Frequently Asked Questions

Our FAQ page is here to help you better understand TCS of Miami's real estate investment process, so you can make informed, confident decisions.

TCS of Miami Investment Clarity - Common Questions

1Is this a REIT?
No. Members purchase directly owned real estate.
2Is this a syndicate?
No. Members purchase units solely on their own for their and their family’s portfolio.
3Do these investments need to be fully cash funded?
No. Purchases made by members require a certain level of deposit and the balance of each purchase can be financed in traditional ways (cash, mortgage, etc.). TCS of Miami always negotiates investor-friendly terms and often this enables investors to require less cash at the time of purchase.
4Can these investments be funded by mortgages?
Yes. Up to the allowable percentage according to your particular lender.
5Who owns the property?
The member owns the property. The member can include other names and also use incorporated businesses, but the purchaser wholly owns the property.
6Who services the property after closing?
This is the decision of the member/purchaser. TCS of Miami will proudly represent you for the needs that come along with an investment property purchase. Property management, leasing assistance, exit strategies for investors, real estate brokerage service – these can all be handled by the TCS of Miami team.
7Who negotiates the price?

TCS of Miami is consistently working with and negotiating with developers to bring its members the best investment opportunities possible and that includes the purchase price for the investment. TCS of Miami’s team will also negotiate investor-friendly terms where possible, including alternate deposit structures and timelines and changes to or the reduction of certain fees or standard closing charges.

*Past performance is not a guarantee of future results.

8How do you mitigate risks associated with construction delays and other market fluctuations?

Things happen in real estate and construction so TCS of Miami relies on constant communication and solid relationships with developers to bring any news and relevant information to its members in order to make informed decisions on your investment property.

A very crucial part of what TCS of Miami brings to its members is the peace of mind that we are dealing with the biggest and the best developers in the country. These firms operate under strict service guidelines.

We also hold high-level relationships with developers and private equity groups and even include many of them on our Advisory Board. These are special relationships that a typical real estate broker does not have access to and the benefits associated with them are highly valuable for TCS of Miami members.

9Are these resale properties?

Not usually. TCS of Miami’s investment model is based on pre-construction investing and thus we will only bring a resale property to our members if there is an ROI opportunity based on specific factors.

Time is a valuable thing. Pre-construction investing uses the appreciation in the market from time of purchase to time of completion as a key cog in the ROI equation.

10Who selects the pre-construction projects?
TCS of Miami has veteran real estate principals that are constantly working with developers to secure the best investment properties for our members’ consideration. With over $25 billion in project completions to date, you are in incredible capable hands with some of the industries most coveted advisors who have, and continue to, bring forth investments opportunities where the principals also participate in the same manner as our members.
11How much of a deposit is needed for these investments?
TCS of Miami negotiates the deposit amount and deposit payment structure for each property we offer. The best investment opportunities may not have the lowest deposit requirements (which are set by the developer), but TCS of Miami negotiates deposits and the timing of deposits as a key consideration for bringing an opportunity to its members.
12What are the projected appreciation and return on investment (ROI) for these investment properties?

Markets are cyclical and we evaluate each project on its own within the sphere of the South Florida and overall economic climate. From 2000 to 2020, median home prices in Miami-Dade County have more than doubled, showcasing an average annual appreciation rate significantly above the national average. This growth is underpinned by Miami’s status as a global gateway city, attracting investors from Latin America, Europe, and beyond seeking stable returns and a desirable lifestyle. We wrote an investor article on this topic, click here to read it.

*Past performance is not a guarantee of future results.

13Are there tax implications and benefits of purchasing pre-construction real estate?

There are many ways in which real estate purchases and ownership can impact your tax situation. Each member/purchaser is in his or her own unique circumstance and the impact on taxes will depend on your purchasing arrangement. Tax implications differ when real estate is held in an LLC, partnership, corporation, etc.

14Are there potential depreciation and capital gains considerations with buying pre-construction?

Yes, depreciation of an asset can be used to impact your tax situation, we suggest talking to your accountant about your particular situation.

