The Best Real Estate Attorneys in Islamorada, FL
Find experienced real estate attorneys in Islamorada, Florida. Compare 3 top-rated lawyers specializing in property transactions, closings, and real estate law.
Top-Rated Real Estate Attorneys in Islamorada
Robert M. Huth, Jr.
Law Office of Robert M. Huth, Jr.
Robert M. Huth, Jr. is a highly regarded real estate attorney based directly in Islamorada, with over 18 years of dedicated experience serving the Florida Keys. He specializes in residential and commercial real estate transactions, title insurance, and property closings, known for his meticulous attention to detail and high client satisfaction rates. His practice is well-established in the community, with a strong reputation for handling complex waterfront property issues and ensuring smooth real estate deals.
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John S. Roby
John S. Roby, P.A.
John S. Roby operates from Key Largo and extensively serves Islamorada and the Upper Keys, bringing 15 years of expertise in real estate law, including closings, disputes, and transactional matters. He is praised for his client-focused approach, with numerous positive reviews highlighting his effectiveness in navigating Florida Keys real estate regulations. His firm is known for reliable service in both residential and commercial property cases.
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Charles J. Thomas
The Law Offices of Charles J. Thomas
Charles J. Thomas, based in Marathon, provides comprehensive real estate legal services to clients throughout the Florida Keys, including Islamorada. With 12 years of practice, he excels in real estate transactions, waterfront property issues, and title services, supported by a solid track record of successful outcomes. His firm is recognized for its professional integrity and ability to handle unique challenges in Keys real estate, earning consistent client recommendations.
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Frequently Asked Questions
What specific local regulations in Islamorada should a real estate attorney help me navigate?
An Islamorada real estate attorney is crucial for navigating the Village of Islamorada's strict land development regulations, which include complex setback requirements, density restrictions, and environmental protections for mangroves and marine habitats. They also ensure compliance with Monroe County's Rate of Growth Ordinance (ROGO) and building moratoriums that can significantly impact property use and development timelines.
Why is a local Islamorada attorney important for reviewing a contract on a waterfront or canal-front property?
Local attorneys understand the unique issues with Islamorada's waterfront properties, such as verifying the validity of submerged land leases from the state, ensuring proper dock and seawall permits are in place, and checking for any recorded covenants from homeowners' associations or the Village that restrict boat size or usage. They can identify title issues specific to the Florida Keys that out-of-area attorneys might miss.
How can a real estate attorney assist with a 1031 exchange for an investment property in Islamorada?
Given Islamorada's high-value, resort-driven market, an attorney can structure a like-kind exchange to defer capital gains taxes when selling one investment property and purchasing another within the strict IRS timelines. They ensure the qualified intermediary is properly engaged and that the replacement property, whether a vacation rental condo or a commercial marina slip, meets all 1031 requirements under Florida law.
What should I expect to pay for a real estate attorney's services for a residential closing in Islamorada?
Fees vary but typically range from $1,500 to $3,500 for a residential closing, depending on the property's complexity (e.g., a single-family home vs. a condo with intricate association rules). This is often a flat fee covering title review, contract analysis, closing coordination, and addressing any unique Florida Keys title insurance requirements. Always request a detailed engagement letter outlining the scope and cost.
When is it necessary to hire an attorney for a vacation rental property transaction in Islamorada?
It's highly advisable to hire an attorney for any vacation rental purchase due to Islamorada's specific short-term rental ordinances and licensing requirements. An attorney will review the property's existing rental history for compliance, verify its legal non-conforming use status if applicable, and ensure the condo or HOA governing documents permit short-term rentals, which is a critical factor for investment viability in this market.
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