Seller Representation in Miami: What I Do for You

Selling a Miami high-rise is different from selling anywhere else. The disclosure requirements are specific, the buyer pool is international, and overpricing by even 5% in a building with five active listings can turn a strong unit into a 180-day problem. Here is how I work.

Published September 11, 2026

Before the listing goes live

Most agents list first and discover problems later. I work the other direction.

Under s. 718.503(2), a condo seller must provide a specific disclosure package: the declaration, articles of incorporation, bylaws, rules, the most recent annual financial statement, the current budget, the milestone inspection summary where applicable, and the most recent structural integrity reserve study — or a statement that none exists. Assembling this package takes time. An association that takes two weeks to respond to an estoppel request can take just as long to produce the governing documents. I request everything before we accept an offer, not after, so your buyer's seven-day cancellation window does not become a negotiating tool against you.

I also pull your unit's parcel record from the Miami-Dade Property Appraiser and verify ownership, legal description, and any recorded liens before we go to market. A lien the seller did not know about surfaces at closing; I want to know about it in week one.

For buildings where I have worked, I request the last two years of board minutes under s. 718.111(12). If there is a pending special assessment, a deferred reserve study, or an insurance renewal surprise in those minutes, I want to know — and disclose — before a buyer's attorney finds it and uses it to renegotiate your price during the inspection period.

Pricing from data, not opinion

Miami-Dade county records every recorded sale. I pull comparable closed transactions in your building and the adjacent towers, adjust for floor, line, view, and condition, and build a price range from that data. In a building where five units are active and two have been sitting for 90 days, that context matters as much as the closed comps.

The downside of overpricing in a Miami high-rise is compounding. Buyers who tour your building see the other active listings. A unit that has been on the market for 180 days in a building with otherwise normal days-on-market signals something to every buyer's agent in the market. Price reductions after the first 30 days achieve less than correct pricing at entry. I will tell you what the market data supports, and I will tell you plainly when what you want to net and what the market will pay are not the same number.

Showing logistics in a high-rise building

A Miami condo building is not a house. Many buildings require 24 hours' notice for showings, elevator reservations for moves and large groups, and front desk check-in for all visitors. I coordinate all of this so your unit shows on the buyer's schedule, not the building's delays.

I also prepare the unit for photography before the listing goes live. In a building where buyers are comparing your floor plan to the identical unit two floors down, presentation is a differentiator. I will tell you specifically what to address — not in the abstract, but based on what I have seen buyers respond to in this building or this type of building.

FIRPTA and the international buyer pool

Miami's condo market draws buyers from across Latin America, Canada, and Europe. If a non-US person purchases your unit, federal law under IRC §1445 (FIRPTA) requires the buyer to withhold 15% of the gross sales price and remit it to the IRS as a tax deposit. This is not the buyer's problem — it is yours in the sense that the withholding comes out of your proceeds at closing.

If you are a non-US seller, the withholding obligation runs in the other direction. I will refer you to a qualified tax professional before we go to market, not at the closing table, so you understand the structure of your net proceeds in advance. A US seller selling to a foreign buyer needs to know that a FIRPTA-exempt transaction (purchase price under $300,000, buyer intends to use the property as a residence) changes the withholding picture entirely.

What I negotiate on your behalf

Once you have an offer, the negotiation is not only about price. In Miami, the timing of the closing matters: a buyer who needs 90 days for a foreign national loan product is not the same as a cash buyer who can close in 30. I evaluate the net to you after all concessions, not the headline number, and I will tell you when a lower gross price with a faster cash close nets you more than a higher offer with a financed contingency and a requested $15,000 closing cost credit.

The HOA estoppel letter — required before closing — shows outstanding fees, pending assessments, and the approval status of the buyer. Florida statute caps standard estoppel delivery at $299 as a seller cost. If the estoppel returns showing a pending assessment not previously known, I want written confirmation of the amount before the buyer's agent uses it as a credit request at the last moment.

Closing costs for a Miami condo seller are real. A full breakdown of seller closing costs in Miami covers the documentary stamp tax, the title search, association transfer fees, and what sellers and buyers typically split by local custom. I review that breakdown with you before we accept an offer so the net proceeds calculation is accurate from the start.

Frequently asked questions

How long does it take to sell a Miami condo?

It depends on the building, the price, and the buyer pool. In a building with active buyer demand and a correctly priced unit, offers can arrive within two to three weeks of listing. From accepted offer to close: 30–45 days for a cash buyer, 45–60 days for conventional financing, 60–90 days for a foreign national loan. The association approval process — which runs separately from the financing timeline — adds two to six weeks in some buildings and runs concurrently in others. I build the timeline out before you accept an offer so you know what you are agreeing to.

Do I need to disclose the special assessment my building just announced?

Yes, and the timing matters. Under Florida law, material facts affecting the value of a property must be disclosed to a buyer. A special assessment, a pending litigation, or a structural issue the board has acknowledged in minutes all qualify. I read the documents before we list so there are no surprises — and so your disclosure is complete before a buyer's attorney starts asking questions.

What if I owe more than the unit is worth?

That is a conversation for before the listing, not during it. The full guide to selling a Miami condo addresses this scenario. A short sale has specific lender requirements and a different timeline. I will tell you plainly what the options are and what each one costs in time and money.

Can you sell my unit if I am not in Miami?

Yes. I have worked with sellers in other states and abroad. The showing coordination, document handling, and closing can all be managed remotely. Florida allows remote online notarization for real estate closings, which means you do not need to be physically present to sign. I will walk you through the logistics before we list.

What happens if my building has issues that scare buyers away?

If a building has documented structural concerns, a failed milestone inspection, or a large pending assessment, I will not hide that — I will price it into our strategy from the start. A buyer who discovers the issue during the inspection period will either cancel or demand a renegotiated price. A buyer who understood the issue before making an offer is far more likely to close. Transparent disclosure, priced correctly, moves faster than a unit that falls apart in due diligence.

Stefania Riverin, Licensed Real Estate Sales Associate · FL SL3620067 · Brokered by NB Elite Realty · 1101 Brickell Ave, Miami, FL 33131 · Equal Housing Opportunity