Selling a home in Miami-Dade or Broward comes down to three things you control: a price grounded in real sales, a property prepared for the questions buyers and their insurers will ask, and complete disclosures so the deal survives inspection and closing. Here is how each one works in South Florida right now.

Know which market you are selling into

Single-family homes and condos moved at very different speeds in July 2026, according to MIAMI REALTORS® data:

  • Miami-Dade single-family: median 45 days to contract; sellers received 96% of the original list price.
  • Miami-Dade condos: median 86 days to contract; 93% of the original list price; 12 months of supply.
  • Broward single-family: median 34 days to contract; 96% of the original list price.
  • Broward condos: median 86 days to contract; 92% of the original list price; 10 months of supply.

If you are selling a condo, you are likely competing with more listings than a single-family seller, and buyers can see that inventory too. These are countywide medians for one month. Your building or street can differ, and the numbers describe what already happened, not what your sale will do.

Pricing: start from closed sales

A list price you can defend comes from recent closed sales of comparable properties: the same building or subdivision where possible, with similar size, condition, view and flood zone. Active listings show you the competition, not what buyers actually paid.

In South Florida, these factors can separate your home from an otherwise similar sale:

  • Roof age and condition, because they affect whether and how a buyer can insure the home.
  • Impact windows and doors, with the permits closed.
  • Flood zone and elevation, which change a buyer's insurance cost.
  • For condos, the building itself: reserves, special assessments, milestone inspection status and the monthly fee can weigh as much as the unit's finishes.

If the buyer is financing, the lender will order an appraisal. A price well above what comparable sales support can lead to a low appraisal and a renegotiation. Our checklist on what happens when the appraisal comes in low lays out the options.

Prepare for the buyer's inspection and insurance quotes

Expect a buyer to order an inspection and insurance quotes before they are fully committed. You can get ahead of both:

  • Check for open or expired permits with the building department that has jurisdiction: Miami-Dade County for unincorporated areas, or your city. Unclosed permits can hold up title work and closing.
  • Gather documentation: the roof permit and installation date, the age of the A/C and water heater, and any wind mitigation or four-point inspection reports you already have. Insurers may ask for them, particularly on older homes.
  • Consider a pre-listing inspection on an older property. Knowing about a problem before a buyer finds it lets you repair it, price it in or disclose it on your terms.
  • Condo sellers: collect the association documents now. Florida requires you to provide the declaration, bylaws, rules, budget, financial statement, the milestone inspection summary if applicable, and the structural integrity reserve study or a statement that it has not been completed, among other items. The buyer's 7-day cancellation period, excluding weekends and legal holidays, runs from when they receive them (section 718.503).

For decluttering, repairs, photos and showing logistics, see our two-week prep plan.

Disclosures: what Florida sellers owe buyers

Several disclosure obligations apply to a typical residential sale:

  • Known hidden defects. Under the Florida Supreme Court's decision in Johnson v. Davis (1985), if you know about something that materially affects the home's value, and the buyer cannot readily see it and does not know about it, you have to disclose it (The Florida Bar Journal). An "as is" contract limits your repair obligations; ask a Florida real estate attorney how it interacts with your duty to disclose.
  • Flood history. The flood disclosure required by section 689.302 must be completed and delivered at or before the signing of the contract. It asks about flood damage during your ownership, flood insurance claims and flood assistance, including from FEMA.
  • Radon notice under section 404.056(5) and, for most homes built before 1978, the federal lead-based paint disclosure (EPA).
  • HOA disclosure summary in communities governed by Chapter 720, due before the contract is signed. A buyer who does not get it in time has a short cancellation right under section 720.401.

Costs and taxes to plan for

Documentary stamp tax on the deed

Florida's documentary stamp tax on deeds is $0.70 per $100 of the price in every county except Miami-Dade. In Miami-Dade the rate is $0.60 per $100, plus a $0.45 per $100 surtax on deeds other than those for a single-family dwelling (Florida Department of Revenue). On a $500,000 sale:

  • Broward: $3,500.
  • Miami-Dade, single-family dwelling: $3,000.

The Department of Revenue notes that all parties to the document are liable for the tax, regardless of which party agrees to pay it. Your contract sets who pays.

Capital gains on your main home

If the home was your main residence, you may be able to exclude up to $250,000 of the gain from income, or up to $500,000 on a joint return, if you meet the IRS ownership and use tests, generally two years out of the last five (IRS Topic 701). Rental and investment property follows different rules. Confirm your situation with a CPA or tax adviser.

Sellers who are not U.S. persons

When a foreign person sells U.S. real property, the buyer generally must withhold 15% of the amount realized under FIRPTA. Withholding can be reduced or not required in some cases where the buyer will use the property as a residence and the price is $1 million or less (IRS). Plan this with a tax professional well before closing.

The rest of the settlement statement

Your closing statement will also show the mortgage payoff, prorated property taxes and association dues, brokerage fees you agreed to and any credits negotiated with the buyer. Ask for an estimated net sheet before you accept an offer, not after.

What this means for you

  • Price from closed comparable sales, and be realistic about the segment you are selling in.
  • Resolve permit, roof and document questions before listing, not during the buyer's inspection period.
  • Disclose what you know. It protects you, and it keeps the negotiation from resetting late in the deal.
  • Estimate your net proceeds with taxes, payoff and closing costs included, and get tax advice on capital gains or FIRPTA if either may apply.

This article is general information, not legal or tax advice.

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