How to Sell a Condo in Florida: Everything Sellers Need to Know
Selling a Florida condo is different from selling a single-family home. Condo associations, financing restrictions, reserve requirements, and milestone inspection reports all affect your sale. Here's the full picture.
List for $99 — No Closing FeesFlorida Condo Seller Disclosure Requirements
Florida Statute §718.503 requires condo sellers to provide buyers with a package of association documents within 3 days of contract execution. Buyers have 3 days after receipt to cancel for any reason.
Declaration of Condo
The foundational document defining unit boundaries, common areas, ownership structure, and restrictions.
Association Bylaws & Rules
Governing documents including rental restrictions, pet policies, parking rules, and use restrictions.
Current Budget & Financials
Annual budget, reserve fund balance, and most recent financial statements. Buyers look for underfunded reserves.
Pending Assessments
Any approved or likely special assessments must be disclosed. Post-Surfside, this is heavily scrutinized.
Milestone Inspection Report
For buildings 3 stories+ that are 30+ years old, Florida now requires milestone structural inspections. Disclose any reports.
Meeting Minutes
Last 12 months of board minutes showing any disputes, pending repairs, litigation, or financial concerns.
Financing Restrictions: A Critical Selling Factor
Many Florida condo buildings don't qualify for FHA or VA loans — which immediately eliminates a large segment of buyers and narrows your pool to conventional and cash buyers. Before listing, find out your building's status:
FHA-approved condo buildings
Only condos on HUD's approved condo list qualify for FHA financing. Check the HUD condo approval list online. If your building isn't approved, FHA buyers cannot purchase — typically 25–40% of first-time buyers.
VA loan restrictions
VA-eligible buyers need either VA condo approval or spot approval. VA approval is separate from FHA approval. Many Florida condo buildings lack both.
Conventional loan requirements
Fannie Mae and Freddie Mac have their own condo requirements: no more than 15% of units delinquent on HOA dues, no more than 35% investor-owned (for some products), no pending litigation, and adequate reserves.
How to check
Ask your condo association's management company for a "condo questionnaire" — lenders use this to determine eligibility. Issues you can identify now won't blindside buyers mid-contract.
Post-Surfside: Florida Condo Market Realities (2026)
Florida's SB 4-D (2022) and subsequent legislation significantly changed condo market dynamics, particularly for older buildings:
Mandatory Milestone Inspections
Buildings 30+ years old (25 if within 3 miles of coast) must complete structural milestone inspections. Cost is borne by owners — often via special assessment.
Reserve Funding Requirements
Associations must fully fund structural reserves by 2025. Many associations with historically low reserve funds have dramatically raised dues or levied large special assessments.
Buyer Due Diligence
Savvy buyers now request 3–5 years of meeting minutes and financial statements. Underfunded reserves or deferred maintenance creates negotiating leverage.
Pricing Impact
Buildings with pending assessments or milestone inspection issues have seen significant price softening. Price your unit to reflect realistic buyer perceptions, not wishful thinking.
How to Price Your Florida Condo
Comp within your building first
The most comparable sales are in your building — same floor plan, similar floor level, same building financials. Start with in-building comps within the last 6 months before looking at competing buildings.
Floor level matters
Higher floors command premiums in most FL condo markets. A 15th-floor unit with ocean views may sell for 20–40% more than a 2nd-floor unit with the same floor plan.
Parking and storage
Assigned covered parking, garage spaces, and storage units add measurable value. Separate them in your listing and price accordingly.
Adjust for assessments
If a special assessment is pending or recently levied, buyers will either request a credit or price it into their offer. Be proactive: quantify the assessment and offer to credit it at closing.
Related Florida Seller Resources
Ready to Sell Without a Traditional Agent?
List on the MLS for a flat $99. No commissions, no closing fees.
Get Started — $99 Flat FeeAll listings submitted by licensed Florida real estate broker under FL License #BK3276618. Verified via Florida DBPR.