price per sq ft
72 days ▼ 2.7%Days on market
$2,300 ▼ 8%Median rent
180 ▼ 2%Active listings
7.6%Gross rent yield

In addition, the Zillow Home Value Index is $442,117 (down 0.9% from a year earlier) as of August 2026.

Investor note: Entry prices are lower here than in the rest of the group, so it fits wholesaling and first flips. Meanwhile, the median price is down 5.1% from a year earlier. Because of this, absentee heirs here are worth a letter campaign.

Max offer when the ARV equals the median price$363,000 × 70% − $29,000 repairs = $225,100 max offer

Also see the full 33193 market report on Realtor.com →Then view 33193 homes on Zillow →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the max offer assumes repairs of 8% of the median price.

More guides

More real estate investors associations

For example, these guides cover other investor groups:

Boston REIA · Arizona REIA (AZREIA) · ACRE · Cincinnati REIAGC · Central Indiana REIA · Central Florida (CFRI) · California Investors Networking · Montgomery County REIA · Broward REIA (BREIA)

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FAQ

Questions about MDREIA and probate leads

What is MDREIA?

The Miami-Dade Real Estate Investors Association is a networking and education group for investors, realtors, wholesalers, and vendors in South Florida.

Why are probate leads valuable in Miami-Dade?

Estates often need to sell quickly, and many heirs prefer a simple, as-is sale, which creates room to buy below retail.

What is a double close?

It is two back-to-back closings where an investor buys and then resells a property. Discuss it with a title company and attorney first.

Can a REIA give legal advice?

Events are educational. Also, confirm legal, tax, or financing questions with a licensed professional.

Get Miami-Dade probate leads today

Probate, pre-probate, inheritance, and pre-foreclosure leads by ZIP code across Miami-Dade, updated daily.
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