PALM BEACH & BROWARD COUNTIES
Seller’s Guide
A considered strategy. A confident next chapter.
Plan Your Sale With VâniaVÂNIA AQUINO | SERHANT.
Know the process.
Make informed decisions.
Selling well begins before the first showing.
From a waterfront residence in Fort Lauderdale to a condominium in Boca Raton or a home in Delray Beach, the right plan reflects your property, your priorities, and the alternatives buyers are considering. This guide explains what to prepare, what to ask, and how to evaluate your options from the first conversation through closing.
Vânia provides personal guidance across Palm Beach and Broward counties, including Boca Raton, Delray Beach, Boynton Beach, Ocean Ridge, Wellington, Loxahatchee, West Palm Beach, Deerfield Beach, Pompano Beach, and Fort Lauderdale. English & Português.
01 · Define your priorities
Start with your next chapter.
Before choosing a launch date, decide what matters most: proceeds, timing, privacy, certainty, or coordinating another purchase. Discuss occupancy, tenants, travel, pets, and how much notice you need for showings.
Review your mortgage balance, any additional liens or financing, and your expected moving costs. If you need to buy next, coordinate with your lender and agent before committing to dates or assuming sale proceeds will be immediately available.
02 · Position the property
A price supported by evidence.
Your home competes with today’s choices—not yesterday’s market.
What buyers paid.
Review recent comparable sales, ideally similar in location, model, size, condition, lot, and amenities. Recorded prices need context: concessions, renovations, and waterfront access can affect comparability.
What buyers can choose.
Compare currently available homes, including new construction when relevant. Asking prices show the competition; they do not prove value. Pending sales offer context, but final terms may not be public.
What sets yours apart.
Assess roof condition, layout, renovations, views, location within the community, recurring fees, and insurance considerations. Price per square foot is a reference—not a complete pricing method.
03 · Prepare with purpose
Make the first impression count.
Prioritize cleaning, light, access, and visible maintenance before major renovations. Compare the cost and timing of each improvement with its likely benefit; no upgrade guarantees a return. Decide which fixtures and personal items will stay, and document exclusions before marketing.
Your pre-launch checklist
Tap to check items as you prepare. This checklist is for your use and resets when the page reloads.
04 · South Florida considerations
The details buyers will ask about.
Roof, systems & insurance
Organize roof age and permit records, HVAC service history, impact-window or shutter details, and available wind-mitigation or four-point reports. An insurance professional should confirm insurability and costs; a seller’s premium is not a quote for the buyer.
Condominiums & associations
Request current budgets, dues, assessments, governing documents, application requirements, and available inspection and reserve records early. For condos, ask about applicable milestone inspection reports and structural integrity reserve studies. Requirements vary; your association and attorney should confirm the documents and deadlines for your sale.
Waterfront & coastal homes
Collect available dock, seawall, lift, survey, and permit information. Verify water access, bridge restrictions, and any claimed boating route before advertising them. Discuss flood-related records and coverage with the appropriate professionals rather than assuming a waterfront feature guarantees ocean access.
Liens, solar & occupancy
Identify mortgages, solar leases or loans, other recorded obligations, open permits, tenants, and any possession arrangements. Ask your closing professional which items require payoff, consent, release, or other resolution before the property transfers.
Helpful reference: Florida DBPR condominium information ↗. This guide is educational, not legal, tax, insurance, or engineering advice.
05 · Present & launch
A property story with a clear purpose.
Build the campaign around verified features, strong presentation, and the lifestyle the property offers. The plan may include professional photography, video, floor plans, MLS exposure, digital promotion, and agent-to-agent outreach, as agreed for your listing.
For luxury homes, discuss privacy, showing qualification, and which details can be shared publicly. For absentee owners, agree on local access, preparation oversight, and how decisions will be communicated.
Track meaningful signals: inquiries, showings, buyer feedback, competing listings, and offers. Views alone do not establish buyer interest or market value.
Explore the seller experience ↗06 · Evaluate the whole offer
The highest number is only one part.
