Miami Lakes · Miami-Dade County
We Buy Houses in Miami Lakes, As They Sit
Miami Lakes was planned on the Graham family's dairy farm and became a town in December 2000; the median home here dates from 1989. No listing, no showings, no repairs, and you pick the closing date.
- Step 1 of 3 · Six fields total
- No obligation, no fee
- We do not sell your information
- 11,032
- Households
- 59.8%
- Owner-occupied
- 40.2%
- Rented
Source: U.S. Census, table B25003, ACS 2020 to 2024, checked Oct 27, 2026
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126 ReviewsTotal Cash Home Buyers -
A+ RatingTotal Cash Home Buyers
- 20+ YearsTotal Cash Home Buyers, buying in South Florida
- No commissions, no closing costsYou pay nothing out of pocket
- No surprise deductionsOnly your payoff and any liens come off
What's specific here
Selling a House in Miami Lakes: What Is Actually Different
Public information with the source next to it, not a paragraph that sounds local.
Miami Lakes began as the Graham family's dairy farm in northwest Miami-Dade. Lester Collins, a former dean of the Harvard School of Architecture, drew the master plan for its original 3,000 acres: winding streets, 23 lakes and a Main Street at the center. Lake Patricia, the first neighborhood, won Good Housekeeping's Good Homebuilding Citation in 1964; Royal Oaks, Royal Park, Silvercrest and Westlake followed in the late 1980s and early 1990s; and in December 2000 the Town became Miami-Dade's 31st municipality. The median home dates from 1989 and 31% predate 1980. The master-plan lands carry private deed restrictions, which the Town says it does not enforce.
Three of every five of Miami Lakes' 11,032 occupied homes (59.8%) are lived in by their owners, so two in five are rented and the seller is often a landlord with a tenant in place. Owners who live here stay: the typical one arrived in 2008, and about one in four owner households (27%) is headed by someone 65 or older, so the house often reaches us through an estate in probate at the Eleventh Judicial Circuit, and we pay the estate's attorney at closing. In six districts, Loch Lomond and Royal Oaks East among them, guard or lake service is billed on the tax bill as a special assessment.
Before closing, the title company sends the Town Clerk's lien search request by mail, courier or in person, never by email: $50 and seven to ten business days, or $100 and two to three, with payoffs good through the date it gives. Code Compliance's lien letter shows open or expired permits and open or pending violations, with any fines. Unpaid Special Magistrate fines become a lien, which the Hearing Officer reduces only after the property complies and never below the Town's costs. Water and sewer come from Miami-Dade's Water and Sewer Department. We read it all before the offer, and any balance shows as a line before you sign.
- Neighborhoods we buy in
- Landmarks
- Main roads
- School district
- Miami-Dade County Public Schools, the county-wide district Source
- The houses themselves
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- 1989Median year builtSource
- 31%Built before 1980Source
- 2008Typical owner has been in the house sinceSource
- 27%Owner households headed by someone 65 or olderSource
U.S. Census Bureau, American Community Survey five-year estimates for 2020 to 2024, checked Oct 27, 2026.
- Before closing in Miami Lakes
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- The Office of the Town Clerk takes lien search requests only by mail, courier or in-person drop-off, not by email or through the website; the request gives the folio number, address, a good-through date (without one, payoffs are calculated through the date the letter is processed) and a working email, and the result is emailed stating the total fees owed. A regular search is $50 and processed in 7 to 10 business days from receipt, a rush search $100 in 2 to 3, paid by check to the Town of Miami Lakes. Source
- Code Compliance's FAQ says a buyer who wants to know about open permits or code violations can request a Lien Letter, which gives any open or expired permits and any open or pending violations, including lien amounts of fines if applicable. Source
- An uncorrected Warning of Violation escalates to a citation with a civil penalty; a Hearing Officer (Special Magistrate) can levy daily fines and place liens, and if daily fines or administrative costs are not paid, the Town places a lien on the property. Source
- Under Section 8-7(e) of the Town Code as amended by Ordinance 24-332 (October 29, 2024), a reduction of a civil penalty is heard only after a compliance inspection finds all violations corrected, never below the Town's costs, with administrative fees not waived, and not at all if a court action has begun; for owner-occupied residential property the guideline runs from about one day's fine if compliance and the application come within six months of compliance on the order, to 75%, 50% and 25% reductions in the following six-month periods, with no reduction for a lien still active after 24 months; non-owner-occupied and entity-owned property can get at most 50%, and nothing after 12 months. If the reduced amount is not paid by the ordered date, the original penalty is reinstated. Source
- The Building Department's fee schedule charges $150 to renew and close an expired permit previously issued by Miami-Dade County, with an affidavit from a registered architect or engineer that includes evidence the construction was completed before March 1, 2002; work started without a permit pays an additional 100% of the permit fee plus $100, under Section 8-12(c) of the Miami-Dade County Code. Source
- Permits can be searched on the Town's eTRAKiT portal by permit number, address or folio; single-family homes and duplexes do not go through building recertification, while other buildings follow Miami-Dade's program under Section 8-11(f) of the County Code. Source
- Every Town building permit application includes a Homeowner's Association/Architectural Control Committee affidavit, required whether there is an HOA or not; it states that a permit does not satisfy HOA or ACC approval requirements and that the Town does not enforce deed restrictions. Source
- The Town's comprehensive plan names Miami-Dade Water and Sewer Department (MDWASD) as the Town-wide provider of potable water and sanitary sewer, and says the residential and commercial lands within the original Master Plan were placed under private deed restrictions. Source
- The first two digits of a Miami-Dade folio number are the municipal code: 32 for Miami Lakes. Source
We are buyers, not lawyers, and we give no legal advice. These are the places and the public figures, not what you should do about them.
