Seller-Side Transaction
Playbook

Everything from the first seller conversation through the executed listing agreement. This phase sets the tone for the entire transaction. Pricing strategy, disclosure readiness, and property preparation all begin here.

• Listing consultation and seller motivation and timeline confirmed
• Comparative market analysis (CMA) completed and reviewed
• Net proceeds estimate provided
• Listing agreement executed
• Seller disclosure form completed - Florida Residential Disclosure
• Condo and HOA disclosure documents requested (if applicable)
• Property walk-through completed and pre-listing repairs identified
• Professional photography and marketing materials scheduled

The most common seller mistake is overpricing at launch. An overpriced listing loses momentum in the first two weeks - when buyer interest is highest - and often nets less than a correctly priced listing would have from day one.

From the moment the listing goes live through the first accepted offer. The goal is maximum qualified exposure, strategic showing management, and timely feedback collection.

If showing volume is below expectations after 2 weeks and feedback is pointing to price, it is time to discuss an adjustment. A price reduction is easier to execute on Day 18 than on Day 60. The longer a listing sits, the more leverage shifts to buyers.

For condo listings, the marketing must address the building's compliance status proactively because buyers' agents will ask. Milestone Inspection status, SIRS completion and funding, no current or pending special assessments, and lender approval status should all be prepared upfront.

When offers arrive, speed and strategic thinking matter. Not all offers are created equal. Price is one factor - here's how to evaluate the full picture.

When multiple offers arrive simultaneously, Florida law allows the listing agent to disclose the existence of other offers but not their terms. Options include requesting highest and best from all parties, countering the strongest offer only, or accepting the best offer outright. All offers are documented in writing regardless of outcome.

From executed contract to clear-to-close. The seller's role shifts to responsiveness and compliance. Every deadline matters.

• Contract timeline master list created - all deadlines tracked
• Inspection access provided - seller advised to be absent during inspection
• Repair request or credit request received and response strategy determined
• Appraisal access provided and results reviewed
• Condo documents delivered to buyer with 3-day rescission window tracked
• HOA estoppel ordered - can take 10-15 business days
• Title search in progress and any issues flagged
• Open permits identified and resolved before closing

The seller has three practical options when a repair request arrives:

• Repair - complete before closing and provide receipts to buyer
• Credit - negotiate a dollar amount off closing costs or purchase price
• Decline - accept the risk that the buyer may exercise the inspection contingency

In general, credits are preferable to seller-arranged repairs - they close faster, avoid disputes over workmanship quality, and are simpler to document.

From clear-to-close through the day before closing. The seller's primary obligations are property access for the final walk-through, completion of agreed repairs, and timely document execution.

• Clear-to-close confirmed from buyer's lender
• Closing statement (ALTA) received and reviewed - confirm net proceeds
• Seller proceeds wiring instructions confirmed by phone
• Agreed repairs completed and receipts ready
• Property cleaned and all personal items removed
• Appliances and included items confirmed in place
• Garage remotes, mailbox keys, and gate fobs ready for transfer
• Utilities transfer or shutoff scheduled effective closing date
• HOA transfer completed

The seller signs, the property transfers, and the proceeds fund. I'll confirm everything is in place, be reachable, and resolve any last-minute issues before or at the closing table.

• Warranty Deed - transfers ownership to the buyer
• ALTA Settlement Statement - confirms all financial terms
• Affidavit of Title - confirms no liens, unpaid taxes, or undisclosed encumbrances
• 1099-S (if applicable) - IRS reporting of sale proceeds
• HOA and condo transfer documents (if applicable)
• Bill of Sale for personal property inclusions (if applicable)

The transaction is closed - but the relationship has value that extends well beyond the closing table. I stay in touch, provide ongoing market updates, and remain your resource for anything related to South Florida real estate.

• Thank-you note or closing gift sent within one week
• Homestead exemption cancellation noted if selling a primary residence
• Save Our Homes portability discussion if buying another Florida property
• Capital gains tax reminder - refer to CPA within 30 days
• 30-day check-in call
• Annual market update sent every 12 months

Florida's Save Our Homes benefit allows sellers to port accumulated homestead savings to a new Florida primary residence purchased within two years of the sale. This can result in a significantly lower assessed value on the new property. Apply with the county property appraiser's office when purchasing your next home.