11 Steps to Buying In Florida
Step 1: Find an Agent You Can Trust
Buying a home in Florida can feel overwhelming, that’s why we’ve put together this guide filled with information, tips, and tools to help you make confident decisions and find the perfect property. From understanding the buying process and securing financing to choosing the right community and closing the deal, we’ve got you covered.
Finding an agent whose personal and professional values align with yours is the real secret to success.
If you’re a first-time home buyer in Florida, your most important partner in this process will be your real estate agent. Finding a smart, tenacious agent is important, but finding one whose personal and professional values align with yours is the real secret to success.
A word of caution – don’t choose an agent purely from whoever happens to be available on Zillow. Meet them and dig deeper!
You’ll need to both like and trust your agent so that when challenges inevitably arise, you can know they’ll have your best interests top-of-mind.
Look for someone who has experience in both favorable and challenging markets, has stellar negotiating skills, and has done enough deals to be able to answer any questions that may arise.
When meeting a prospective agent, ask lots of questions! You’ll be working with them for at least 90 days, so it’s worth investing some time in the relationship upfront.
Getting to know your potential broker will help you make the right choice and, if there’s chemistry, kick off a productive working relationship. For example:
What motivated you to pursue a career in real estate?
How long have you been in the business?
How many buyers are you currently working with?
Do you work alone or are you part of a team?
On average, how many apartments will you show a prospective buyer before they make an offer?
What’s your experience in the neighborhood I want to live in?
Can you connect me with a past client?
How do you like to keep in touch – email, text, or phone?
How will you advocate for me if I run into any issues along the way?
How would you describe your negotiating style?
If I choose to work with my own lender, how will you coordinate with them?
How much time will I have to review documents before I must sign them?
Step 2: Determine Budget & Build Your Team
Determining a Budget for a Florida Home
Determining your budget is essential to the buying process, whether you’re financing or purchasing with cash. In Florida, lenders generally place emphasis on your debt-to-income (DTI) ratio and your ability to comfortably cover monthly payments, taxes, insurance, and HOA or condo fees where applicable. While some loan programs allow for less than 20% down, buyers should keep in mind that putting down less often means higher monthly costs and mortgage insurance. Having a clear understanding of your finances upfront is key to navigating Florida’s competitive real estate market with confidence.
One of the best ways you can ensure you only fall in love with a home you can actually afford is to work with a seasoned, experienced real estate agent. We can help you determine your DTI (debt-to-income ratio), post-purchase liquidity, the maximum purchase price that you’ll likely be approved for, what level of monthly fees you can afford, etc.
It’s especially important to work with an expert if you are not a W-2 employee.
Even if you’re paying cash, it’s important to work with a seasoned professional. In Florida, especially in higher-end communities and condominiums, there may be additional association approvals, financial disclosures, and residency requirements that aren’t always obvious to buyers. Having an experienced agent who understands these processes can help you avoid delays and ensure a smooth transaction.
Financing A Florida Home Purchase
Once you’ve established your budget and decide to use a mortgage, the next step is finding the right lender, and it’s best not to go with just anyone you find online. In Florida, especially in coastal and luxury markets, lenders must be familiar with nuances like condo association requirements, reserve studies, flood zone insurance, and higher down payment rules for certain properties.
Working with a local lender who understands these factors can make the process much smoother. Your agent can often provide trusted referrals, and we’d be happy to share ours after we review your budget together.
One other note: while most lenders in Florida can work with a wide range of credit profiles, a higher credit score (ideally above 680) will give you access to the best rates and terms.
Now that you’ve established a budget and (if financing) secured a lender, the next key step is working with a qualified professional to handle your closing. In Florida, this is often done through a title company or closing agent, though many buyers still choose to have a dedicated real estate attorney review contracts and documents for added peace of mind.
Either way, you’ll want an expert who specializes in real estate transactions and understands the nuances of local laws, title work, association requirements, and escrow procedures. This isn’t the place to cut corners or rely on a family friend who practices another type of law — you want someone who does this every day. Your agent can provide trusted referrals, and we’re always happy to connect you with seasoned professionals we work with regularly. Step 3: Decide between a Condo or Other Property Type
Step 3: Decide Between Co-op / Condo
In Florida, many buyers looking for low-maintenance living choose condominiums, particularly in coastal areas and new construction communities. Condos can offer luxury amenities, shared maintenance, and prime locations that appeal to both full-time residents and seasonal owners.
If a condo isn’t the right fit, your other options may include townhomes or single-family homes, each with its own benefits depending on your lifestyle and goals. Condos often provide a lock-and-leave lifestyle, while townhomes and single-family homes may offer more privacy and space.
