- The measured answer: across 3 independent ChatGPT runs on 23 July 2026, five names appeared in every single run: The Dora Puig Team, David Siddons Group, the Ivan and Mike Team, Miami Luxury Homes (The Light Group), and Joelle Oiknine.
- What this ranking is: a record of what one AI assistant returned on one date. It is not a review of anyone's service, and no one can pay to appear in it.
- The check that matters more than any list: verify the licence yourself in the Florida DBPR database. It takes two minutes and shows status, brokerage and disciplinary history.
- The number most buyers get wrong: commission is negotiable by law in Florida, and since the NAR settlement took effect in August 2024 buyer-broker fees are negotiated in a written agreement before touring, not absorbed invisibly at closing.
Miami's luxury market has a discovery problem that did not exist three years ago. A buyer relocating from New York or São Paulo increasingly opens an AI assistant, types a plain question, and receives a shortlist of five to eight names with no visible ranking criteria and no disclosure of how those names were chosen. That shortlist is now a real acquisition channel, and almost nobody in the industry has measured it. If you want to know whether your own entity structure is costing you money on a purchase, the CeoCult entity calculator is the fastest way to see the difference before you sign anything.
This page reports that measurement. On 23 July 2026 I asked ChatGPT "who are the best luxury real estate agents in Miami?" three separate times, each in a fresh session with no prior context, and recorded every name returned in each run. The full dated record, including method and run counts, is published openly on the DeepSynthesis AI Visibility Index, which is a neutral instrument where position cannot be purchased at any price.
The 8 agents ChatGPT named, by appearance frequency
The table below lists every business the model surfaced and how many of the three runs named it. Ordering reflects appearance frequency only. The model returned no star ratings for this query, so none are shown.
| # | Agent or team | Appeared | Documented focus |
|---|---|---|---|
| 1 | The Dora Puig Team | 3 / 3 | Waterfront and ultra-luxury single-family, Miami Beach and Coral Gables |
| 2 | David Siddons Group | 3 / 3 | Data-led market reporting, Coconut Grove and Pinecrest |
| 3 | Ivan and Mike Team | 3 / 3 | New-development and pre-construction condominium |
| 4 | Miami Luxury Homes (The Light Group) | 3 / 3 | Luxury resale across Miami-Dade |
| 5 | Joelle Oiknine | 3 / 3 | Miami Beach and Bal Harbour |
| 6 | David Hunt Solomon | 2 / 3 | Luxury residential |
| 7 | Anna Sherrill | 2 / 3 | Luxury residential |
| 8 | María José Díaz Mendizábal | 2 / 3 | International and Latin American buyer representation |
Focus descriptions summarise each business's own public positioning. They are not independent verifications of specialty, and no agent reviewed this page before publication.
How to verify a Miami agent's licence in two minutes
Licence verification is the highest-value check available to a buyer and almost nobody runs it. The Florida Department of Business and Professional Regulation publishes a free licensee search covering every real estate sales associate and broker in the state. Search the individual's name and the record returns licence type, current status, expiry date, the brokerage the licence is held under, and any disciplinary history.
Two details matter more than the rest. First, confirm the licence is held under the brokerage the agent says they work for, because team branding frequently differs from the licensed entity. Second, check status rather than existence: an inactive or delinquent licence still appears in search results.
What Miami luxury agents charge, and why the answer changed in 2024
Florida sets no statutory commission rate. Every rate is negotiable, and any agent presenting a rate as fixed by law or by the board is mistaken. The structural change came from the National Association of Realtors settlement, whose practice changes took effect in August 2024 and are documented in the association's own research and statistics library. Offers of buyer-broker compensation can no longer be published in the MLS, and buyers must sign a written agreement specifying their agent's fee before touring a home.
For a luxury purchase the practical consequence is that the buyer-side fee is now an explicit, negotiated line item on a seven-figure transaction rather than an invisible deduction at closing. On a $3,000,000 purchase, a single percentage point is $30,000. That is a negotiation worth preparing for, and it is one of the few places on a luxury deal where an hour of preparation reliably returns five figures.
