Even Miami’s most affluent property owners are feeling the effects of high interest rates, with some now facing monthly mortgage payments so large they are reconsidering their real estate holdings. Luxury real estate experts Carolina Lopez and Katherine Lopez of ONE Sotheby’s International Realty report that 7.5% interest rates are prompting financial reassessments even in the city’s ultra-luxury market.
The impact of elevated rates on luxury buyers became clear during a recent client interaction. “Yesterday I had a showing, and one of the clients had a property paying $30,000 monthly in a mortgage, so they’re planning to sell it because they don’t want to pay. The interest is 7.5%,” Carolina Lopez said.
This situation demonstrates how even high-net-worth individuals are reevaluating their real estate investments when faced with substantial ongoing expenses. “When I said you’re paying $30,000 a month for a unit that you only come twice a year, it’s crazy. A lot of money. So yeah, people get concerned,” she added.
The Lopez sisters report that many international clients are actively searching for alternative financing to sidestep high U.S. interest rates. “I have clients from Brazil, also with good connections with banks. And they always talking about the interest, or if they can get a lower interest somewhere overseas, in London, 3%,” Katherine Lopez said.
These investors are exploring cross-border financing, with some arranging private loans in countries where rates are more favorable. “They always are focusing that like they can do private loans in a different country and bring the money because it will be cheaper,” she noted.
Mortgage payments are only one aspect of luxury property ownership costs, making high interest rates especially burdensome. “It’s too much money for the expenses, because it’s only the mortgage you have to pay the association, you have to pay the city taxes. And it’s crazy money,” Carolina Lopez said.
A $30,000 monthly mortgage payment is just part of a broader expense that includes association fees and property taxes, often adding thousands more each month.
Current financing conditions have created additional hurdles beyond just higher rates. “The challenges in financing, it’s honestly unbelievable how the bank has changed. They’re asking so much paperwork to the clients. Financials is not like before. Before they used to give you the loan very easily in less than 30 days,” Katherine Lopez said.
Banks are now placing greater emphasis on building financials, especially reserve requirements that are now mandatory under new regulations. “The issue right now is that the bank is really checking the financials of the buildings, also the budget. Now they want to see if they have reserves. The reserve part is becoming a big issue because that now, by law, every building has to have reserves.”
The sisters have adjusted their approach to client service to address these financing challenges. “That’s one of the first homeworks that we do now. Is, okay, your price range is, let’s say from $2 million to $3 million. Let’s see how are the financials before we go and show properties, because then it’s a waste of time if the people is looking to get financing,” Carolina Lopez said.
For many of their clients, however, financing is not a concern. “In our experience, thank God most of our clients are cash, so we don’t have to deal with that,” Katherine Lopez said.
The Lopez sisters’ experiences highlight that interest rate sensitivity now reaches well beyond average homebuyers, affecting even the ultra-wealthy. Investors capable of making large monthly payments are reconsidering their real estate strategies when carrying costs become excessive compared to actual property use.
This shift suggests that rising interest rates may have a broader influence on luxury real estate markets than previously assumed, especially for second or third homes where owners may lack strong personal attachment to the property. As a result, even Miami’s most exclusive addresses are not immune to the financial pressures reshaping today’s real estate landscape.
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