Your agent can help you weigh the pros and cons of each property type to determine the best match for your needs.
Florida Condos: What You Need To Know
Condominiums are a major part of Florida’s real estate market, especially in coastal cities and luxury communities. Unlike co-ops, where you purchase shares in a corporation, condos involve direct ownership of your unit along with a shared interest in the common areas of the property.
When you buy a condo in Florida, you own the interior of your residence, while the building and grounds are maintained collectively through a homeowners’ association (HOA). This means you’ll pay monthly or quarterly association fees, which typically cover building maintenance, amenities, reserves, insurance, and sometimes utilities.
Condo associations do have oversight, they set rules on renovations, leasing, and pets. While you’re generally free to make interior updates, larger projects may require approval from the board. Associations also have financial requirements, including minimum down payments, reserves, and the ability to approve or deny buyers based on their application. In addition, lenders often review the financial health of the association itself before approving a loan.
Working with a seasoned real estate agent who understands Florida condos is essential, as each community can have very different requirements and restrictions.
Overall, condos are a great choice if you’re looking for a primary residence, second home, or investment property with a low-maintenance lifestyle. They often provide access to amenities, security, and prime locations near the beach, shopping, and dining. Every condo community has its own set of rules and financial requirements, so if you’d like to know more, just reach out, we’d be happy to guide you through the details.
What About New Developments?
If you’re seeking a glassy, modern apartment with the latest bells and whistles, you may find new construction the most appealing. Nearly all new construction buildings are condos, and while the purchasing process is similar to a resale condo, there are some differences.
The closing process for a new development condo can be longer and more complex than a resale condo. Construction progress, obtaining necessary permits and certificates of occupancy, reaching the required sales threshold, and finalizing the building’s amenities can all impact when you’ll be able to close and move into your new home.
It’s not uncommon for the closing period in a new development condo to take several months to a year or more, depending on the stage of construction and the developer’s timeline. Below are some general guidelines:
a. Pre-construction Phase: In this phase, you typically sign a contract to secure the unit before construction begins. The timeline from contract signing to closing can be quite lengthy, often ranging from a few months to a couple of years, depending on the project’s scope and progress.
b. Construction Phase: Once the construction begins, the timeline for closing is contingent upon the completion of the building and obtaining the necessary approvals. Delays in construction or unforeseen circumstances can potentially extend the closing timeline.
c. Building Completion and Occupancy: After the construction is completed, the building needs to receive a certificate of occupancy (CO). The CO confirms that the building meets all the required codes and regulations for occupancy. The closing typically takes place after the CO is obtained.
Keep in mind that these timelines are just rough estimates, and they can differ based on factors like the project, developer, market conditions, and other variables.
Other Considerations
Beyond condos, Florida offers a variety of property types to fit different lifestyles. Options include townhomes, single-family homes in gated communities, waterfront estates, and new-construction developments with resort-style amenities. Each comes with its own ownership structure, association rules, and financial considerations.
This isn’t an exhaustive list, but it’s a great starting point to get familiar with the different types of properties available in Florida. If you’d like to dive deeper, we’d be happy to walk you through the options that best match your goals.
Step 4: Determine Your Wants / Needs
The “perfect” home rarely exists, but with a clear sense of priorities, you can find the one that best fits your lifestyle. Take the time to separate your true needs (location, number of bedrooms, outdoor space, proximity to schools or the beach) from your wants (a pool, extra guest suite, or upgraded finishes). This clarity will make your search more focused and successful.
If you’d like guidance on common real estate terms and features you’ll encounter in Florida, we’re happy to walk you through them.
Three Main Categories Most Florida Buyers Consider
Space and Layout
How many bedrooms and bathrooms do you need? Do you want a home office, guest suite, or private outdoor space such as a balcony, patio, or yard?
Amenities and Features
Do you prefer a gated community, fitness center, pool, or concierge services? Are in-unit upgrades like private elevators, smart-home technology, or impact windows on your must-have list?
Location and Lifestyle
How close do you want to be to the beach, top schools, golf courses, shopping, or dining? Do you prefer a walkable downtown area like Delray’s Atlantic Avenue, or the privacy of a quiet neighborhood with easy access to major highways?
Step 5: Settle on Location
Buying a home in Florida means choosing not just a city, but also the right neighborhood, community, and even the specific street. Each area can offer a very different lifestyle, from walkable downtowns like Delray Beach’s Atlantic Avenue, to gated golf course communities in Boca Raton, to waterfront living along the Intracoastal or oceanfront.