Compare the likely net proceeds, contract terms, and execution risk side by side. An all-cash offer can still have contingencies. A preapproval is useful evidence, not a guarantee that financing will close.
| Offer term | What to examine |
|---|---|
| Price & credits | Purchase price minus requested seller credits, concessions, and any agreed costs. |
| Financing & appraisal | Financing type, supporting documentation, contingencies, deadlines, and any appraisal-gap language. |
| Deposit | Amount, timing, escrow holder, and the contract’s conditions governing the deposit. |
| Inspections | Inspection period, termination rights, repair terms, and the effect of the specific contract language. |
| Closing & possession | Whether the dates work for your move and whether any occupancy agreement is needed. |
| Other conditions | Home-sale contingencies, association approval, included items, and unusual terms requiring professional review. |
07 · From agreement to closing
Stay ahead of the milestones.
Respond with context.
Review reports and any repair or credit requests against the contract. “As-is” does not automatically eliminate disclosure duties or a buyer’s inspection rights. Any changes should be documented as required.
Keep access available.
Make the property available when needed and provide verified improvement information. If an appraisal creates a problem, options depend on the parties’ agreement and contract—not an assumed obligation to reduce the price.
Resolve open items.
Work with the closing professional on payoffs, title questions, association balances, and required documents. Monitor contractual dates and obtain written extensions when necessary.
08 · Understand your proceeds
Sale price is not your take-home amount.
Request a property-specific estimated seller net sheet before listing and update it when evaluating offers. Your title company or attorney will confirm actual charges and prorations.
| Potential deduction | Planning question |
|---|---|
| Mortgage & other payoffs | What are the current payoff amounts, including interest, fees, and any other obligations? |
| Brokerage compensation | What services and compensation are agreed in writing? Compensation is negotiable and not set by law. |
| Closing & transfer costs | Which title, settlement, recording, documentary stamp tax, or other charges apply, and who pays under the contract? |
| Credits, repairs & prorations | What concessions, agreed repairs, property-tax adjustments, association balances, and assessments affect the estimate? |
| Preparation & moving | What will you spend before or after closing on cleaning, staging, repairs, storage, and relocation? |
Tax treatment depends on your circumstances. Ask your CPA or attorney about capital gains and, when relevant, foreign-seller withholding well before closing. Do not assume sale proceeds are tax-free.
09 · Complete the handover
Finish with the details in order.
Before signing
Review the settlement statement, confirm payoffs and agreed credits, and resolve discrepancies with the closing professional. Independently verify payment instructions using a trusted phone number; never rely only on emailed changes.
Before possession
Complete agreed work, retain receipts, and prepare for the final walkthrough. Confirm the property’s condition, included items, move-out obligations, keys, remotes, gate access, and any written occupancy agreement.
After completion
Confirm the closing professional’s instructions on funding and disbursement. Coordinate utility and insurance changes with the actual transfer and possession arrangements. Keep your signed documents for your records.
Your next chapter
Whether you are relocating, downsizing, or purchasing again, coordinate the next move with realistic dates and a contingency plan. Vânia can help organize the real estate side of that transition.
Questions worth asking
A more informed seller.
Should I renovate or sell as-is?
Compare your budget, timing, condition, and competing inventory. Some homes benefit from targeted repairs or presentation work; others suit a sale in their current condition. Obtain relevant estimates before deciding, and do not assume every improvement will be recovered in the sale price.
How long will my home take to sell?
There is no reliable one-size-fits-all promise. Timing depends on price, condition, access, property type, competing inventory, and buyer demand. Review current comparable-market evidence and allow for the contract-to-closing period as well as marketing time.
Can I sell while living out of state?
Yes, with a coordinated access and communication plan. Discuss preparation, showings, maintenance, and signing arrangements early. Your closing professional should confirm identification, notarization, and any remote-closing requirements.
What if my property is in an HOA or condominium?
Order the relevant records early and verify current dues, assessments, application procedures, and transfer requirements. For condominium sales, required records and buyer rights need particular attention. Have your association and attorney confirm what applies to your transaction.
How do I begin with Vânia?
Use the consultation form below and share your property address, timing, and goals. We will start with a conversation about your home and the evidence needed for a thoughtful selling plan. Avoid sending financial account numbers or identity documents through the inquiry form.
General educational guidance, reviewed October 2026. Your signed contract and applicable law govern your transaction. No sale price, timing, marketing outcome, or investment return is guaranteed. Images are for visual inspiration and do not indicate that a property is listed or represented by Vânia.
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