Home Selling FAQ: Costs, Timeline & Process in Florida

How do I know what my home is worth in today’s market?

The most accurate way to find out what your home is worth is through a Comparative Market Analysis (CMA), prepared by a local real estate agent. A CMA looks at recently sold homes in your neighborhood that are similar to yours in size, condition, age, and features — and uses that data to estimate a realistic market value for your property.

Online tools like Zillow’s Zestimate or Redfin’s estimate can give you a ballpark, but they are notoriously inaccurate in neighborhoods with limited comparable sales, unique properties, or rapidly shifting market conditions — all of which describe many areas of Palm Beach County. These tools do not account for recent upgrades, lot premiums, or the nuances of your specific street or subdivision.

A local agent who knows the Boynton Beach and Lake Worth markets can give you a far more precise and defensible number — and most offer a free CMA with no obligation to list.

How long does it take to sell a home in Boynton Beach or Lake Worth?

The timeline varies depending on price point, condition, and current market conditions, but in Palm Beach County, well-priced homes in good condition have been selling within 15 to 45 days of hitting the market in recent years.

Homes that are overpriced, need significant repairs, or are marketed poorly tend to sit longer — and the longer a home sits, the more buyers begin to wonder what’s wrong with it. That perception can lead to lower offers and extended negotiations, which is why accurate pricing from day one is so important.

Once under contract, closing typically takes an additional 30 to 45 days if the buyer is financing, or as few as 10 to 21 days for a cash transaction. From list to close, sellers should plan for a total timeline of roughly 45 to 90 days in a typical market.

What repairs or improvements should I make before listing my home?

Not every improvement delivers a return, so it’s important to be strategic. In general, focus on anything that will show up on an inspection report or that a buyer will notice immediately during a showing.

High-priority items in Florida specifically:

Roof repairs or replacement — A roof with limited remaining life will kill deals and drive up buyer insurance quotes. Address this before listing if at all possible.
Fresh interior paint — One of the highest ROI improvements you can make. Neutral tones appeal to the widest range of buyers.
Deep cleaning and decluttering — Non-negotiable. Homes that feel clean and spacious show dramatically better.
Landscaping and curb appeal — First impressions start before buyers walk through the door.
Minor plumbing and electrical fixes — Dripping faucets, flickering lights, and outdated outlets signal neglect to buyers.
AC service — Have your system serviced and have documentation ready. Buyers will ask.

Major renovations — full kitchen remodels, bathroom overhauls — rarely deliver dollar-for-dollar returns in a sale. Your agent can help you prioritize what to address and what to leave alone.

What are a seller’s closing costs in Florida?

Sellers in Florida typically pay between 6% and 9% of the sale price in closing costs, though this varies depending on the transaction. The largest line items include:

Real estate agent commissions — Now fully negotiable following the 2024 NAR settlement
Documentary stamp tax — Florida charges a tax on the deed transfer of $0.70 per $100 of the sale price (higher in Miami-Dade County)
Title insurance — In Palm Beach County, it is customary for the seller to pay for the buyer’s owner’s title insurance policy
Mortgage payoff — If you have a remaining balance on your mortgage, it will be paid off at closing from your proceeds
Outstanding property taxes — Prorated to the date of closing
HOA estoppel fees — If your home is in an HOA, you’ll typically pay a fee for the association to produce a payoff and status letter

On a $450,000 sale, closing costs can easily reach $27,000 to $40,000 or more. Your agent or title company can provide a net proceeds estimate before you list so there are no surprises at the table.

Do I need to disclose everything that’s wrong with my home in Florida?

Florida has some of the most clearly defined seller disclosure requirements in the country. Under Florida law, sellers are required to disclose any known material defects that are not readily observable and that could affect the value or desirability of the property.

This includes things like:

Past or present roof leaks
Foundation issues or settling
Flooding or drainage problems
Mold or moisture damage
Pest infestations or prior termite damage
Unpermitted work or additions
Environmental hazards

Florida follows a “known defect” standard, meaning you are not required to go hunting for problems you don’t know about, but you cannot conceal or misrepresent issues you are aware of. Non-disclosure of a known material defect can expose sellers to lawsuits even after closing.

When in doubt, disclose. A good real estate attorney or experienced listing agent can help you navigate what must be disclosed and how to present it in a way that doesn’t unnecessarily derail your sale.

What is a CMA and how is my listing price determined?