Now that you’ve settled on your budget, wants and needs, chosen between property types, and have your team in place, there’s one last puzzle piece to nail down: location.
If you’re thinking of purchasing a home in Florida, you may already have a dream neighborhood in mind. But if budget, lifestyle, or commute considerations make that neighborhood unlikely, it’s wise to have a backup plan. Here are five key points to consider when narrowing down your search:
Consider your personal vibe
Visit the neighborhood at different times of day to get a sense of the energy. A quiet gated community in Boca Raton may feel very different from the vibrant streets near Atlantic Avenue in Delray Beach. Think about whether you want walkable nightlife, a laid-back beach town atmosphere, or the privacy of a quiet residential community.
Consider your commute
How will you get to work, school, or daily activities? Do you need quick access to I-95 or the Turnpike, or would you rather live closer to Tri-Rail or Brightline for easy trips to Miami, Fort Lauderdale, or West Palm Beach? Factor in drive times — South Florida traffic can vary drastically depending on the time of day and season.
Consider your family’s educational needs
Research the public and private schools nearby, as well as daycare or after-school programs if needed. Many families choose their neighborhood primarily based on school ratings and proximity, and resources like GreatSchools.org can help provide a clear picture of options.
Consider your lifestyle and leisure
Are you looking for a golf or country club community, direct beach access, or walkability to restaurants and shops? Would you like a community with pickleball and tennis courts, a marina, or fitness facilities? Parks, playgrounds, dog-friendly areas, and cultural spots like theaters and galleries can also influence your decision.
Consider long-term value
Beyond the immediate appeal, think about appreciation potential, new development in the area, and how the neighborhood might evolve. Waterfront, golf course, and downtown walkable communities often hold strong value over time.
Step 6: Go See Properties
Finally the fun part! Now that you’ve determined your broker, team, budget, property type, wants and needs, and location, it’s time to go see properties!
One thing we always remind buyers is this: everyone has a certain number of properties that they need to see before they will be emotionally ready to put in an offer. Some buyers may fall in love with the first home they tour, while others need to see several options before feeling confident.
As you view different properties, your agent will help you refine your criteria based on your feedback. It’s completely normal for your wants and needs to shift during the process often, you won’t know what’s truly important until you’ve walked through a few homes and compared them firsthand.
Step 7: Make An Offer
With your property of choice finally found, it’s time to make an offer. Your real estate broker will help you evaluate the Once you’ve found the home you want, it’s time to make an offer. Your real estate agent will help you evaluate the market by reviewing recent sales data, comparable listings, and current competition. Together, you’ll craft terms that are attractive to the seller while protecting your interests, and then put it all in writing.
A strong Florida offer typically includes:
Proposed purchase price
Any contingencies (financing, inspection, appraisal, or sale of another property)
Desired closing date (most Florida closings happen within 30–45 days, but this can vary)
Earnest money deposit (often 1–3% of the purchase price, though this can be higher in competitive situations)
It’s normal for there to be some back-and-forth negotiation between your agent and the seller’s agent. If a counteroffer comes in, your agent will guide you through the next steps to help you reach a successful agreement.
Step 8: Accepted Offer
Once your offer is accepted, the seller and buyer will move forward with a fully executed purchase contract. In Florida, this is typically prepared by your real estate agent using standard state-approved contracts, and once signed by both parties, it becomes legally binding.
An offer outlines the proposed purchase price and terms, but the signed contract details everything, including contingencies, deposit amounts, inspection periods, and the agreed-upon closing date.
Unlike some other states, Florida contracts usually become binding as soon as they are signed, so it’s important to review the terms carefully. From there, you’ll move into the inspection and due diligence phase, with just a few more steps until closing!
Step 9: Condo or HOA Application and Approval
In Florida, many condominiums and homeowners associations (HOAs) require buyers to complete an application process before closing. While not as intensive as co-op boards in other states, these applications are still important and can impact your ability to purchase in a community.
Your agent will help you prepare and submit the necessary documents, which may include:
Application forms and fees
Personal and financial information
Background checks or reference letters
A copy of the purchase contract
Some associations also require an interview, either in-person or virtually, to ensure new residents understand the community’s rules and guidelines. Approval is typically straightforward, but each association has its own timeline, so it’s best to plan ahead.
Once you receive approval from the condo association or HOA, you’re ready to coordinate your closing. In Florida, closings usually happen within a couple of weeks after approval, so be prepared to finalize details quickly.
Step 10: Final Walkthrough
Right before closing, you and your agent will do a final walkthrough of the property to make sure everything is in the condition agreed upon in the contract.
