Seller Guides
Seller Guides
Seller guides, pricing strategies, and tips for listing your home in Southwest Florida.
What Happens If the Appraisal Comes In Low When You're Selling in Florida? (2026)
Short answer: a low appraisal does not cancel your sale, it caps what the buyer's lender will lend. From there you have four realistic paths, and which ones are available depends on the appraisal contingency in your contract and on the buyer's loan type.
Can You Sell a House with an Open Permit or Unpermitted Work in Florida? (2026)
Short answer: yes, but it has to be dealt with, because the municipal lien search will find it and title insurance does not cover it. Florida law gives owners real remedies, including a six-year close-out path and protection for arms-length purchasers.
What Is FIRPTA, and How Much Is Withheld When a Foreign Owner Sells a Florida Home? (2026)
Short answer: FIRPTA requires the buyer to withhold a share of the gross sales price when a foreign person sells U.S. real estate, generally 15 percent. It is a prepayment against your U.S. tax, not the tax itself, and there is a formal process to reduce it.
What Is an HOA Estoppel Certificate in Florida and Who Pays for It? (2026)
Short answer: an estoppel certificate is a written statement from your HOA or condo association confirming exactly what is owed on your unit as of a specific date. Florida law requires the association to deliver it within 10 business days of a written request, and it binds the association for a set window after that.
Do You Pay Capital Gains Tax When You Sell Your Home in Florida? (2026)
Short answer: if it is your primary residence and you have lived there long enough, federal law lets you exclude up to $250,000 of gain from taxes if you file single, or up to $500,000 if you are married filing jointly. Florida has no separate state income or capital gains tax, so that exclusion is often the whole story.
Should You Offer a Home Warranty When Selling Your Florida Home? (2026)
Short answer: a seller-paid home warranty can reduce buyer hesitation and smooth post-inspection negotiations, but it is not the right move for every listing. Here is what to consider before you agree to include one.
Selling a Condo in Florida: The Documents and Disclosures You Need (2026)
Short answer: selling a Florida condo has an extra layer that selling a house does not, the association. You will need an estoppel certificate, current governing documents and financials, and, for many buildings, disclosure of the milestone inspection and reserve study. Get these lined up early and your closing runs on time. Here is the full checklist.
How Much Does It Cost to Sell a House in Florida? (2026)
Short answer: between agent compensation, Florida's documentary stamp tax, title and closing fees, prorations, and getting the home market-ready, plan on several percent of the sale price, and several pieces are negotiable. Here is every line item and who customarily pays it in Sarasota and Manatee counties.
What Is My Home Worth? How Pricing Really Works in Lakewood Ranch & Sarasota (2026)
Short answer: your home is worth what a ready buyer will pay, and the best evidence is recent comparable sales, adjusted for condition, upgrades, fees, and the insurance picture. Here is how homes actually get priced in this market, and why the online estimate misses.
Should You Sell Your House Before Buying Another in Florida? (2026)
Short answer: if you need the equity from your current home to buy the next one, selling first is the cleaner play, but home-sale contingencies, leasebacks, bridge financing, and new-construction timelines give you real ways to avoid moving twice. Here is how to decide.
What Do You Have to Disclose When Selling a House in Florida? (2026)
Short answer: Florida sellers must disclose known facts that materially affect the home's value and are not readily observable, plus a written flood disclosure, association disclosures, and federal lead-paint rules for older homes. Here is the full list, and what an as-is contract does and does not change.
Selling Your Home in Southwest Florida, What to Know in 2026
A practical guide to selling your home in the Sarasota-Bradenton market: when to list, how to price, what to prepare, and what the current market data says about seller positioning.
Selling a House with High HOA or CDD Fees in Florida (2026)
Short answer: fees do not have to sink your sale, surprises do. Buyers walk when a fee shows up late, not when it is explained. Here is how to price and market a home in a high-fee community, and how to turn transparency into your advantage.
When Is the Best Time to Sell a House in Sarasota & Manatee County? (2026)
Short answer: our market runs on a winter rhythm, not the spring one national articles describe, the buyer pool is largest from roughly October through April, but so is the competition. The honest answer depends on your home's segment, and it is a data question.
Selling a Home in Southwest Florida: Timeline and What to Expect (2026)
A step-by-step timeline for selling your home in the Sarasota-Bradenton area, from pre-listing preparation through closing day.
Preparing Your Home to Sell in Florida: What Actually Matters (2026)
Not every upgrade is worth the investment before listing. Here is what actually moves the needle for Florida home sellers and what you can skip.
How to Price Your Home in Southwest Florida (2026)
Pricing your home correctly from day one is the single most important decision you will make as a seller. Here is how to get it right in the Sarasota-Manatee market.
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