Sell a property in Miami
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Selling a property in Miami today takes more than posting it on the MLS: it requires reading the market with fresh data, setting a defensible price and negotiating with local buyers, foreign nationals and investors. Updated November 2026 by the Negocio Miami team, a Hispanic-owned real estate agency based in Doral, FL.
This hub covers everything a property owner needs to review before signing a listing agreement: how your home's real price is calculated, what a Florida seller actually pays at closing, what changed with the 2026 condominium reserve rules and how the process works if you live outside the United States and are subject to the 15% FIRPTA withholding.
We operate with 15+ years of local experience, more than 420 clients served and monthly market reports by city (Doral, Hialeah, Homestead and other Miami-Dade areas). We do not sell luxury or volume: we sell with data and cadence. Start with a free home valuation and receive a price range backed by real comparables within 24-48 hours.
Trust
The realtor you choose determines between 3% and 8% of your final sale price, according to public analyses of the Florida market. Here is why a Miami property owner should shortlist us.
Miguel E. Hernández P.A. is an active-licensed realtor in the state of Florida and has been operating from Doral for more than 15 years. He has represented over 420 families in buy, sell and investment transactions across South Florida. His professional profile and credentials, including state license and affiliations, are public at Miguel E. Hernández's page.
We publish monthly market reports covering median price, days on market and sale-to-list ratio for Doral, Hialeah, Homestead and other neighborhoods where we concentrate transactions. When we price your property we do not use gut feeling: we use the same data your buyer will use to negotiate. Reports go live on the monthly market reports on the first Monday of each month.
We negotiate, draft counteroffers and walk you through closing statements in English and Spanish. For a foreign seller or a Hispanic owner negotiating with an English-speaking buyer, this removes the intermediary friction and shortens time to close.
Our inventory and closed transactions concentrate in Doral, Hialeah, Homestead, Aventura and Brickell. We know the HOA structures, buyer patterns and price per square foot in these submarkets with precision that generalist agents lack.
Every listing gets professional photography, virtual tour, MLS distribution to syndicated portals (Zillow, Realtor.com, Trulia) and targeted campaigns on Meta and Google reaching buyers in Miami, Latin America and other US states when relevant.
Process
The full process from first contact to key handover takes 45 to 90 days in a normal market, depending on the city, property type and buyer's financing.
We request address, property type and basic attributes (bedrooms, baths, square footage, HOA, year built). Within 24-48 hours we deliver a Comparative Market Analysis (CMA) covering properties sold in the last 3-6 months in your area, active listings and expired listings. The resulting price range is the starting point of the strategy.
A price 5% above the market reduces showings by 40-60% during the first two weeks, which are the most important of the listing. We define an entry price based on the target speed of sale: aggressive if you need to close fast, mid-market if you want to maximize price with time, or above-comp if the property has unique attributes (view, waterfront, recent remodel).
Before publishing we recommend low-cost, high-visual-impact adjustments: neutral paint, decluttering, lighting, curb appeal. We coordinate professional photography, video walkthrough and 3D tour when the price point justifies it. A well-presented home sells between 4% and 6% higher according to industry analyses.
We publish on the South Florida MLS (automatically syndicated to Zillow, Realtor.com, Trulia, Redfin and dozens of portals). In parallel we activate paid campaigns segmented by buyer profile and distribute through our own channels.
Each offer is evaluated by price, financing type (cash, conventional, FHA, VA), earnest money deposit amount, contingencies (inspection, appraisal, financing) and proposed closing date. We present every offer to the seller with a technical recommendation.
Once the offer is accepted, the buyer deposits earnest money with the title company. In the next 10-15 days the inspection takes place; the seller can accept repairs, offer a credit or decline (within contract terms). Then comes the lender's appraisal, critical if the buyer is financing.
At closing, documents are signed at the title company, funds are wired and the deed is recorded with the Miami-Dade County Recorder. Keys are typically handed over the day of closing or within 48 hours after.
Money
Selling a property in Florida costs the seller between 7% and 10% of the sale price, combining real estate commission and seller-side closing costs. That is the figure you subtract from the sale price to estimate your net proceeds.