What you’ll check depends on the type of home and the terms of your contract, but generally, you’re confirming that:
All agreed-upon appliances and fixtures are still in place
The property is clean and free of any major damage
Repairs, if negotiated, have been completed
Utilities (water, electricity, air conditioning) are functioning properly
If any issues come up during the walkthrough, your agent will work with the seller’s side to resolve them, but it’s rare for major problems to arise this late in the process. Sellers are motivated to deliver the home in move-in condition.
Step 11: Closing
Finally, it’s time to close! In Florida, closings may take place in person at a title company, law office, or real estate office, but it’s also common to handle them virtually or through mobile notaries for added convenience.
At closing, you’ll review and sign the final documents, the title company will record the deed, and funds will be disbursed. This is also when closing costs are paid, so be prepared to either wire the money securely (always confirm wiring instructions directly with your title company to avoid fraud) or bring a cashier’s check.
Closing costs in Florida vary depending on the county, lender, and property type, but they typically include title and settlement fees, lender fees, prepaid taxes, and insurance.
Your lender and title company will provide a detailed closing disclosure beforehand so there are no surprises. Once everything is signed and recorded, congratulations, you’re officially a Florida homeowner!
12 Steps to Selling Your Florida Home – The Ultimate Guide
Step 1: Initial Conversations With Agents/Brokers
Selling a home in Florida can feel overwhelming, which is why we’ve put together this step-by-step guide packed with information, tips, and tools to help you make informed decisions and attract the right buyer. From finding a great listing agent to preparing your home for market, negotiating offers, and closing the deal, we’ve got you covered.
What to Ask A Prospective Seller’s Agent
When you’re choosing an agent to sell your Florida home, it’s essential to feel confident in the relationship. You’ll be working closely together throughout the process, and there may be moments of stress along the way. The right fit matters.
Our best advice is to interview several agents and thoroughly vet them. Here are a few key questions you can ask:
How long have you been working as a real estate agent in Florida?
Experience matters in this market, especially given seasonal shifts, cash vs. financed buyers, and the nuances of condos, HOAs, and waterfront properties. Look for an agent with a strong track record and deep knowledge of the local market conditions, trends, and regulations.
How many listings do you currently have?
Take into account how many listings an agent has and how they’re marketed. Too many listings might mean less personal attention, but too few might mean less experience. Look at the quality of their marketing — professional photography, strong descriptions, video tours, and social media presence are a must.
How do you determine the listing price for properties you sell?
Pricing correctly is critical for a successful sale. A knowledgeable agent will use recent comparable sales, active competition, and current market absorption rates to recommend a strategy. They should also evaluate your home’s unique condition and features before suggesting a price.
Have you sold homes in my community or area before?
If your home is in a condo building, gated community, or HOA, it’s valuable to work with an agent familiar with that association’s requirements and reputation. If it’s a single-family home, you’ll want an agent who understands the local neighborhood trends and buyer pool.
Requirements of these communities?
Ask about the agent’s experience working with your association, condo building, or similar neighborhoods.
How often will we be in touch?
Clear and regular communication is essential in a successful seller-agent relationship. Ask the agent how they plan to keep you informed about showings, offers, and any developments in the selling process. Discuss your preferred communication methods and ensure they align with the agent’s approach. You should never have trouble getting in contact with your agent.
What’s your marketing plan?
A strong marketing plan for selling a Florida home should go well beyond simply putting the property on the MLS. Ask the agent how they plan to showcase your home, from professional photography and videography, including drone footage, lifestyle videos, and 3D tours, to online listings syndicated across major platforms. They should also outline how they’ll conduct open houses and private showings for both buyers and brokers, as well as how they’ll use targeted digital advertising through social media, Google, and email campaigns. In addition, a comprehensive plan should include print and local marketing, such as luxury magazines, direct mail, and community publications. The key is making sure your property’s unique features, whether waterfront views, luxury finishes, or prime location, are presented in a way that reaches both local and out-of-state buyers.
Can you provide me with references or testimonials from past clients?
Ask for references or testimonials from previous sellers to gauge the agent’s professionalism, communication skills, and overall client satisfaction. Speaking to past clients can give you valuable insights into their experience working with the agent. You can see our Google Reviews here.
At the end of the day, a seller’s broker should be:
An excellent educator on both the current market climate and the usual selling process
An objective advisor that can take the emotion out of the transaction
A marketing specialist with a great track record of selling properties similar to yours
A stellar negotiator that will always have your best interests in mind
A great listener – they should take your concerns to heart and remember your priorities
Remember, choosing the right seller’s agent is a critical decision that can significantly impact the success of your sale. Take the time to interview multiple agents, compare their responses, and select the one that best aligns with your goals, needs, and preferences. If you’d like to get to know our team better, click here!
