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The Sarasota Home Selling Process
Selling a Florida home is part transaction, part transition — and we treat it like both. Whether your property sits along the Gulf Coast in Sarasota County or in Central Florida near Walt Disney World, our listing agents guide you from coast to closing.
Together, we'll set a listing price after reviewing your Comparative Market Analysis (CMA). We'll advise on curb appeal and coastal presentation, market your home to qualified buyers, host showings and open houses, and negotiate the sales contract when offers come in. Throughout the entire selling journey, you'll have a seasoned coastal listing broker in your corner.
Traditional real estate sales involve listing your property on the open market through the Multiple Listing Service (MLS) with the help of our licensed agents. Your home is priced at current market value and actively marketed to attract a wide pool of qualified buyers — including the relocators, second-home buyers, and Florida-bound families who shape so much of today's Sarasota market.
This method typically provides greater exposure, encourages competitive offers, and often results in a stronger final sales price. Buyers can negotiate terms and include contingencies such as inspections, appraisals, and financing. While the process generally takes weeks rather than days, that timeline is what allows the market to bring you its best price — not its fastest one.
COMPARATIVE MARKET ANALYSIS
A Comparative Market Analysis, or CMA, reviews recently sold properties, active listings, and current market trends to help determine a realistic starting price for your home. We are happy to provide a CMA free of charge for our clients when preparing to sell.
Because no two properties are exactly alike, adjustments may be made for differences such as location, condition, size, upgrades, lot features, and overall market demand. While a CMA is not the same as a formal professional appraisal, it is an important pricing tool used by real estate agents to help position a property competitively.
Pricing your home correctly is critical. A price set too high may lead to extended time on the market and future price reductions, while pricing too low may leave money on the table. Depending on market conditions, some sellers may choose a strong market-value price, while others may price slightly below market value to encourage more buyer activity and potential competition.
LISTING & MARKETING
Properties are listed on the Multiple Listing Service (MLS), which syndicates the listing to major real estate websites. A strong marketing plan will be implemented to include professional photography, videography, virtual tours, possible drone footage, and detailed property descriptions. Agents may also host open houses, broker tours, and private showings. In some cases, targeted digital advertising and social media campaigns are used to increase visibility. The goal is to generate as much interest as possible to drive competition among buyers.
AGENT REPRESENTATION
Sellers work with our licensed real estate agents who manage marketing efforts, coordinate showings, and negotiate with buyers on your behalf. Your individual licensed real estate agent acts as the seller’s representative throughout the transaction. Their responsibilities include advising on pricing, coordinating marketing efforts, scheduling and managing showings, screening buyers, and presenting and negotiating offers. Experienced agents also help navigate legal paperwork, disclosure requirements, and contract deadlines. They act as a buffer between the seller and buyer, helping reduce stress and avoid costly mistakes.
NEGOTIATION & CONTINGENCIES
When offers are received, sellers have the opportunity to accept, reject, or counter those offers. Negotiations may involve not only price, but also assistance with closing costs and/or prepaids, timelines, included appliances, and repair requests. Most traditional transactions include contingencies for inspections, appraisals, and mortgage approval, which are conditions that must be met for the sale to proceed.
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Inspection contingency: Allows the buyer to request repairs or withdraw based on property condition.
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Appraisal contingency: Ensures the property value supports the buyer’s loan amount.
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Financing contingency: Protects the buyer if they are unable to secure a mortgage.
TIMELINE
The traditional sales process typically unfolds over several stages. Preparing the home (cleaning, staging, repairs) can take days or weeks. Once listed, the property may take anywhere from a few days to several weeks to receive an offer, depending on market conditions. After a contract is signed, the closing process usually takes 30 to 60 days, during which inspections, appraisals, and loan approvals are completed. Delays can occur due to financing issues, title problems, or repair negotiations, extending the timeline even further. However, our listing agents will work as quickly as possible to overcome and minimize any delay.
SELLER EXPENSES
At closing or settlement it is customary to make an adjustment between buyer and seller for property taxes and other expenses such as the homeowners association dues and any special assessments.
The taxes which are payable annually and in arrears will not be paid when the settlement occurs so the borrower will have to pay the seller's portion of the property taxes the following December 1st when they become due. However, the seller owned the home for part of the year, thus the taxes will be prorated accordingly and will be paid by the seller to the buyer for the portion of the year in which they owned the home at closing. This amount will show up as a credit on the settlement statement, and the seller will count this amount as a deduction from sums payable to the seller.
Similar adjustments are also made for homeowner association dues and any special assessments although the billing periods for these are often paid on a quarterly basis. These "prorations" are paid in advance so the seller will have to be credited with any prorated amount at settlement.
Your homeowners' insurance policy can be canceled as of the day of closing. The insurance company will refund any unused portion of prepaid premiums. The same goes for any unused balances paid into an escrow account. The loan servicer will refund the money to you upon your mortgage being satisfied.
You will also have to notify all utility companies of the change in ownership and you may want to ask for a special reading on the day of settlement. Be sure to leave your new address for any final billing to be mailed.
SELLER FORMS
When buying a home in the United States you may be asked to provide the following documentation to establish sufficient income for a mortgage (documentation will vary depending upon whether you are a domestic buyer or a foreign national buyer):
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Residential Listing Agreement: Sellers will be asked to sign an exclusive right of sale listing agreement with their broker.
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HOA Addendum: This form discloses when a home is required to be a part of a Home Owners Association.
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Agency Disclosure: This form explains the various forms of agency representation between you and your real estate broker.
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Sellers Real Property Disclosure Statement: Sellers are obligated by law to disclose all personally known material defects about their home to the buyer.
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Lead Based Paint Disclosure: This form is required by law only for homes built prior to 1978.
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Radon Gas: A seller must notify the buyer of the radon risk on at least one document, form, or application executed.
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Foreign Investment in Real Property Act "FIRPTA": A tax form required by the IRS withholding 15% of the gross sales price for payment of foreign national seller's taxes thus preventing them from expatriating the proceeds before it can be taxed. For additional information on FIRPTA, click on the button below: