Miami Seller FAQs 2025-2026
Here are answers to the questions I hear most often from Miami-Dade home sellers.
Market Questions
Is now a good time to sell in Miami?
Miami's market remains strong with continued demand from domestic relocations and international buyers. Inventory is still relatively low, supporting prices. However, market conditions vary significantly by neighborhood - contact me for a specific analysis.
How long will my home take to sell?
In Pinecrest and Kendall, properly priced homes typically sell within:
- 30-45 days in peak season (Jan-Apr)
- 45-60 days in slower periods
- Price, condition, and location are the primary factors
Should I wait for rates to drop?
Waiting for rate decreases is unpredictable. More importantly, when rates drop, buyer competition increases, but so does seller competition. The best time to sell is when it works for your life situation.
Pricing Questions
How do you determine my home's value?
I use a combination of:
- Recent comparable sales (last 3-6 months)
- Current competition analysis
- Neighborhood-specific adjustments
- Property condition assessment
- Market trend analysis
Why shouldn't I price high and negotiate down?
Overpriced homes:
- Attract fewer showings
- Sit on market longer
- Eventually sell for less than if priced correctly
- Accrue "days on market" stigma
Process Questions
What repairs should I make before selling?
Focus on:
- Anything affecting inspections (roof, AC, plumbing)
- Kitchen and bath updates (highest ROI)
- Cosmetic refresh (paint, flooring)
- Curb appeal and landscaping
How much are closing costs for sellers?
Typical seller costs in Miami-Dade:
- Commission: 5-6% (negotiable)
- Title insurance: ~0.5-1%
- Documentary stamps: $0.70 per $100
- Prorations: Property taxes, HOA
- Total: Usually 7-9% of sale price
Do I need to be out before closing?
Standard contracts require vacant possession at closing, but rent-back agreements can be negotiated if you need time after closing.
Preparation Questions
Should I stage my home?
Staging typically results in:
- Faster sales (30% faster on average)
- Higher prices (5-10% more)
- Better first impressions online
For most homes, yes - staging is worth the investment.
What about professional photos?
Professional photography is essential, not optional. Most buyers see your home online first. Poor photos = fewer showings.
Have More Questions?
Schedule a consultation to discuss your specific situation.