Real Estate 202 – Highlights of the Process (Florida Version)

As a seller, you should be aware that there are a number of things that can happen even from the very beginning of the process. We are here to help through the bumps. Perhaps we won’t have any bumps, but either way – we are here to help smooth out the ride. Everyone from you to the closing attorney or title company has a part in this trip. If any one person stumbles, it will affect the whole group. It is important that you take the time to read this course material fully, as it will help you prepare!

A quick word about etiquette...

This section is not meant to offend anyone, but rather to inform you up front of how transactions typically play out and some things that can help us help you better. We are all on the same team as our ultimate goal is to get you to the closing table with the best deal possible. Sometimes you might not want to hear what we have to say, but I assure you—we’re saying it to protect your interests.

Your agent doesn’t like delivering bad news. They only get paid when your home closes. They’re working with lenders, title agents, buyers, and vendors behind the scenes so you don’t have to. Please be patient, respectful, and know that we’ll communicate what you need to know, when you need to know it.

Let’s talk about the overall big picture of the process.

We’ll go into more detail later, but for now, here’s a basic outline of what you can expect when selling your home in Florida.

Step 1: Pre-listing

This is where you get your ducks in a row. Choosing the right agent, reviewing market value, checking for open permits, prepping for photography, reviewing title issues—this all happens before your listing goes live. In Florida, you’ll also need to provide specific seller disclosures in writing, as it’s a full disclosure state. That means you’re legally required to disclose anything that materially affects the value of the property, whether you’re asked or not. This includes:

  • Roof leaks or past repairs
  • Water intrusion or mold
  • Sinkhole activity (past or present)
  • Unpermitted work or code violations
  • Known issues with major systems (HVAC, plumbing, electrical)

If your property is in an HOA or condo association, Florida law also requires that the buyer receive a copy of the HOA/COA documents within a specific timeframe. These outline the rules, fees, and restrictions of the neighborhood—and yes, failing to deliver them on time can give the buyer a way out. Don’t worry—your agent will guide you through the process of gathering and delivering these.

Step 2: Active – On the Market

Once everything is ready, your property goes live. In Florida, it’s especially important to make sure your home is accessible to out-of-town buyers—especially in coastal or vacation areas. That means flexible showing windows, strong online marketing, and clear details about flood zones or insurance requirements. Your agent should disclose if the home is in a designated FEMA flood zone (which could trigger flood insurance requirements for buyers), and make sure hurricane shutter info, wind mitigation features, and elevation certificates (if available) are mentioned clearly.

Step 3: Offers

When an offer comes in, your agent will help you understand the full picture—not just the price, but also the loan type, closing timeline, inspection terms, and any unusual contingencies. In Florida, it’s common to see as-is contracts (especially in competitive or coastal markets). That doesn’t mean the buyer can’t inspect or ask for credits—it just means you’re not obligated to make repairs.

One other heads-up: if you're not a U.S. citizen or green card holder, you may be subject to FIRPTA withholding. That’s a federal rule that applies to foreign sellers. We’ll flag that early so your closing isn’t delayed.

Step 4: Contract Period

This is when inspections, appraisals, and financing happen. If your buyer is getting a loan, you’ll wait for the lender to finish underwriting and issue final approval. During this time, keep your home in the same condition it was in when you went under contract. If a storm rolls through and damages the roof, you’ll likely need to repair it before closing or provide a credit. Your agent will coordinate all of this.

Florida is also a state that recognizes marital property rights, even if only one spouse is on the deed. That means both spouses must sign the deed at closing—even if one isn’t listed on the title. Your closing agent will walk you through what’s needed, but it’s important to plan ahead if one spouse is out of town or overseas.

Step 5: Closing

Your agent and the closing team will coordinate the final steps—reviewing the settlement statement, making sure utilities are transferred, collecting HOA estoppels, and delivering the keys. Florida closings are typically handled by title companies or real estate attorneys, depending on the area. You'll bring a valid photo ID and any required payoff information.

Congrats—you made it! Time to celebrate the end of one chapter and the beginning of the next.

You're ready to move on to Real Estate 203! Continue now or be on the lookout for the next email.