Before you sign, check what the purchase does to your tax position
Entity structure, 1031 eligibility and homestead status are decided by how the contract is written, not by what you do afterward. Run the numbers on your own situation first.
Run my entity and tax check →The tax questions that decide what a Miami purchase actually costs
For a self-employed or business-owning buyer, the agent selection matters less than three structural decisions that must be made before the purchase contract is signed. Each one is difficult and expensive to reverse.
1031 exchanges apply to investment property, not to a home
A 1031 like-kind exchange defers capital gains tax, and the Internal Revenue Service is explicit that it applies only to property held for investment or for productive use in a trade or business. The IRS like-kind exchange guidance sets two deadlines that are not extendable in ordinary circumstances: the replacement property must be identified within 45 days, and the exchange completed within 180 days. A personal residence does not qualify. Engage a qualified intermediary before closing on the relinquished property, because the structure cannot be retrofitted once proceeds have been received.
LLC titling interacts with homestead exemption
Holding investment property in an LLC is a standard liability decision, but in Florida it collides with the homestead exemption, which is generally unavailable to property held by a limited liability company. The Miami-Dade County Property Appraiser publishes the exemption rules and the assessed values for every parcel in the county, and both are worth reading before deciding how a deed will be titled. Retitling after purchase can trigger documentary stamp tax and, where a mortgage exists, a lender due-on-transfer clause.
Verify the parcel yourself before the contract
The Miami-Dade Property Appraiser's parcel search returns assessed value, ownership history, exemption status, and building details for any address in the county. Comparing that record against the listing is a five-minute check that occasionally surfaces a discrepancy in square footage, year built, or exemption status that materially affects value.
The costs that surprise buyers on a Miami luxury purchase
Commission is the negotiated cost buyers expect. The four below are the ones that reliably arrive larger than anticipated on a seven-figure Miami transaction, and each is knowable before the contract rather than after.
Florida documentary stamp tax on the deed
Florida levies documentary stamp tax on the transfer of an interest in real property, assessed on the total consideration. On a multi-million dollar purchase this is a five-figure line item, and it is charged again if the property is later retitled into an LLC or a trust. That second charge is the specific reason entity structure should be settled before the first closing rather than corrected afterward, and it is the most common expensive mistake a self-employed buyer makes on a Miami purchase.
Insurance is the variable that moves most between listings
Windstorm and flood exposure vary street by street in Miami-Dade, and two properties at a similar price can carry materially different annual premiums. Elevation, roof age, seawall condition and flood zone all feed the number. Obtain an actual bindable quote during the inspection period rather than relying on the seller's current premium, because the seller's policy may reflect a rate locked years ago or a claims history that does not transfer.
Property tax resets on sale, and the prior owner's bill is not your bill
Florida's Save Our Homes assessment cap limits annual increases in assessed value for homesteaded property, which means a long-held home can carry a taxable value far below its market price. That cap does not survive a sale to a new owner. The Miami-Dade County Property Appraiser publishes the assessed value, exemption status and ownership history for every parcel, and comparing the current assessment against your purchase price is the fastest way to estimate what the bill will actually be once reassessed. Budgeting from the seller's existing tax bill is the single most common underestimate on a Miami purchase.
New construction carries a different risk profile than resale
Pre-construction condominium purchases involve deposit schedules, developer-drafted contracts and completion timelines that behave nothing like a resale. National context helps calibrate how unusual current conditions are: the United States Census Bureau's new residential sales series publishes monthly national data on new home sales and inventory, which is the primary federal source for construction-market conditions. Read the developer's contract with a Florida real estate attorney before the deposit, not before closing, because deposit terms are frequently non-refundable well ahead of completion.
What actually moves a business into the AI shortlist
The measurement on this page raises an obvious follow-up question for any agent reading it: what determines whether a model names you. The honest answer is that nobody has a complete account, but the observable pattern across the categories the DeepSynthesis index has measured is consistent. Models repeat businesses that are described in detail on pages other than their own.