Yes, capital gains are part of the overall investment planning and the exit strategy of your investment property. Consult your accountant.

15What factors are used to evaluate a market for strong future resale or rental value?
 
  • Location & Neighborhood Development: Proximity to business districts, schools, parks, and amenities. Infrastructure development, including roads and public transportation. Future city planning and zoning changes.
  • Economic & Job Growth: Presence of major employers and industries. Low unemployment rate. Rising wages and population growth.
  • Housing Supply & Demand: Inventory levels (buyers vs. seller’s market). Vacancy rates for rental properties. Rate of new housing developments.
  • Rental Yield & Appreciation Potential: Historical and projected property value appreciation. Gross rental yield and cap rate. Demand for rentals vs. owner-occupied homes.
  • Crime Rates & Safety: Low crime rates increase desirability and property values. Safe neighborhoods attract long-term tenants and buyers.
  • School District Quality: Higher-rated schools drive demand and increase property values. Family-friendly areas tend to have stable housing markets.
  • Local & State Taxes: Property tax rates and potential tax breaks. State income tax and landlord-friendly regulations.
  • Market Trends & Investment Risks: Historical price trends and market stability. Interest rates and mortgage lending environment. Potential risks like natural disasters or market saturation.

TCS of Miami factors all the pertinent information into the offerings that are put in front of its members. We curate the opportunity with investment as the main function for the real estate purchase.

16What makes this specific market (South Florida) a compelling choice for pre-construction real estate investment?
  • Strong Market Growth & Appreciation Potential: Miami has consistently experienced rising property values due to high demand. Pre-construction investments allow buyers to secure properties at lower prices before completion, leading to potential appreciation.
  • High Demand for Luxury & Waterfront Properties: Miami is a global hub for luxury living, attracting high-net-worth individuals. Limited waterfront real estate increases the value of premium developments.
  • Population & Job Growth: Miami’s population has been growing due to migration from high-tax states. The city is a thriving financial and tech hub, drawing businesses and professionals.
  • Favorable Tax Environment: Florida has no state income tax, making it attractive for investors and residents. The business-friendly climate encourages investment and relocation.
  • Tourism & Short-Term Rental Market: Miami’s strong tourism industry supports short-term rental demand (Airbnb, VRBO). Investors can benefit from high occupancy rates in tourist-favored areas.
  • Expanding Infrastructure & Development: Ongoing improvements in public transportation, airports, and highways enhance accessibility. New projects, including mixed-use developments, make Miami a modern and efficient city.
  • International Investment & Market Stability: Miami attracts international investors from Latin America, Europe, and beyond. The real estate market has remained resilient, even during economic downturns.
  • Lifestyle & Year-Round Appeal: Warm climate, beaches, cultural attractions, and a vibrant nightlife make it a desirable location. The demand for vacation homes and second residences remains strong.
17Can I get a better deal directly with the developer or a real estate broker?
No. You can certainly buy from the developer or from a real estate broker, but the deals that we negotiate and curate for our members will always be more in-line with the needs and wants of investors purchasing investment properties. We curate the offers with those specific needs in mind.
18Is Miami a good real estate market?

Over the past two decades, Miami has experienced remarkable growth in real estate prices, driven by a convergence of economic factors, demographic shifts, and strategic investments. We wrote an investor article about this topic, click here to read it.

For Miami in 2025, Zillow expects that the prices of homes will go up by 4% on average. Homeowners will see their investment continue to go up. A significant amount of the market strength is coming from inbound migration from other states; but a new generation of buyers will also strengthen the market and impact prices: millennials.

Florida is the second-most valuable housing market in the U.S. It is expected that the demand for luxury rental pricing to continue as we move through 2025 as more and more high-net-worth individuals move into the city.

