Florida Home Seller Closing Timeline: Contract to Close Guide for South Florida Sellers
You accepted an offer. Great. Now comes the part that decides whether the sale actually closes. After 17 years selling in Martin, Palm Beach, St. Lucie and nearby counties, I can tell you most deals that fall apart do so in the middle, not at the offer. This guide shows you each stage, what the buyer is doing, what I need from you, and how I keep your sale on track. Your exact dates are on the Important Dates sheet I send you, and every deadline has a reminder 48 hours ahead.
1. Offer accepted: the Effective Date
The Effective Date is the day the last party signs and delivers the contract. All deadlines start there. I send you your Important Dates sheet, put each deadline on a calendar with a 48 hour reminder, and confirm the title company has the contract.
2. Buyer’s deposit and inspection period
The buyer’s deposit is due shortly after the Effective Date. Then the buyer has an inspection period (check your contract for the days) to inspect the home. Expect inspectors, possibly a wind mitigation, 4-point, roof, termite and sewer scope. The buyer may cancel for any reason during this window with deposit returned, so this is where most renegotiation happens. I help you decide what to repair, what to credit and what to decline, always with your net proceeds in mind. Once the buyer’s deposit is in escrow, our complimentary concierge service transfers your utilities, internet and more for you to take away the stress. Prefer to do it yourself? Here is every provider by county and city.
3. Appraisal and the buyer’s financing
If the buyer has a loan, the lender orders an appraisal. If it comes in low, we have options: negotiate, split the gap, or challenge the appraisal with strong comparable sales. I keep in touch with the buyer’s lender so you do not have to chase anyone.
4. Title, liens and payoff
The title company searches for liens, open permits and other issues, and requests your mortgage payoff. Anything that clouds title must be cleared before closing. Tell me early about unpermitted work, old liens or code violations so we can fix them without a last-minute scramble.
5. Repairs and permits
Agreed repairs should be done by licensed professionals with receipts and permits where required. Keep copies, because the buyer’s lender and insurer may ask. I schedule re-inspections when needed.
6. What you pay at closing
Typical seller costs include the real estate commission, documentary stamp tax on the deed ($0.70 per $100 of the price), your mortgage payoff, prorated property taxes and HOA dues, and in many counties the owner’s title insurance policy. Owner’s title custom varies by county, so confirm it in your contract. I give you a written net sheet before you sign anything.
7. Moving out and utilities
The buyer owns the home starting the day of closing and you are responsible through the day before, so plan to be out and the home broom clean per the contract. Set up your move through our complimentary concierge service, schedule final readings, and gather every key, garage opener, gate code and warranty.
8. Final walk-through
The buyer does a walk-through before closing to confirm the condition and that agreed repairs are done. I attend. If something is missed, we fix it before the closing table.
9. Closing day
You sign the deed and closing statement, often at a title office or with a mobile notary. Your payoff is sent to your lender and your proceeds are wired to you after funding and recording. As a seller, confirm wiring instructions by calling the title company at a verified number before you give them any account details.
10. After closing
I follow up to make sure your proceeds arrived and that the sale closed cleanly. If you are buying again, I walk you through moving your Save Our Homes benefit to the new home with portability, up to $500,000 of benefit, by filing for homestead on the new property. Talk to your CPA about the capital gains exclusion on a primary residence. When you are settled, I will ask for an honest review, which helps the next neighbor find a seller they can trust.
My connections, so you never have to hunt
- Utilities concierge. Our complimentary concierge service transfers your electric, water, internet and more so you do not have to. Free to you. Or start service yourself, by county and city.
- Title and closing. My default title company is Truly Title, Inc. (Melissa Franz, Vice President and Licensed Title Agent, (772) 249-1413, [email protected]). Every deal is different, so I confirm which title company handles your closing, request your payoff early and confirm wiring details with you by phone.
- Repairs and trades. I give you a short list of licensed, insured contractors, roofers, plumbers, electricians and cleaners I trust.
- Moving. I can connect you with reputable local movers and storage, and with a lender if you are buying your next home, including Buddy Hawkins at Elio Mortgage.
- Tax and legal questions. I refer you to your own CPA or attorney for tax and legal advice. I am not a lawyer or a tax advisor.
Once the deposit is in escrow, every client gets our complimentary concierge service. It transfers your electric, water, internet and more to take away the stress, at no cost to you. Prefer to do it yourself? See every provider by county and city.
Frequently asked questions
What happens after I accept an offer on my Florida home?
The Effective Date starts every deadline. The buyer submits a deposit, inspects the home, finalizes financing, and the title company clears title, then everyone closes. I manage a dated checklist for you.
What do home sellers pay at closing in Florida?
Commission, documentary stamp tax on the deed ($0.70 per $100), your mortgage payoff, prorated taxes and HOA dues, and often the owner’s title policy depending on county custom. I give you a net sheet before you sign.
Who pays for the owner’s title insurance in Florida?
It varies by county custom and by your contract. In many counties the seller customarily pays, and in others the buyer does. Confirm it in your contract.
Can a buyer cancel after the inspection period in Florida?
Under the standard As Is contract, the buyer’s free look ends with the inspection period. After that they can generally only cancel for reasons the contract allows, such as financing or title problems. Read your specific contract.
What if the home appraises for less than the contract price?
We can negotiate a lower price, split the difference, the buyer can bring more cash, or we can challenge the appraisal with better comparables. The right choice depends on your contract’s financing terms.
When do I have to move out?
The buyer owns the home the day of closing, and you are responsible through the day before. Unless you negotiated a rent-back, plan to be out before closing.
When do I get my money after closing?
Once the lender funds and the deed is recorded, the title company wires your proceeds, often the same day or next business day. Confirm wire details by phone before closing.
What if a buyer asks for repairs?
You can agree, offer a credit, counter, or decline. I help you weigh the cost against the risk of losing the sale and show you the effect on your net proceeds.
How do I protect myself from wire fraud when selling?
Never send account information by email. Call the title company at a phone number you already trust to confirm, and tell me if anything looks suspicious.
What happens to my homestead exemption when I sell?
The exemption ends with your ownership. If you buy another Florida home, you file for homestead on the new home by March 1 and may be able to transfer your Save Our Homes benefit (portability), up to $500,000.
Do I owe tax on the sale of my home?
Many homeowners can exclude a large portion of the gain on a primary residence if they owned and lived in it for at least 2 of the last 5 years, but rules vary. Ask your CPA.
What should I do right after closing?
Cancel or transfer utilities through our complimentary concierge service, update your address, keep your closing statement for taxes and leave your leftover garage openers, keys and manuals with the buyer.
Questions at any point? Call or text me. I would rather answer ten questions than have you worry about one. This guide is general information, not legal, tax or financial advice. Your contract controls, and I will always point you to your attorney or CPA when you need one.