Step 2: Sign the Listing Agreement
When selling a home in Florida, it’s standard practice to sign an exclusive listing agreement with your real estate agent. This contract, which typically runs for six months, outlines how your property will be marketed, what access your agent will have to your home for showings, and how the agent will be compensated for their services.
Here are seven key terms you need to know about listing agreements:
Commission
A percentage of the sale price, defined in the listing agreement, is paid by the seller to the listing agent at closing. In Florida, commissions are typically 5–6%. The commission is usually split between the seller’s agent and the buyer’s agent, though the exact split can vary. Be cautious of agents offering unusually low commission rates, you often get what you pay for when it comes to marketing, service, and negotiating strength.
Exclusivity
An exclusive listing agreement spells out that your agent has the sole right to market and sell your property for the duration of the contract. That means the commission will be due even if you find a buyer yourself.
Exclusive Right to Sell is the most common and comprehensive type of agreement in Florida. It guarantees that the listing agent is entitled to a commission once the property sells, regardless of who brings the buyer.
Exclusive Agency is less common but occasionally used. It allows the seller to find a buyer independently without owing a commission. However, if the agent procures the buyer, the commission is earned.
Marketing
When signing an exclusive listing agreement, it’s important to discuss how the apartment will be staged and advertised, how showings will be handled, and when open houses will take place.
Agent’s Responsibilities
The listing agreement should outline the specific responsibilities of the seller’s agent. These may include marketing the property, conducting showings, managing inquiries, negotiating offers, coordinating inspections, and guiding you through the closing process. Ensure that the agreement clearly defines the agent’s scope of work and any additional services or resources they will provide.
Protection Clause
For any exclusive agreement, this piece of the contract protects the seller’s interests. It also protects the agent or broker (and guarantees his or her commission) for a certain period of time after the expiration date. This is important if, for example, a prospective buyer brought in by the agent during the agreement period reappears and makes an offer after the agreement has expired.
Terminations and/or Withdrawal Clauses
Listing agreements should include provisions for termination or withdrawal. These clauses outline the conditions under which either party can end the agreement before its expiration. Common termination reasons include a breach of contract, dissatisfaction with the agent’s performance, or a change in circumstances. Review these clauses carefully and consult with legal counsel if necessary.
Timing/Duration
Most exclusive agreements run for a term of six months. If your apartment hasn’t sold by the end of that period, it’s time to have a sit-down with your agent to discuss fresh strategies (and, perhaps, revised pricing). From there, you can re-up the agreement or decide to part ways. It’s important to carefully consider the duration based on market conditions, the agent’s marketing plan, and your personal circumstances. Be aware that terminating the agreement early may incur penalties or obligations.
Remember, the listing agreement is a legally binding contract, so it’s crucial to thoroughly read and understand its terms before signing. Choose a reputable and experienced seller’s agent who can guide you through the agreement and ensure a smooth selling process.
Step 3: Pre-Listing Preparations
If you’re interested in selling your Florida home for the highest price possible in the shortest amount of time, you’ll probably need to do some light preparation before listing. Now is not the time for major renovations unless you’ve already discussed it with your agent, but there are a few simple updates we recommend before the photographer and videographer arrive.
Make Necessary Repairs
We all get used to small quirks in our homes, but buyers notice them right away. Fix doors that bump walls, replace cracked light switch plates, patch scratches or dings in drywall, and take care of toilets or faucets that need attention. Refresh hardwood floors or tile grout if they look worn, and add a fresh coat of neutral paint throughout. Try to view your home through the eyes of a buyer. These little details may blend into the background for you, but they will stand out to potential buyers.
Deep Clean Everything
Before listing, a deep clean is essential. Wash the windows inside and out so nothing distracts from the Florida views and natural light. Remove cobwebs and dust from every corner, polish wood surfaces, and make sure bathrooms and grout lines are spotless. In the kitchen, clean every surface and appliance, including inside the oven and refrigerator. Buyers will notice every detail, so presenting a sparkling clean home is key.
Declutter Each Room (& the Closets)
One of the keys to selling quickly is making your home feel like an inviting blank slate. Neutralize the space by taking down personal photos and collections and replacing them with simple artwork or décor. Put away toys and pet items to keep floors open and organized. If large furniture makes a room feel small, move it into storage. Remember to tidy closets as well since buyers will open them. Organized storage can make your home feel more spacious and appealing.
When there’s less evidence of the people that used to live there, potential buyers find it much easier to imagine their own lives and belongings in your home.