19Why should I use TCS of Miami?
We provide an exclusive, membership-only experience for our investors that competitors simply can’t match. A TCS of Miami membership comes with private access to investment deals with preferred investor-friendly terms and white-glove support through the entire process. Our deals are built for investors looking for incredible ROI’s and access to Miami properties.
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TCS Miami

Simon S. Mass

Simon co-founded a ten-person boutique firm in 2004 that evolved into a leading real estate investment firm with a team of up to 100 award-winning real estate professionals. The firm boasts more than 450 sophisticated high-net-worth clients from around the globe and includes industry titans who consult and work with Simon on their own personal real estate investments.

Often recognized as one of the architects of the pre-construction condo investment sector, with over $11 billion in transactions and a reputation that spans across North America as the creator of the bulk condo investment segment dating back more than 20 years.

Consistent deal flow is based on strong relationships with North America’s largest and most prestigious developers. These high-level personal connections allow TCS of Miami clients to have an advantage in the sector providing the trust and reliability that is required when investing into a real estate project.

Simon has long-term relationships with hundreds of clients that include doctors, business professionals and international athletes from across the globe. These clients account for over $500 million to $1 billion in annual investments. Simon’s long-standing relationships with leading developers, private equity firms, and hedge funds continues to fuel TCS of Miami’s investment engine.

Darin Tansey

Darin has called Miami home for over 18 years, dedicating his career to specializing in luxury waterfront properties across South Florida. Backed by extensive real estate experience, Darin brings innovative, client-focused service and exceptional market insight to the TCS of Miami team.

Darin’s expertise includes overseeing the construction of multi-million-dollar properties from concept to completion, working closely with developers to bring visionary projects to life. His deep-rooted passion for real estate began in property management, particularly in large-scale residential buildings, giving him a comprehensive understanding of the industry.

Darin has spearheaded the sales of 185 luxury residences at The EDITION Residences Edgewater and boasts over $260M+ in sales at The Ritz-Carlton Residences, Miami Beach, where he is also a current owner and resident. As the leading agent in the building, Darin exclusively handles $60M+ in active listings and has firmly established himself as the go-to professional for all transactions within the community. His extensive portfolio also includes contributions to The Miami Beach EDITION, Villa17, and Bay Harbor Villas, among other luxury developments.

With a professional network that includes high-net-worth individuals and key industry connections, Darin approaches every transaction with discretion, unparalleled professionalism, and a results-driven mindset. His career sales volume of over $4+ Billion underscores his proven success in prime and super-prime luxury real estate, solidifying his reputation as a trusted leader in South Florida’s luxury property market.

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Matt Wheatley

Matt has more than two decades of financial and commercial experience building businesses including CRO & VP leadership roles. Matt brings extensive revenue growth, deal structuring, contract negotiation, strategy and P&L responsibility to the TCS of Miami leadership team.

A chartered accountant by background with a mergers & acquisitions pedigree, Matt is a dual UK and US citizen whose attention to detail will support the TCS of Miami deal process by ensuring all financial analyses, deal structures, and investor opportunities are executed with precision and transparency.

With a background navigating complex business landscapes for Fortune 500 companies, private equity, and independent businesses, Matt’s unrivaled financial acumen will help support and facilitate the foundation of the return-based offerings brought to market by TCS of Miami.

Matt’s ability to construct deals and bring unrivaled value and support to each client’s wealth creating goals will be an important factor for TCS of Miami.

Scott Stiner

Scott is a seasoned professional with a robust background in management, operations, marketing, and strategic leadership. With extensive experience in technology, sales, and business operations, he brings a fresh, innovative perspective to the real estate industry at TCS of Miami.

A serial entrepreneur, Scott has founded and successfully exited multiple startups across diverse sectors, including energy, art, technology, and real estate. His ventures have attracted both private equity and strategic investors, showcasing his ability to create value and drive growth. Scott's entrepreneurial mindset and commitment to excellence are central to TCS of Miami's mission to deliver exceptional investment opportunities to its members.

Scott’s broad expertise allows him to oversee and enhance operations, finance, and strategic innovation at TCS of Miami. His leadership is instrumental in driving the company’s growth and ensuring the continued success of its investment initiatives. With a wealth of experience across industries, Scott’s insights help position TCS of Miami at the forefront of the real estate market.