A CMA — or Comparative Market Analysis — is a detailed report prepared by your real estate agent that analyzes recent home sales in your area to help determine the right listing price for your property.

A thorough CMA looks at:

Recently sold homes (typically within the last 3 to 6 months) that are similar in size, age, condition, and location
Active listings, your current competition
Expired listings, homes that failed to sell, often because they were overpriced
Market trends, whether prices are rising, flat, or softening in your specific zip code

Your agent uses this data to arrive at a price range that reflects what buyers in today’s market are actually willing to pay. Pricing too high is one of the most costly mistakes a seller can make — it leads to longer days on market, price reductions, and ultimately a lower sale price than if the home had been priced correctly from the start.

A CMA is not an appraisal, but a well-prepared one from a knowledgeable local agent is often just as accurate — and it’s free.

How do real estate agent commissions work after the 2024 NAR changes?

The 2024 NAR settlement brought the most significant change to real estate commissions in decades, and there is still a lot of confusion among both buyers and sellers about what actually changed.

Here’s what you need to know as a seller:

Commissions are now fully negotiable: they always were technically, but the new rules make this much more explicit and transparent.
Sellers are no longer required to offer compensation to the buyer’s agent through the MLS. Previously, a seller’s offer of buyer’s agent compensation was a standard part of the listing.
In practice, many sellers in competitive markets like Palm Beach County still choose to offer buyer’s agent compensation as a way to attract more offers and make their listing more appealing. Whether to do so and how much is a strategic conversation to have with your listing agent.
Buyers must now sign a Buyer Representation Agreement before touring homes, which outlines their agent’s compensation. This increases transparency on both sides of the transaction.

The bottom line: seller commissions are negotiable, and you should have a direct, clear conversation with any agent you’re considering about exactly what you’ll pay and what services you’ll receive in return.

Should I sell my home before buying a new one, or buy first?

This is one of the most stressful decisions sellers face, and the right answer depends on your financial situation and your risk tolerance.

Selling first gives you certainty. You know exactly how much equity you’re working with, you’re not carrying two mortgages, and you can make a clean, non-contingent offer on your next home, which is a major advantage in a competitive market. The downside is that you may need to arrange temporary housing between transactions.

Buying first means you won’t be displaced, and you can move on your own timeline. The risk is that your current home takes longer to sell than expected, leaving you with two mortgage payments and financial pressure to accept a lower offer.

Some options that can bridge the gap include:

Bridge loans : short-term financing that lets you use your current home’s equity to buy before you sell
Sale contingency offers: making your purchase contingent on the sale of your current home (less competitive in a hot market, but possible)
Leaseback agreements: selling your home and negotiating a short-term lease back from the buyer, giving you time to find and close on your next property

A local real estate agent who handles both sides of the transaction regularly can help you map out a strategy that minimizes risk and keeps both transactions moving in sync.

What is the best time of year to sell a home in South Florida?

South Florida’s real estate market doesn’t follow the same seasonal patterns as the rest of the country. In most northern markets, spring is peak selling season. In Palm Beach County, the dynamic is different.

The winter months — November through April — are historically the strongest selling season in South Florida. This is when seasonal residents and snowbirds arrive from the northeast and midwest, inventory tightens, and buyer demand peaks. Listing your home during this window typically means more showings, more competition among buyers, and stronger offers.

The summer months — June through August — tend to be slower, partly due to heat, hurricane season, and the departure of seasonal residents. That said, South Florida never fully goes quiet, and motivated buyers are always in the market year-round.

If you have flexibility on timing, aiming to list between January and March puts you squarely in the most active window for the Palm Beach County market.

Can I sell my home if I still have a mortgage?

Yes , this is actually the most common scenario. The vast majority of home sellers in Florida still have a mortgage when they list their property.

Here’s how it works: at closing, your remaining mortgage balance is paid off directly from the sale proceeds before you receive anything. Your title company will request a payoff statement from your lender, which reflects the exact amount needed to satisfy the loan as of the closing date. That amount is deducted from the sale proceeds, and you receive the difference, your equity.

The only situation where this becomes complicated is if you owe more than your home is worth known as being “underwater” or having negative equity. In that case, a standard sale may not be possible without bringing cash to the table, and options like a short sale (selling for less than you owe with lender approval) may need to be explored.

If you’re unsure whether you have enough equity to sell and cover closing costs, ask your agent for a net proceeds estimate. It takes about five minutes and gives you a clear picture of exactly where you stand.

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