Local & International Edition
South Florida Seller’s Guide
A step‑by‑step roadmap to listing and closing on residential or investment property in Miami‑Dade, Broward & Palm Beach—designed for local owners and French‑speaking international investors.
Table of Contents
Deciding to Sell
Selecting an Agent & Pricing
Preparing to Sell
Accepting an Offer
Escrow, Inspections & Appraisals
Closing Escrow
Quick Facts for French Sellers
Glossary & Resources
Step 1
Deciding to Sell
Selling can unlock equity for new ventures, retirement, or portfolio rebalancing. Before you plant the yard sign, clarify your objectives.
Pinpoint Your “Why”
Cash‑out gains after a strong appreciation run.
Reallocate capital into other markets, asset classes, or currencies.
Downsize or upgrade your primary residence.
Liquidate an inherited property to simplify estates split across borders.
French Investor Note: With the euro historically weaker against the dollar, exiting a Florida asset can deliver an additional FX windfall when funds repatriate to EUR.
Gauge Market Timing
Seasonality: Winter attracts “snowbird” demand; summer sees relocations around school calendars.
Interest‑rate environment: Buyers’ purchasing power rises or falls with mortgage rates.
Inventory levels: Tight supply favors sellers; high inventory requires sharper pricing.
Tax & Cost Preview
Capital Gains Tax: U.S. federal long‑term rate up to 20 % + 3.8 % NIIT; Florida imposes no state income tax.
Closing Costs: Title fees, doc stamps (≈0.7 % on deed in Miami‑Dade; 0.6 % elsewhere), brokerage, HOA estoppels.
FIRPTA Withholding (15 %) applies to non‑resident individuals on gross sale price—see Section 7 for strategies to reduce/refund.
Step 2
Selecting an Agent & Pricing
The right listing agent maximizes exposure, filters unqualified buyers, and shields you from legal pitfalls—especially crucial when you’re overseas.
What to Expect From Your Listing Agent
Gather these key documents in a single digital folder:
Comparative Market Analysis (CMA): Data‑driven pricing using recent sales, current competition, and absorption rates.
Global Marketing Plan: HD photos, 3‑D tours, drone footage, multilingual brochures, and syndication to 200+ portals.
Pre‑Listing Checklist: Guidance on repairs, staging, insurance, and condo/HOA docs.
Offer Vetting: Financial verification and visa status checks for foreign buyers.
Communication Cadence: Weekly reporting via email or WhatsApp, virtual meeting recaps, bilingual support (English/French).
Pricing Strategies
Strategic Under‑pricing: Spark bidding wars in low inventory markets.
Market‑value Listing: Attract serious buyers quickly while retaining negotiation room.
High‑anchor Pricing: Works if you own a rare, trophy‑level asset—and have patience.
Remote‑Owner Perk: We provide electronic signature packages compliant with European eIDAS standards for seamless listing docs.
Step 3
Preparing to Sell
Home Readiness Checklist
Repairs: Fix leaks, HVAC tune‑up, fresh caulk, paint touch‑ups.
Staging: Neutral décor, depersonalized spaces, curb appeal upgrades.
Professional Media: Twilight photography & cinematic video for maximum click‑through.
Pre‑Inspection (Optional): Identify issues early; reassure buyers and support higher offers.
Condo/HOA Docs: Collect budgets, bylaws, and recent meeting minutes—Florida statute gives buyers 3‑day review rights.
Cross‑Border Considerations
Power of Attorney: Grant a trusted Florida attorney or agent authority to sign on your behalf at closing.
U.S. Bank Account: Speeds receipt of sale proceeds and FIRPTA refunds.
Currency Strategy: Book forward contracts to hedge euro conversion rates.
Step 4
Accepting an Offer
Dissecting the Offer Package
Price & Net Proceeds
Financing vs. Cash: Cash deals close faster and dodge appraisal risk.
Contingencies: Inspection, financing, sale‑of‑buyer’s‑home, appraisal.
Closing Timeline: 30–45 days typical; align with your repatriation timing.
Negotiation Tips
Counter quickly—time kills deals.
Focus on net terms: prepaid HOA fees, furniture inclusions, rent‑back options.
Use back‑up offers as leverage.