Typical breakdown for a property sold at $500,000
| Item | Typical range | Example at $500K |
|---|---|---|
| Real estate commission (total) | 5%–6% of price | $25,000–$30,000 |
| Documentary stamp tax | $0.70 per $100 | $3,500 |
| Title insurance (owner's policy) | Customarily paid by seller in Miami-Dade | $2,500–$3,500 |
| Recording fees and misc | $200–$500 | $350 |
| HOA / condo: estoppel + dues current | $250–$500 + balance | Variable |
| Repairs negotiated post-inspection | 0%–2% | $0–$10,000 |
| Estimated total | 7%–10% | $35,000–$47,000 |
Traditionally the seller pays the full commission (typically 5%-6%), split between the listing broker and the buyer's broker. Since the NAR settlement effective August 2024, this split no longer appears automatically in the MLS and must be negotiated in writing per transaction. Review the commission structure in your listing agreement before signing.
If the property was your primary residence for at least 2 of the last 5 years, the IRS excludes up to $250,000 of gain if you file single or $500,000 if filing jointly. Investment or second homes trigger capital gains tax at the federal level. Florida has no state income tax. Consult a CPA before closing.
2026
Since 2025, Florida condominiums three stories and taller must be fully funded for major structural repair reserves under the law passed after the Champlain Towers collapse. In 2026 many buildings are levying special assessments that directly impact unit prices and financing availability.
Thousands of Miami-Dade condos have issued special assessments ranging from $10,000 to over $100,000 per unit to comply with the new reserve requirements and structural inspections (Milestone Inspection and SIRS — Structural Integrity Reserve Study). The typical buyer arrives informed and either discounts that amount from the offer price or asks the seller to cover it at closing.
A condo with a pending special assessment can take 30-50% longer to sell and close 5-15% below comparable units without an assessment. Additionally, some lenders have restricted financing on units in buildings with insufficient reserves or pending inspections.
We request the estoppel from the HOA, review the Milestone Inspection and SIRS status, and prepare a transparency package for the buyer. We price with all that information on the table. Selling while hiding a special assessment usually ends in contract cancellation during due diligence, which delays the transaction by 30-45 additional days.
International
If you are a foreign non-resident selling US property, the IRS withholds 15% of the gross sale price at closing under FIRPTA (Foreign Investment in Real Property Tax Act). It is not a tax: it is a prepayment against the federal capital gains tax you may actually owe. When you file the following year's return, you can recover the difference if applicable.
Any seller who is not a US citizen or a "resident alien" for tax purposes. It includes owners holding property through foreign LLCs, partnerships and non-US-domiciled trusts. A permanent resident (green card holder) is not subject to FIRPTA.
The title company withholds the percentage and remits it to the IRS with Form 8288 within 20 days after closing. We coordinate with a CPA specialized in non-resident sellers (several Miami firms work in English and Spanish) to file the Withholding Certificate when applicable and prepare the following year's return.
The entire process can be completed remotely: e-signatures, apostilled power of attorney and international wire transfer. A foreign seller does not need to travel to Miami to sell.
Markets
We concentrate transactions in middle-class Hispanic areas of Miami-Dade and in premium enclaves where bilingual service adds tangible value.
The largest market in our portfolio. Dominated by condos and townhomes in planned developments (Doral Isles, Downtown Doral, CityPlace Doral). Typical median price in the $500,000–$800,000 range. High share of Latin American buyers. See properties in Doral.
Our second-largest market by volume. Predominantly single-family homes and duplexes with a local and second-generation Hispanic buyer profile. Strong absorption in the $400,000–$650,000 range. See properties in Hialeah.
South county expansion area with sustained growth. First-time buyers and young families. Entry-level pricing well below core Miami. See properties in Homestead.
Premium high-rise condo market with an investor and young professional buyer base. Heavy international demand. Price per square foot among the highest in the county.
Luxury condo enclave near Sunny Isles and Bal Harbour. Latin American buyers (especially from Venezuela, Argentina and Brazil) and both long-term and short-term rental investors.
Browse our full properties-for-sale catalog for active comparables in your area.
Inventory
Active comparables in the markets where we operate most.
View all properties for sale
$2,260,000
6853 S Waterway Dr Miami, FL 33155
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$275,000 $269,000 Price reduced
9365 Fontainebleau Blvd # E205 Miami, FL 33172
$565,000
7661 NW 107th Ave # 514 Doral, FL 33178
$2,400,000
10200 NW 25th St #113 Doral, FL 33172
$670,000
10450 NW 67 St Doral, FL 33178
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