Stage It
There are many ways to stage a home, each with different levels of cost and commitment. If you want to secure the highest offer in the shortest amount of time, staging your Florida home is one of the smartest steps you can take.
We often include light staging in our services when representing sellers, though not every agent does. Simple touches like balancing the light in each room, arranging furniture to highlight open layouts, and creating inviting spaces can make a big difference. We encourage sellers to keep their homes staged throughout the marketing and showing process.
Depending on your budget and goals, we may recommend professional staging, which is more costly but creates a polished look with maximum impact, or virtual staging, which is a more affordable option that still helps buyers visualize a home’s potential. Either way, curating your home and presenting it in the best possible light is key to attracting strong offers and achieving a successful sale.
Photography & Videography
Once your home is prepared, our team brings in professional photographers and videographers to capture every detail for both digital and print marketing. These images and videos are often the very first impression potential buyers will have of your property. We also create an accurate floor plan so buyers can clearly understand the layout.
High-quality marketing materials are essential. Buyers rely heavily on video tours and photography to get a true sense of how each room flows together and how indoor and outdoor spaces connect, something especially important in Florida homes. Exceptional visuals not only highlight your property’s best features but also expand the pool of interested buyers, increasing the chances of getting more qualified showings and stronger offers.
Step 4: Listing Goes Live
Website Launch
The first step to selling a Florida home is getting it listed on the MLS, which automatically syndicates your property across all major real estate platforms like Zillow, Realtor.com, Trulia, and brokerage websites. This is where professional photography, videography, marketing copy, community details, and pricing information all come together to tell the story of your home. Your listing will be accessible to both local and out-of-state buyers, which is especially important in Florida’s competitive market.
Email Marketing
Once your listing is live, we also promote it directly through email campaigns. These targeted emails go out to our exclusive database of qualified buyers, investors, and fellow agents, featuring photos, videos, and key details about your property. This ensures maximum exposure not just online but also directly in the inboxes of people most likely to be interested in your home.
Social Media Marketing
In addition to placing your home on multiple listing sites and sending targeted email campaigns, we also promote every active listing across our social media channels. Professional photography, videography, and lifestyle content are featured prominently to capture attention and showcase your property in the best light.
By keeping your listing in front of our social audience with consistent and engaging posts, we ensure strong visibility and continued interest well beyond the initial launch or first open house. This ongoing exposure helps drive showings and keeps your property top of mind for both buyers and agents.
Step 5: Showings/Open Houses
Be Available
After your home is listed and our marketing campaign is in full swing, your role as the seller comes down to one key thing: flexibility. Our team will be familiar with your property since we all attend the photo and video walkthrough, so when showings are scheduled, all we really need from you is to make the home available.
If you have a second residence or family nearby, that makes things easier, but even stepping out for a short time during a showing can make a big difference. If you have pets, it’s best to take them with you so buyers can tour the home without distraction.
We’ll keep you fully informed before, during, and after each showing or open house. While there’s always some level of disruption in this stage of the process, our goal is to make it as smooth and stress-free as possible.
We will of course be extremely communicative with you before, during, and after showings or open houses. Although there’s a certain amount of disruption that comes with this step in the process, we try our hardest to minimize and mitigate it as much as possible.
Seller’s Agent Due Diligence
While we’re preparing your listing and conducting showings, we also stay on top of what’s happening in your community or association. This includes monitoring for upcoming assessments, planned renovations, or updates to amenities and common areas that could impact buyers’ decisions.
We make sure our entire sales team has the most current and accurate information so that no matter who is showing your home, they can confidently answer buyer questions and highlight your property in the best possible light.
Step 6: Field Feedback or Offers
What the Buyer’s Agent Has to Say
First things first, after every showing we reach out to the buyer’s agent to get honest feedback about what their clients thought of the home. As your trusted advisors, this feedback is an important data point that helps us understand how the market is responding to your property.
Every response is valuable, whether it’s a clear “no,” a “maybe,” a “not yet,” a “yes, but,” or an enthusiastic “yes.” We use this information to adjust our marketing strategy, highlight features differently, or address concerns so your home continues to attract strong interest.
As we collect feedback from showings, we pay close attention to any themes that come up repeatedly. If multiple buyers mention the same concern or highlight the same positive feature, that information carries the most weight since it reflects a broader segment of the active buyer pool. We’ll use those insights to tailor our advice to you and adjust our strategy if needed.
While unique or one-off comments are still worth noting, it’s the consistent feedback that helps us best position your home to attract serious buyers and strong offers.