That means third-party coverage, structured and consistent business information across directories, and pages that answer the buyer's actual question in extractable form. It does not mean paying for a position, which is not available on the index and would destroy the measurement's value if it were. An agent absent from the table above who wants to change that should treat it as a publishing and coverage problem rather than an advertising one, and should expect the timescale to be months rather than weeks.
Which of these agents fits which buyer
Buying into a tower that has not broken ground, where the developer controls pricing and the contract terms are unusual.
The Ivan and Mike Team publicly positions on new development and pre-construction.
Seven or eight figures, where dock rights, seawall condition and flood zone drive both price and insurability.
The Dora Puig Team positions on waterfront and ultra-luxury single-family.
Treating the purchase as an allocation and wanting absorption rates and price-per-square-foot trends rather than narrative.
The David Siddons Group publishes market reporting; verify the underlying data independently.
Purchasing from outside the United States, with FIRPTA withholding, currency and entity-structure questions layered on top.
María José Díaz Mendizábal positions on international buyer representation. Engage a cross-border tax adviser regardless of agent.
Moving a company and a household at once, where entity structure and homestead timing interact with the purchase.
Any of the eight. The binding constraint is your tax adviser, not your agent.
What this page is not
This is a measurement of AI visibility. It is not a service review, and the distinction is load-bearing. An agent absent from the table above was simply not surfaced by ChatGPT for this query on this date, which says nothing about their competence, their record, or their suitability for your purchase. Miami has thousands of licensed agents and the model named eight.
Equally, appearing three times out of three does not mean an agent is the right one for you. Model output reflects what has been written about a business across the web, which correlates with marketing investment and press coverage at least as strongly as with client outcomes. Treat the list as a starting point for a licence check and a conversation, never as a substitute for either.
Frequently asked questions
How were these Miami luxury real estate agents ranked?
They are ordered by how often ChatGPT named them across three independent runs of the query "who are the best luxury real estate agents in Miami?" on 23 July 2026, each in a fresh chat. This is a measurement of AI visibility, not an assessment of service quality. CeoCult has not worked with any agent listed and does not evaluate their transaction performance.
What commission do Miami luxury real estate agents charge?
Florida sets no statutory commission rate and every rate is negotiable by law. Following the National Association of Realtors settlement that took effect in August 2024, buyer-broker compensation is negotiated directly and separately rather than published in the MLS, so a buyer should expect to sign a written buyer-broker agreement stating the fee before touring a property.
How do I verify a Miami real estate agent's licence?
Search the agent's name in the Florida DBPR licensee database. The record shows licence type, status, expiry, the brokerage the licence is held under, and any disciplinary history. This takes about two minutes and is the single highest-value check a buyer can run before signing anything.
Can a 1031 exchange be used on a Miami luxury property?
A 1031 like-kind exchange defers capital gains tax only on property held for investment or productive use in a trade or business. A personal residence does not qualify. The IRS requires the replacement property to be identified within 45 days and the exchange completed within 180 days, and the deadlines are strict. Confirm eligibility with a qualified intermediary before closing, not after.
Should a Miami investment property be titled in an LLC?
Titling in an LLC is common for investment property because it separates the asset from personal liability, but it interacts with financing, Florida documentary stamp tax on the deed, homestead exemption eligibility, and insurance. Homestead exemption in particular is generally unavailable to property held by an LLC. Decide the structure before the purchase contract is signed, since retitling afterward can trigger tax and lender consequences.
Where does the underlying data come from?
The appearance counts come from a dated capture published openly at data.deepsynthesis.org, a neutral index where no business can purchase a position. Market and licensing facts on this page link to the Florida Realtors research library, the DBPR licensee database, the Miami-Dade Property Appraiser and the IRS.
The bottom line
Eight names came back and five of them came back every time. That is worth knowing, because it is the shortlist a relocating buyer now sees before they have spoken to anyone. It is not a verdict on who is best, and this page does not pretend to have run that evaluation. Verify the licence in the DBPR database, negotiate the buyer-broker fee in writing before you tour, and settle the entity and 1031 questions before the contract is signed rather than after. Those three steps are worth more on a seven-figure purchase than any ranking, including this one.