Sellers
Sell a Miami condo
Owners getting ready to list, go under contract, and close. Price with SIRS and assessments in view, list cleanly, negotiate offers, then close with a real net number.
1. Getting started
Usually 2–4 weeksDecide whether to sell, what you walk away with, and whether SIRS, special assessments, or a tenant will slow the deal. Miami buyers will ask about the building before they ask about your kitchen.
- Run a net sheet with a realistic sale price, not the peak asking price from 2022.
- Pull SIRS, milestone, and pending special-assessment status from the association.
- Gather HOA docs, your survey, and any open permits before you interview agents.
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2. Going live
Usually 1–3 weeks to launchPrep, price, disclose, and show. A Miami listing lives or dies on photos, HOA documents, and a number that matches the building — not just the unit.
- Price against recent closed sales in the same tower, then check DOM in competing buildings.
- Complete the seller disclosure and have condo docs ready for buyers.
- Plan showings around board rules, elevators, and tenant notice if the unit is occupied.
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3. Under contract
Usually 30–45 daysOffers, inspection, appraisal, and HOA approval. This is where Miami condo deals stall — board applications, right of first refusal, and inspection credits.
- Compare offers on net, not headline price (credits, close date, financing).
- Prepare for inspection and appraisal; pull permits if you remodeled.
- Start the buyer’s HOA application immediately — do not wait until week three.
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4. Closing
Last 7–10 daysEstoppel, title, FIRPTA if you are a foreign seller, and the walkthrough. Confirm the wire and the net — not just the closing date on the calendar.
- Order the association estoppel as soon as title asks; it can take days.
- Verify payoff, assessments, and who pays the transfer fee on the settlement statement.
- Confirm wire instructions by phone with the title company. Never trust an emailed change.
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