Fielding Offers
Now for one of the most exciting parts of selling your Florida home: fielding offers. It’s important to give thoughtful consideration to every offer, even those that seem too low at first glance. Sometimes what starts as a “lowball” can turn into a serious negotiation if handled with courtesy and professionalism. By responding strategically rather than dismissing an offer outright, we leave the door open to possibilities.
As we guide you through what we hope will be multiple offers, it’s important to keep emotions in check. You will naturally feel more connected to your home than any buyer ever will. While we always respect your perspective, our recommendations will focus on what creates the best outcome in the current market.
We also work to ensure that seller expectations are aligned with real market conditions from the start. Our goal is to position your home for success so that the results of your showings and open houses are in line with what today’s buyers are prepared to pay.
Negotiations
While sometimes selling a Florida home is straightforward, more often than not, negotiations are part of the process, and they can quickly become complex.
It’s possible that a buyer submits an offer you’re completely satisfied with and all you need to do is accept it, but more often the first offer is just the start of a conversation. That back-and-forth is the negotiation process.
A critical part of successful negotiation is making sure the buyer is properly qualified. Anyone can write an offer that looks appealing, but as your listing agent, it’s our job to confirm the buyer is financially capable of closing. This means verifying proof of funds for cash offers, reviewing pre-approval letters for financed offers, and asking the right questions about contingencies and timelines.
If your property is part of a condo or homeowners association, the buyer will also need to go through the association’s approval process. We do our best to qualify buyers upfront so there are fewer surprises later and a smoother path to closing.
This is also where your agent’s experience matters. A knowledgeable agent who understands local market trends, recent comparable sales, and the dynamics of your neighborhood is best equipped to negotiate strongly on your behalf and secure the best possible sale price.
Step 7: Accepted Offer
Assembling the Transaction Sheet
Once both parties have agreed to the terms of the sale, we move into the contract and paperwork stage. The purchase agreement is prepared with the agreed-upon terms, and both buyer and seller sign to officially bind the deal.
Due Diligence
In Florida, due diligence typically involves the buyer’s inspection period and a title search. The inspection period gives the buyer time to hire licensed inspectors to review the property for any issues, while the title company ensures the title is clear of liens, encumbrances, or other problems that could delay closing.
Our job as the listing agent is to make all relevant property information available, including association documents, disclosures, and any recent updates. We also coordinate communication between the buyer, their lender, inspectors, and the title company. The more efficient this process is, the quicker we can move from contract to closing.
In Florida, attorneys are not always involved in the transaction. Instead, the title company or closing agent typically prepares the contract and ensures that all terms are clear and enforceable. If you choose to have an attorney review the agreement, they will walk you through the key details, but most sellers rely on their agent and the title company to guide them through the process.
The goal is always to create a fair and accurate contract that reflects the agreed-upon terms and protects both parties, allowing the transaction to move smoothly toward closing.
Step 8: Contract Signed
Executing the Contract
Once both parties agree to the terms, the purchase contract is signed. In Florida, the buyer typically signs first and submits the initial escrow deposit, which is usually around 1–3% of the purchase price but can be higher in competitive situations. The seller then countersigns, and the fully executed contract is delivered to both parties.
The escrow deposit is held by the title company, closing agent, or brokerage in a regulated escrow account until closing. At this stage, the contract is legally binding, but the buyer still has an inspection period (typically 7–15 days) during which they can cancel or renegotiate based on findings.
We encourage sellers to move promptly at this stage. Delays in signing or sending documents can create uncertainty for the buyer, which sometimes causes them to back out. Acting with a sense of urgency helps keep the transaction on track and builds buyer confidence.
Step 9: Buyer Condo or HOA Package/Mortgage Application
As the seller at this stage of the process, your responsibilities are fairly minimal. Once the contract is signed, most of the work shifts to the buyer, their lender, and the title company as they complete inspections, financing, and association approval (if applicable).
Our role as your agent is to stay on top of deadlines and ensure the buyer is moving forward as agreed. We’ll keep you updated every step of the way so you know the transaction is progressing smoothly and on track for closing.
Mortgage Approval
The responsibility for guiding the buyer through the mortgage process typically falls on the buyer’s agent and lender. That said, if there’s any way we can help move things along, we always step in to make sure our sellers stay on track for a successful closing.
In Florida, a key milestone is receiving the buyer’s loan commitment letter from their lender. This document confirms that financing has been approved and is one of the final steps before the transaction heads toward closing. Ensuring this letter is delivered on time helps reduce risk and provides confidence that the deal will move forward smoothly.
