Can you sell your Miami home without being in Florida at closing?
Yes. Florida lets a seller sign the deed and closing documents from another state or another country, through remote online notarization (RON) or a properly sealed foreign notarization. The two things that trip people up are the deed witnesses and a signature notarized in a way the Miami-Dade Clerk will not accept. Sort both out before you sign a contract, not the week of closing.
By Lynley Ciorobea | October 22, 2026
The house in Pinecrest sits empty. The owners moved to Madrid two years ago, the pool man still comes on Thursdays, and now there is a contract on the table with a closing date 30 days out.
Nobody is flying back for this. They do not have to.
That is the good news. The less good news is that "sign it from anywhere" hides a few Florida-specific rules that can quietly cost you a week, and a week is expensive when the buyer has a rate lock or a hurricane-season insurance binder ticking.
For years the answer was a mail-away closing. The closing attorney overnights a packet to wherever you are, you find a notary, you sign everything in the right ink in the right order, and you ship it back. One missed initial page and the package comes back for a redo. From abroad, add customs and a courier that does not deliver on Sundays.
Florida was early to authorize the alternative. Under Fla. Stat. 117.265, a Florida-commissioned online notary can meet you by live video, check your ID through multiple verification steps, record the session, and apply an electronic notarization. You can do it from a laptop in your kitchen. Providers typically charge roughly $25 to $100 per session, which beats a courier and a notary hunt by a wide margin.
I will say the part most blog posts skip: ask your closing attorney or title company whether they handle RON in house. Some do it every week. Some still prefer paper for certain documents. You want that answer before the contract is signed.
A Florida deed is not just a notarized signature. It also needs two witnesses. When the whole thing happens on screen, the witnesses can join remotely, but Fla. Stat. 117.285 says a remote witness must confirm out loud that they are physically in the United States or a U.S. territory. So a friend in Madrid cannot be your witness, even if the seller is sitting right next to them. The online notary provider usually supplies witnesses for the session. Confirm that in writing.
If you would rather not use video at all, a deed signed abroad can be notarized before a foreign notary or civil-law notary with an official seal, a U.S. consular officer, or a Florida Commissioner of Deeds, under Fla. Stat. 695.03(3). That route works. It is also the one where a seal gets questioned. The Miami-Dade Clerk reviews what gets recorded, and a deed that does not meet the requirements does not get recorded. No recording means no clean transfer, and a closing date does not wait for a seal to be sorted out.
For a closing out of Madrid or Bogotá or São Paulo, I would lean on RON first and use a consular or apostilled paper signing only as the backup.
Some owners cannot do video at all, because of health, a bad connection, or a time difference that has them asleep during every available slot. A power of attorney can sign for you. It is a legitimate tool, and it needs to be done right: Florida requires specific execution formalities, and title companies read these closely, especially a power of attorney signed in another country. If this is your situation, my post on selling a parent's Miami home with a power of attorney covers that route in more depth. Do not wait until the contract is signed to find out your document is not good enough.
Signing remotely changes the logistics, not the tax picture. If you are a foreign person selling a U.S. property, withholding can apply at closing, and that has its own paperwork. I covered it in what foreign sellers need to know about FIRPTA in Miami. Also plan for the proceeds. You will need to be able to receive a wire, and your closing agent will want to confirm wire instructions by phone, not email.
Pick the closing attorney first, before you list. Tell them where you will be on the closing date and which time zone you live in. Ask for the signing method in writing: RON with provider-supplied witnesses is the cleanest answer. Then keep the house showing-ready while you are gone. If you own in Coral Gables, the Pinecrest area, or South Miami, a vacant house needs someone local to open it, run the water, and handle the insurance call, which I wrote about in vacant home insurance when selling in Miami.
Where are you going to be on closing day, and who do you trust to be your eyes on the property until then?
Frequently Asked Questions
Can I close on my Miami house if I live in another country?
Yes. Florida allows remote online notarization with a Florida-commissioned online notary, and a deed signed abroad can also be notarized by a foreign notary with an official seal, a U.S. consular officer, or a Florida Commissioner of Deeds. Ask your closing attorney which method they accept before you list.
Can my witnesses be outside the United States?
For a remote online notarization, no. Under Fla. Stat. 117.285, a remote witness must confirm they are physically located in the United States or a U.S. territory when witnessing. Most online notary providers supply witnesses for the session.
How much does remote online notarization cost in Florida?
Providers commonly charge about $25 to $100 per session, which is usually less than overnighting documents and paying a local notary. Your closing attorney or title company may also bundle it into their fees, so ask.
Can someone sign the deed for me with a power of attorney?
Yes, if the power of attorney is properly executed and specifically authorizes the sale. Title companies review these carefully, especially one signed in another country, so have it checked before you go under contract.
Does selling remotely change what I owe in taxes?
Signing remotely does not change your tax. Foreign sellers may face FIRPTA withholding at closing, and any seller should confirm capital gains treatment with a tax professional.
About Lynley Ciorobea
Lynley Ciorobea is a Miami-born real estate professional known for helping homeowners successfully prepare, position, and sell their homes across Coral Gables, South Miami, Pinecrest, Palmetto Bay, and the surrounding southern Miami neighborhoods. Since 2007, she has built her business around thoughtful strategy, strong negotiation, and a marketing-first approach designed to help listings stand out in an ever-evolving market. A true local, Lynley grew up in Pinecrest and graduated from Palmer Trinity School before attending Duke University, where she earned a BA in Psychology. As the founder of the Lynley Residential Group, Lynley remains personally involved in every listing she represents. With more than $250 million in career transactions and more than 70 5-star Google reviews, she brings a local perspective that goes far beyond surface-level market knowledge.
If you are thinking through a pre-sale exterior plan for your own house, I am happy to walk you through the order of operations. Reach out anytime at lynleyresidential.com.