Seller resources built for maximum South Florida value

First Impressions

• • Curb Appeal & Landscaping: First impressions matter. Invest in landscaping, fresh paint on exterior, and clean entryways. Buyers decide within seconds whether they want to see the interior.
• • Deep Clean & Declutter: Remove personal items and excess furniture. A clean, depersonalized home allows buyers to envision themselves living there.
• • Fresh Paint: Neutral interior colors appeal to the widest range of buyers. A fresh coat of paint is one of the highest-ROI improvements you can make.

Repairs & Staging

• • Major Repairs: Address structural issues, roof/HVAC concerns, and plumbing problems before listing. Buyers will see these in inspections anyway, so it is better to control the narrative.
• • Professional Staging: Staging can increase perceived value by 3-5% and reduce time on market. Professionally staged homes sell faster and for more. It's a worthwhile investment.
• • Professional Photography: 95% of buyers search online first. High-quality photos, including drone, twilight, and virtual tour, are essential to drive showings.

The Cost of Overpricing

Overpriced homes sit on the market and become stigmatized. Buyers ask "what's wrong with it?" The longer a listing sits, the more negotiating leverage shifts to buyers. Studies show that homes priced correctly from day one sell closer to asking price than those that go through price reductions.

• • First 2 weeks on market generate the most buyer traffic
• • Price reductions signal desperation and invite low offers
• • Correctly-priced homes often receive multiple offers, driving the price up

How I Market Your Property

• • MLS Exposure: Your listing appears on the Multiple Listing Service, reaching every active buyer's agent in the region. This is the most important marketing tool in real estate.
• • Major Real Estate Portals: Syndicated to Zillow, Realtor.com, Trulia, and others with maximum photos and complete descriptions.
• • International Buyer Network: South Florida attracts buyers from Brazil, Canada, Venezuela, Colombia, and Europe. I specifically market to international buyer networks given Miami's global appeal.
• • Social Media Marketing: Targeted advertising on Facebook, Instagram, and YouTube to reach buyers actively searching in your price range and area.
• • Email Campaigns: Your listing is sent to my buyer database of pre-qualified clients actively searching for properties matching your criteria.
• • Open Houses & Private Showings: Strategic open houses and flexible showing windows to maximize foot traffic from qualified buyers.

Typical Seller Costs

• • Agent Commission: Typically 5-6% of the sale price total, with the seller's agent and buyer's agent each receiving a portion. The commission structure changed in 2024, so ask me how that affects your specific transaction.
• • Closing Costs: Approximately 1-3% of sale price. Includes title insurance (seller's policy), escrow fees, recording fees, and prorated HOA fees/taxes.
• • Documentary Stamp Tax: Florida charges $0.70 per $100 of sale price on the deed. On a $500K sale, that's $3,500.
• • HOA Transfer & Estoppel Fees: Condos typically charge $50-$250 for HOA transfer; estoppel letters may cost $100-$350.
• • Mortgage Payoff: Your existing mortgage balance plus any prepayment penalty (if applicable) must be paid at closing.
• • Negotiated Repairs: If the inspection reveals issues, you may agree to repair them or offer a credit to the buyer.

1. 1

   Preparation: 2 to 4 Weeks

   Clean, repair, stage, and commission professional photography. Gather HOA documents and any required disclosures. This phase sets the tone for everything that follows.

2. 2

   Pricing & Listing: Day 1

   We finalize the listing price together after reviewing the CMA. Your property goes live on the MLS with full marketing deployment across all channels.

3. 3

   Showings & Open Houses: 2 to 6 Weeks

   Qualified buyers tour the property. I provide regular feedback from every showing so we can adjust strategy if needed.

4. 4

   Offer & Negotiation: 3 to 7 Days

   Review and negotiate all offers. I advise on price, terms, contingencies, and timing to ensure you get the best overall deal, not just the highest price.

5. 5

   Inspection & Appraisal: 7 to 10 Days

   Buyer arranges inspections and their lender orders an appraisal. I help navigate any repair requests or price adjustments that may arise.

6. 6

   Closing: 30 to 45 Days from Offer

   Final walkthrough, sign closing documents, receive your net proceeds. Typical closing in Florida happens within 30-45 days from accepted offer.

What Must Be Disclosed

• • Property Condition: Any known issues with the structure, roof, HVAC, plumbing, electrical, mold, or water intrusion history.
• • Flood Zone & Insurance History: Whether the property is in a FEMA flood zone and any flood damage history or insurance claims.
• • Condo Disclosures: HOA financial statements, reserve study, bylaws, rules, board meeting minutes (typically last 12 months), and any pending litigation.
• • Special Assessments: Pending or anticipated special assessments must be disclosed even if not yet formally approved.
• • Pending Litigation: Any lawsuits involving the property, HOA, or neighbors that could affect the buyer.

Fair Housing Compliance

All sellers and their agents are prohibited from discriminating based on race, color, national origin, religion, sex, familial status, disability, or sexual orientation. All marketing and showing practices must comply fully with the Fair Housing Act.

I am fully committed to ethical, compliant, and equal-opportunity representation. FL License SL3436346, Dalton Wade Inc.

Foreign Seller Documentation

• • Valid passport and visa documentation
• • US Individual Taxpayer Identification Number (ITIN): if you do not have one, apply early
• • Foreign bank account details for receiving wire transfer of proceeds
• • Prior US tax returns (if filed)