Submitting the Condo or HOA Application
We are highly experienced in navigating the details of condo and HOA approval packages, which usually come into play more when we represent buyers. However, there are times when the buyer’s agent may be less familiar with the process or when a buyer’s financials are more complex. In those cases, we’re happy to share our expertise to ensure the transaction stays on track for our sellers.
In Florida, we typically see the loan process and association application move forward at the same time. That way, once the buyer receives their loan commitment letter, their condo or HOA application is also ready to be submitted. The association’s management company will review it first before sending it on for board approval, if required.
Step 10: Association Interview/Condo Waiver
One very important thing to keep in mind when selling a Florida condo or a home in an HOA community is that the association approval process can take time. Depending on the community, it may take anywhere from 2–4 weeks or longer for the buyer’s application to be processed. This is why it’s so important for the buyer’s package to be complete, accurate, and well-prepared — it helps reduce back-and-forth questions and keeps the closing timeline on track.
Condo or HOA Interviews
In some Florida communities, part of the approval process may include an interview with the condo or HOA board. These interviews usually happen shortly after the buyer’s application is reviewed and are often conducted virtually or in person. The goal is typically to confirm that the buyer understands the community’s rules, policies, and lifestyle expectations.
We stay in communication with the buyer’s agent throughout this step to make sure the buyer feels prepared and confident. Because we do careful work upfront to qualify buyers and ensure their applications are complete, it’s rare to see anything other than an approval at this stage.
Condos and the Right of First Refusal
In Florida, most condominium associations include a right of first refusal in their governing documents. After the buyer’s application is submitted, the management company reviews it first and then forwards it to the board. Unlike a co-op, the board does not formally approve or deny a buyer. Instead, they review the transaction to decide whether or not to exercise their right of first refusal.
This clause gives the condo association the option to step in and purchase the unit themselves at the same price and terms agreed upon between buyer and seller. In practice, it is very rare for associations to exercise this right, but it is a standard part of the process.
Most condominium bylaws allow up to 30 days for the board to issue or waive their right of first refusal. Once the association issues the waiver, or the timeframe passes without action, the transaction can move forward to the final steps before closing.
Step 11: Final Walkthrough
What A Final Walkthrough Is
One of the last steps in selling a Florida home is the final walkthrough. This is conducted by the buyers and their agent, usually within 24 hours of closing. During the walkthrough, they check that the property is in the agreed-upon condition, confirm that required repairs (if any) have been completed, and make sure all appliances, lights, plumbing, and systems are functioning properly.
In Florida, most contracts include an inspection period earlier in the process, when buyers hire a professional inspector and negotiate any repair requests or credits. By the time of the final walkthrough, the property should reflect those agreed-upon terms. The home should also be left in “broom-clean” condition with all personal belongings removed, unless otherwise negotiated.
Preparing for Your Final Walkthrough
In the days leading up to the final walkthrough, there are a few standard steps we recommend to ensure everything goes smoothly. Start by replacing any burnt-out lightbulbs and making sure all outlets, switches, and fixtures are in working order. Run all appliances, especially if the home has been vacant to confirm they’re still functioning properly.
We also suggest scheduling a professional cleaning so the property is fresh and move-in ready. If any damage occurred during the moving process, it’s best to take care of those repairs before the walkthrough.
The guiding principle is simple: think about how you’d want to see your new home for the first time. Clean, bright, and fully operational is always the right standard to leave for your buyers.
Step 12: Closing
What A Final Walkthrough Is
One of the last steps in selling a Florida home is the final walkthrough. This is conducted by the buyers and their agent, usually within 24 hours of closing. During the walkthrough, they check that the property is in the agreed-upon condition, confirm that required repairs (if any) have been completed, and make sure all appliances, lights, plumbing, and systems are functioning properly.
In Florida, most contracts include an inspection period earlier in the process, when buyers hire a professional inspector and negotiate any repair requests or credits. By the time of the final walkthrough, the property should reflect those agreed-upon terms. The home should also be left in “broom-clean” condition with all personal belongings removed, unless otherwise negotiated.
Preparing for Your Final Walkthrough
In the days leading up to the final walkthrough, there are a few standard steps we recommend to ensure everything goes smoothly. Start by replacing any burnt-out lightbulbs and making sure all outlets, switches, and fixtures are in working order. Run all appliances, especially if the home has been vacant to confirm they’re still functioning properly.
We also suggest scheduling a professional cleaning so the property is fresh and move-in ready. If any damage occurred during the moving process, it’s best to take care of those repairs before the walkthrough.
The guiding principle is simple: think about how you’d want to see your new home for the first time. Clean, bright, and fully operational is always the right standard to leave for your buyers.