ZIP codes
Where in Miami Lakes we buy
Any house, in any of these ZIP codes. Tap yours to start your offer.
ZIP codes where most of the land is in Miami Lakes, from the U.S. Census Bureau's 2020 ZIP-to-city relationship file. Some also cover part of a neighboring city.
The part that changes
Selling in Miami Lakes: Who You Are Actually Dealing With
Miami Lakes is in Miami-Dade County, and these are Miami-Dade's offices. Public information, with the source next to it.
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01Where probate is filed
Eleventh Judicial Circuit, Probate Division, in Miami.
Source: Where probate is filed -
02Who records the deed and the liens
Deeds and liens are recorded with the Miami-Dade Clerk of the Court and Comptroller.
Source: Who records the deed and the liens
All five for Miami-Dade, including the stamp tax and the wind code, with sources →
We are buyers, not lawyers, and we give no legal advice. These are the offices involved, not what you should do about them.
Start where you are
What's Going On With the House in Miami Lakes?
Every one of these has its own page. Pick the one that sounds like yours.
We also buy near Miami Lakes
The closest places to Miami Lakes we buy in. See all 49 →
Google reviews for Total Cash Home Buyers
These reviews are for Total Cash Home Buyers, Brandy's company. Same team, same phone number. 4.9 out of 5 across 126 Google reviews.
- 5 out of 5 stars
Jessie made the sale of my parents home super easy. It was done fast with no issues and they didn’t have to lift a finger. 10/10 would reccomend !
- 5 out of 5 stars
Total Cash Home Buyers was great to work with. I sold my home in “AS-IS” condition and didn’t pay any closing costs or fees. Great company to work with
Straight answers
Questions Sellers Ask Us
The ones people ask about this, answered straight.
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Do you buy in Lake Patricia, Royal Oaks, Loch Lomond and the rest of Miami Lakes?
Yes, anywhere inside the Town of Miami Lakes, from Lake Patricia, its first neighborhood, to Royal Oaks, Silvercrest and Westlake. Much of the original master plan sits under private deed restrictions, and the Town's permit application asks for an HOA affidavit whether or not there is an association, so an HOA is what we expect: we walk the house, show you the comps and repair numbers we used, and any HOA balance shows as a line before you sign.
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What does the Town of Miami Lakes' lien search cover, and how long does it take?
The Town Clerk takes the request by mail, courier or in person, not by email: $50 and seven to ten business days, or $100 and two to three for a rush, with payoffs calculated through the good-through date on the request. Code Compliance's lien letter shows open or expired permits and open or pending violations, including fine amounts. Water and sewer are billed by Miami-Dade's Water and Sewer Department, so we check that account too. We order it early, and any balance shows as a line before you sign.
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My Miami Lakes house has a code lien. Can you still buy it?
Yes, as it sits. The Town's Hearing Officer considers a reduction only after an inspector finds every violation corrected, never below the Town's costs, and administrative fees are not waived. For an owner-occupied home the guideline runs from about one day's fine within six months of compliance down to 25%, with none for a lien still active after 24 months; for a rental or an entity it is at most 50%. We buy with the lien attached and read the Town's lien letter before the offer. We are buyers, not lawyers, and we give no legal advice.
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There's an old expired permit on my Miami Lakes house. Will that stop the sale?
Not a sale to us. The Building Department charges $150 to renew and close an expired permit that Miami-Dade County issued, with an affidavit from a registered architect or engineer showing the work was finished before March 1, 2002, and work done without a permit pays double the permit fee plus $100. We search the permits by folio on the Town's eTRAKiT portal before the offer, buy with the permit open, and deal with the Town ourselves after closing. We are buyers, not lawyers, and we give no legal advice.
One address is all we need
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