French Investor Alert: Accepting a buyer using FHA/VA financing may trigger strict appraisal and condition standards; weigh against potential delays.
Step 5
Escrow, Inspections & Appraisals
Key Timeline & Seller Checklist
Day 1 — Contract Effective Date
Forward the signed contract to the title company and your listing agent.
Day 3 — Buyer’s Earnest‑Money Deposit
Verify that the escrow agent has received the funds and obtain a receipt.
Days 5–15 — Inspection Period
Provide access for all buyer‑ordered inspections (home, pest, roof, etc.).
Review any repair requests and decide whether to repair, credit, or decline.
Days 15–25 — Appraisal (for financed buyers)
Ensure the appraiser can enter; share recent comparable sales that support price.
If the appraisal comes in low, be ready with a value rebuttal or pricing concession.
By Day 30 — Loan‑Commitment Deadline
Confirm that the lender has issued final loan approval.
If financing fails, pivot quickly to a back‑up offer.
FIRPTA Checklist for Foreign Sellers
Confirm Eligibility for Reduced Withholding — e.g., primary‑residence exception up to $300 k.
File IRS Form 8288‑B before closing to request a reduced or waived 15 % holdback.
Provide Buyer Tax IDs (SSN or ITIN) to complete the filing.
Track Your Refund — the IRS typically releases excess funds within 3–6 months.
Step 6
Closing Escrow
Week of Closing
Final Utility Reads
HOA Estoppel & Resale Certificates delivered to title agent.
Clear Title & Lien Payoffs
Closing Disclosure Review—verify debits/credits.
Week of Closing
Remote Online Notarization (RON): Florida allows RON for sellers outside the U.S.—no U.S. consulate visit required.
Wire Transfer of Proceeds: Title agent disburses net funds; confirm SWIFT instructions early to avoid delays.
Post‑Closing
Cancel homeowners insurance after deed records.
File Change of Address and update property tax mailing.
Track FIRPTA refund status (if applicable).
Step 7
Quick Facts for French Sellers
FIRPTA Withholding: 15 % of the gross sale price. Filing Form 8288‑B in advance can sharply cut or eliminate this amount.
U.S.–France Tax Credit: The 1994 treaty grants a French tax credit for any U.S. capital‑gains tax paid, preventing double taxation.
French “PFU” Exit Tax: Gains are generally subject to the 30 % prélèvement forfaitaire unique (PFU)—12.8 % income tax plus 17.2 % social levies—minus your U.S. credit.
No Civil‑Law Notary Needed: Florida closings rely on title companies or attorneys; a French‑style notaire is unnecessary.
Remote Online Notarization (RON): Allows you to sign from France without an apostille. Physical ink‑signed docs, if any, can be apostilled by the Florida Secretary of State.
Currency Transfers: France imposes no capital‑controls, but wire transfers above €10 000 trigger AML reporting. Consider using a forward contract to lock favorable EUR‑USD rates.
Step 8
Glossary & Ressources
A few facts to get you up to speed
CMA — Comparative Market Analysis used to set price.
FIRPTA — Foreign Investment in Real Property Tax Act withholding on foreign sellers.
RON — Remote Online Notarization enabling overseas e‑signing.
Closing Disclosure (CD) — Final settlement statement replacing HUD‑1.
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What my
Clients are Saying
"Soline turned my long-distance dream into a Brickell address. She handled every regulation, visa nuance, and contractor call while I stayed in France. Twelve months later the condo’s value is up—and so is my rental income." - Jean-Luc Martin
"As a first-time buyer I was lost, but Soline walked me through mortgages, inspections, and even paint swatches. Her art-history eye transformed my fixer-upper into a stylish haven. I’ve never felt more secure—or inspired—at home." - Emily Carter
"I needed a local with global perspective; Soline delivered. She sourced a duplex, drafted a renovation plan, and managed crews like clockwork. Net yield jumped past our target, proving her flips are as strategic as they are beautiful." - Pierre Dubois
"Relocating for work was hectic until Soline stepped in. Her network—attorney to inspector—made the purchase smooth, and her staging tips added immediate equity. More than an agent, she’s the trusted advisor I’ll call on every deal." - Michael Thompson
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+1 (786) 944-3240
contact [@] solinemastan.com
Miami, Florida
