Selling a condo in Miami-Dade in 2026? Learn what Florida law requires sellers to disclose about condo special assessments, milestone inspections, reserve studies, HOA fees, and pending structural repairs before listing your property. Discover who pays special assessments at closing, how Surfside legislation changed Miami condo sales, and how undisclosed assessments can derail your deal. Essential reading for condo sellers in Coral Gables, Coconut Grove, Brickell, Miami Beach, and all South Florida condo owners.

Wondering when to reduce your Miami home’s asking price? Learn the key signs your listing is overpriced, how long to wait before making a price adjustment, and why a strategic 3–5% reduction can help your home sell faster in Miami’s 2026 real estate market. Includes expert insights on showings, days on market, pricing strategy, and avoiding costly seller mistakes.

Here's what I see sellers miss most often when preparing to list: they assume that if they've never filed a flood insurance claim, they have nothing to disclose. Florida's updated flood disclosure law says otherwise.

This is not a technicality. It's a requirement that changed significantly in the last 18 months, and missing it can unravel a deal -- or worse, create legal liability for the seller after closing.

If you're preparing to list a home in Coral Gables, Pinecrest, Palmetto Bay, Coconut Grove, or anywhere in Miami-Dade, here's what you need to know.

Somewhere around the time your contract is executed — usually within the first few days after you accept an offer — your title company or real estate attorney will send over a closing checklist. One of the items on that list: order an HOA estoppel letter.

For sellers in Cocoplum, Stonegate, Hammock Lakes, Palmetto Bay subdivisions, or any of the gated and association-governed communities across Coral Gables, this request often triggers the same question: "What is that?"

Here's what it is, what it costs, and why the timing matters more than most sellers expect.

Florida's standard AS-IS residential contract gives buyers a default inspection period of 10-15 calendar days to inspect the property and cancel for any reason, with no justification required. The buyer's right to cancel is entirely at their "sole discretion" -- they just need to deliver written notice before the deadline. If they cancel within the period, they receive a full refund of their earnest money. If they cancel after the deadline without a valid contingency, the seller can claim the deposit as liquidated damages. Sellers cannot require a reason for cancellation, but they do have real options for responding to repair requests and preparing their home before the period begins.

You had your listing consultation. You prepped the home. You launched it. And now you have an offer on the table — but there's a catch. The buyer loves your home, but they can't actually close on it until they sell the one they're living in first.

So what do you do?

This is one of the questions I field most often from sellers, and it's one where the wrong answer can cost you real time — or cause you to pass on a deal that would have closed just fine. It's not a simple yes or no. It's a calculation that depends on who's making the offer, what the current market looks like in your neighborhood, and whether you can negotiate the right protections before you sign.

Here's how to think through it.

When a buyer's appraisal comes in below your contract price in Miami, you have four main options: negotiate the price down to the appraised value, split the gap with the buyer, ask the buyer to cover the shortfall in cash, or challenge the appraisal with a formal reconsideration of value. In Miami's luxury market, where more than half of homes priced above $1 million sell to cash buyers, appraisal gaps don't surface in every deal — but when they do appear on financed offers, the path forward depends entirely on how you read your leverage and how much you want to protect the sale.

Florida law requires sellers to disclose all known facts that materially affect the value of a home and are not readily visible to the buyer -- regardless of whether the property is being sold as-is. Required disclosures include roof history, water damage, mold, infestations, unpermitted work, code enforcement actions, and flood history. Florida also now mandates a separate Flood Disclosure form (FD-1) before contract execution. Selling as-is eliminates your repair obligations; it does not eliminate your disclosure obligations.

From Knaus Berry Farm's closing date to Miami's tallest residential tower — here's everything Miami was talking about this week.

Miami International Airport upgrades a major TSA checkpoint with faster screening technology. What Miami travelers should know before their next flight.

The University of Miami has been buying land near The Falls in Pinecrest. Here’s what locals are noticing along the US-1 corridor.

For many residents in South Miami, Pinecrest, and nearby neighborhoods, Sprouts is a grocery store people have been hoping to see for years.

And when a new specialty grocery store arrives, it often does more than just give us another place to shop. It can shift how a neighborhood feels and sometimes even influence local real estate demand.

Let’s talk about what this change could mean.