Getting Your First Coast Home Ready to Sell: Paperwork, Inspections and Presentation

The short answer

Before you list a home in Northeast Florida, gather the paperwork buyers and their insurers will ask for, take care of the maintenance our climate is hard on, and prepare honest disclosures. Then present the home by describing what it has and what's nearby.

The homes that sell smoothly here are usually the ones whose owners answered the buyer's questions before they were asked.

Start with your disclosures

Florida sellers have a duty to disclose known defects that materially affect a home's value and that a buyer couldn't readily see. Florida law also requires a written flood disclosure at or before contract signing, covering past flood insurance claims and federal flood assistance for the property.

Fill out your seller's disclosure early, while you have time to find records. If you're unsure whether something needs to be disclosed, ask your agent or a real estate attorney. Disclosing is almost always cheaper than a dispute later.

Gather the paperwork buyers will ask for

A buyer's insurance quote can make or break a Florida sale. Having these ready shortens the inspection period and keeps deals together:

• Roof information: the permit date and any warranty. Insurers weigh roof age heavily.
• Wind mitigation report: documents features such as roof-to-wall connections and opening protection, which can lower a buyer's premium. If yours is current, share it.
• Four-point inspection: for older homes, insurers often want a review of the roof, electrical, plumbing and HVAC. A recent one can head off surprises.
• Elevation certificate, if you have one.
• Permits for additions, roof replacements, pools, enclosed porches and major system upgrades. Unpermitted work tends to surface during a sale.
• Service records for the HVAC, water heater and any termite treatment or bond.
• HOA or condo documents: rules, budgets and contact information for the association, which will issue an estoppel letter at closing.

Condo sellers: Florida passed new safety and reserve requirements for condominium buildings after 2021, including milestone structural inspections and structural integrity reserve studies for buildings three stories or taller. Buyers and lenders will ask for these. Request copies from your association now.

Take care of what our climate wears down

Heat, humidity, salt air and summer storms are hard on houses. Before photos:

• Service the HVAC and replace filters.
• Clean gutters and check downspouts so water moves away from the foundation.
• Pressure wash the roof, siding, driveway and pool deck where appropriate.
• Look for signs of moisture: stains on ceilings, soft spots, musty smells around windows and under sinks.
• Check caulking and weatherstripping around windows and doors.
• Trim trees and shrubs back from the roof and walls.

Consider a pre-listing inspection. It costs a little up front and lets you decide on repairs on your schedule instead of under a deadline.

Describe the home, not the buyer

When it's time to write the listing and plan the photos, focus on the property:

• Room count, square footage, lot size and layout.
• Updates, with years: "roof replaced 2023," "new HVAC 2024."
• Features: a screened porch, a fenced yard, a dock, a garage workshop, a primary suite on the first floor.
• What's nearby, stated as fact: distance to the beach, the St. Johns River, a park, a hospital, the interstate or JAX airport.

Leave out descriptions of who the home is "perfect for" or what kind of person or household would enjoy the area. Fair housing law protects buyers' right to decide that for themselves, and a description built on features is more useful anyway. It tells every buyer exactly what they're getting.

Price from sales, not listings

The number that matters is what similar homes nearby have actually sold for recently, adjusted for condition, updates and features. Asking prices tell you what other sellers hope for. Closed sales tell you what buyers paid.

Think about your next home now

If you're moving to another Florida home, you may be able to carry your Save Our Homes property tax benefit with you through portability. Up to $500,000 can transfer if you establish the new homestead within three tax years. Talk through timing before you list.

Frequently asked questions

Should I make repairs or offer a credit?

It depends on the item. Safety issues and anything an insurer will flag, such as an aging roof or outdated electrical panel, are usually worth addressing or pricing in. Cosmetic items are often better left to the buyer.

Do I need a wind mitigation report to sell?

It isn't required to sell, but buyers' insurers use it. A current report makes it easier for a buyer to get coverage and stay on schedule.

When should I pay my property taxes if I'm selling?

Your share of the year's taxes will be prorated at closing. If the bill has been issued, your title company will tell you whether to pay it or have it handled at closing.