Florida Seller Checklist
Florida-specific listing prep, disclosures, and closing-day prep.
Selling in Florida is different — buyer-pays-title counties, doc stamps, hurricane/wind insurance disclosures, and HOA estoppel timelines all change the math. This checklist walks every Florida seller through pre-list prep, the right disclosures, the actual closing costs, and what to bring to closing day.
Before listing (weeks 0–2)
- Order a pre-listing inspection.Fix what you can; disclose what you can't. Beats inspection-period surprises.
- Pull mortgage payoff and HOA estoppel quotes.Florida estoppels can take 10 business days and cost $200–500.
- Get a True Net Sheet from your agent.Include doc stamps (~$0.70/$100), title (varies by county), and HOA estoppel.
- Confirm county title-payment convention.Buyer pays in Sarasota, Manatee, Collier, others; seller pays in Miami-Dade, Broward.
- Pick a target list price using 30-day comps.Florida markets move fast — anything older than 60 days is unreliable.
Listing prep (weeks 1–3)
- Declutter and depersonalize every room.Photos and showings convert better with neutral, light, open spaces.
- Schedule professional photography.Twilight and drone shots typical for waterfront / pool properties.
- Complete the Florida Seller's Property Disclosure.Required for residential sales — flood, sinkhole, leaks, additions.
- Gather permits for any additions or renovations.Unpermitted work is the #1 reason FL deals fall apart at inspection.
- Confirm wind mitigation inspection on file.Buyers will request — affects homeowner's insurance premiums.
- Pre-order HOA / condo docs if applicable.Some condos require 7–14 days for full doc packets.
Under contract (weeks 3–6)
- Respond to inspection requests within the contract window.Florida AS-IS contracts have a hard inspection-period deadline.
- Coordinate appraisal access.Make property accessible; provide list of upgrades to appraiser.
- Begin reviewing your seller's net sheet weekly.Doc stamps, taxes, HOA proration, and concessions can shift numbers.
- Confirm escrow / earnest money deposit received.Florida title companies hold; verify with closing agent.
- Schedule utilities final read for closing day.Power, water, gas — final reads protect you from buyer overage.
Closing (final week)
- Review the Closing Disclosure / Settlement Statement.Confirm payoff, commission, doc stamps, taxes, HOA proration.
- Sign documents in person or via mobile notary.Florida supports remote online notarization for most sales.
- Bring photo ID and wire instructions for net proceeds.Verify wiring instructions by phone — wire fraud is common.
- Hand over keys, garage remotes, mailbox keys, pool fobs.Leave all manuals, warranties, and HOA welcome packet.
- Cancel insurance and HOA payments after recording.Some HOAs require written notice; insurance refunds prorated.
Frequently asked questions
Expect 8.5–9.5% of sale price: agent commissions (5–6%), doc stamps (~0.7%), title (county-dependent), HOA estoppel, prorated taxes, and minor closing fees. A net sheet is the only way to know the exact number.
Yes. The Florida Seller's Property Disclosure requires you to disclose known material defects, including past flooding, sinkhole activity, and roof leaks.
Typical timeline is 45–75 days — 14–30 days on market plus a 30–45 day escrow. Cash sales close in 14–21 days; financed sales in 30–45.