What Stays With Your Miami Home When You Sell It
What stays with the house when you sell in Miami?
Anything attached to the house goes to the buyer unless you exclude it in writing, and the Florida Realtors/Florida Bar AS IS contract also lists items (light fixtures, window treatments, TV wall mounts, garage openers, thermostats) that are included by default. To keep something like a chandelier, take it down before the first showing, or list it as excluded in paragraph 1(e) before an offer is accepted.
By Lynley Ciorobea | October 2, 2026
Take the chandelier down before the first showing. Not after the offer, and not the week of closing.
Most sellers who lose this argument never meant to. A buyer sees a hand-blown glass fixture in the listing photos, writes an offer around the house they saw, and finds a builder-grade dome light in the foyer at the walk-through. Nobody lied. Nobody wrote anything down, either.
Here is how the Florida Realtors/Florida Bar AS IS contract sees it. (The current form is Rev. 12/24, so confirm your deal isn't on an older one.) Paragraph 1(d) lists the personal property that is included: items you own that exist on the property on the date of the initial offer. The printed list runs from light fixtures, ceiling fans, and drapery rods to blinds, thermostats, doorbells, garage door openers, and TV wall mounts, and recent revisions add storm shutters. The form says this property "has no contributory value, and shall be left for the Buyer."
Look at the phrase "date of the initial offer." That's the part sellers miss. The baseline is the house as it looked when the first offer was written. Swap a fixture before you list and you've changed the house before anyone priced it. Swap it afterward and you've changed it on a buyer.
Paragraph 1(e) is the exclusion list, and it's blank by default. If an item isn't written there, assume it stays. "Everyone knew I loved that fixture" carries no weight at a closing table.
Where Miami houses get complicated
Luxury listings hold more than that printed list was built for. A rule of thumb that mostly holds: if it's attached, it goes with the house, and if it's freestanding and not on the list, it's yours. Then write down which way you landed, because "freestanding" is where arguments start. A wine room's built-in cooling unit, an outdoor kitchen's grill, in-ceiling speakers, pool equipment, gate remotes, and a boat lift on a waterfront lot all sit on the attached side. The wine, the patio furniture, and a loose second refrigerator are probably yours. Probably. Put it in 1(e).
Two traps catch careful sellers. First, a buyer can ask for a bill of sale on the personal property, with warranty of title (Standard H in the form). Don't list anything you don't fully own, like a leased water softener or rented alarm equipment. Second, landscaping is part of the property. That mature tree you'd like to take to the next house needs a permit to remove in Coral Gables if it's 4½ inches across or more, measured four feet above grade, and Pinecrest has its own removal and relocation permit. Doing it quietly in week three of escrow is a good way to explain yourself to a code officer. We covered that risk in our post on unpermitted tree removal.
Photos matter more than they should. They aren't part of the contract, but they are the buyer's mental inventory. If the fixture is in the picture and not excluded in the listing remarks, the buyer reasonably expects it. If you're replacing something, do it before the photographer arrives, not after.
There's a practical upside here too. Items you were never going to take are cheap goodwill. If a buyer asks for the pool furniture or the washer and dryer, giving them up costs you a moving truck's worth of hassle and buys cooperation later, when the inspection report lands. Put the real keepers in 1(e), like the fixture with a story or the mirror from your grandmother's house, and let the rest go. A short exclusion list reads as reasonable. A long one reads like a seller who will fight about everything.
The walk-through is where all of this surfaces. Paragraph 12(b) lets the buyer confirm the personal property is still there, which is the subject of our final walk-through post. If you're selling in Coral Gables or Pinecrest, expect the list to run longer than you think, between custom lighting, mature landscaping, and the pool.
Before the photographer comes, walk the house with a roll of painter's tape. Tape every item you're keeping, then move those items out of the house and out of the photos. Whatever is still on the wall is part of the sale. Hand the taped list to your closing attorney and ask for it to go into paragraph 1(e).
Frequently Asked Questions
Can I take my chandelier when I sell my house in Florida?
Only if you exclude it in writing or remove it before the first offer. In the FR/BAR AS IS contract, light fixtures are included by default, and the baseline is the house as it existed on the date of the initial offer. List the fixture in paragraph 1(e) and replace it before photos if you want to keep it.
Do hurricane shutters stay with the house in Miami?
Usually yes. Recent revisions of the FR/BAR contract list storm shutters among the included items, and permanent shutters are attached to the home regardless. If you plan to keep removable panels, exclude them in writing.
What if I swap a fixture after the buyer's offer?
You've changed the property from what the buyer contracted for. The buyer can raise it at the walk-through and ask for the original, a credit, or a holdback in escrow. Your closing attorney can tell you what the form supports in your deal.
Can I dig up plants or trees before closing?
Landscaping is part of the property, and removal can require a permit. In Coral Gables, a permit applies to trees 4½ inches in diameter or larger measured four feet from grade. Pinecrest has its own tree removal and relocation permit, so check before you dig.
Do exclusions go in the listing or the contract?
Both. Put them in the listing remarks so buyers know before they offer, then in paragraph 1(e) of the contract so they're enforceable.
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. Her deep roots in Miami give her a nuanced understanding of the architecture, lifestyle, and character that make each neighborhood distinct. From classic Old Spanish homes in Coral Gables to newer construction in South Miami and Pinecrest, she brings a local perspective that goes far beyond surface-level market knowledge.
Over the years, Lynley has naturally become a trusted resource for homeowners preparing to sell. Many of her clients come to her long before their home ever hits the market, looking for guidance on timing, pricing, improvements, and how to position their property thoughtfully. She approaches each listing as a strategic launch rather than a simple transaction, combining market insight, negotiation experience, and elevated marketing to help sellers move forward with clarity and confidence.
As the founder of the Lynley Residential Group, Lynley remains personally involved in every listing she represents. She leads each transaction from initial strategy through closing, ensuring that every detail — from pricing and preparation to storytelling and exposure — reflects the uniqueness of the home itself. Her work often centers on architecturally interesting properties and homes where thoughtful positioning can make a meaningful difference in outcome.
Throughout her career, Lynley has consistently ranked among the top real estate agents in Miami. She has been recognized as part of EWM's Chairman's Club, placing in the top 5% of the company; in 2022 she was honored as the #2 individual agent at the company overall with $37 million in annual sales; and she's a leader in Miami with Real Broker. With more than $100 million in career transactions and more than 60 5-star Google reviews, her experience spans a wide range of property types while maintaining a strong focus on seller representation in southern Miami.
Beyond her work with clients, Lynley is known locally for her market insight and community-focused content. Through her weekly newsletter, neighborhood videos, blog posts, and social media, she shares thoughtful perspectives on the Miami real estate market and the lifestyle that surrounds it. Her approach is informative without being overwhelming, offering homeowners a clear understanding of how market conditions affect real decisions.
If you're preparing to sell a home in Coral Gables, Coconut Grove, South Miami, Pinecrest, Palmetto Bay, or nearby areas, Lynley offers a local perspective shaped by experience, relationships, and a genuine understanding of what makes Miami homes so special. Learn more at lynleyresidential.com.