Selling

The timeline varies based on price point, location, condition, and market conditions. In a balanced market, well-priced luxury homes in Boca Raton and Delray Beach typically sell within 60 to 120 days. Waterfront properties and homes in the ultra-luxury segment may take longer due to a smaller buyer pool. Proper preparation and strategic pricing from the start are the most reliable ways to shorten your time on market.

South Florida’s peak selling season runs from January through April, when seasonal residents and out-of-state buyers are most active. However, our market remains relatively strong year-round compared to northern states, and serious buyers shop in every season. The best time to sell is when your home is properly prepared and priced—and when your personal circumstances align. I help clients evaluate timing strategy based on both market data and their individual goals.

The process begins with selecting the right listing agent and developing a pricing and marketing strategy. From there, your home is prepared for market—addressing any repairs and coordinating staging and professional photography and video. Once listed, I manage showings, gather feedback, and communicate with you regularly. When an offer comes in, we negotiate terms, execute a purchase contract, and move into the due diligence period, which typically includes inspections, appraisal, and title work. The transaction closes at a title company, where documents are signed and funds are disbursed. From listing to closing, I guide you through every step.

Look for an agent with deep local market knowledge, a proven marketing approach, and a communication style that fits your preferences. Ask how they will position and promote your home, how they handle pricing strategy, and how they manage negotiations. Experience matters—but so does fit. You want someone who listens carefully, tells you the truth even when it’s uncomfortable, and treats the sale of your home with the seriousness it deserves.

I believe that every home has a story, and my job is to tell that story in a way that creates a compelling emotional connection with the right buyers. Rather than relying on generic marketing templates, I develop a narrative positioning for each property based on its architecture, setting, light, and lifestyle. My proprietary Harmonay Signature Luxury Launch system combines strategic pricing, elevated visual presentation, targeted distribution under the auspices of the Coldwell Banker Global Luxury program (for homes that qualify), and disciplined negotiation. With 28 years of experience, I bring both the sophistication of a luxury specialist and the personal attention of an agent who genuinely cares about your outcome.

The luxury market requires a distinct skill set. Buyers at higher price points expect elevated presentation, discreet handling, and sophisticated marketing that reaches qualified prospects locally and internationally. As a Coldwell Banker Global Luxury Specialist, I have access to premium marketing channels, a worldwide network of agents and affluent buyers, and the resources to position your home at the level it deserves. Equally important, I understand the nuances of negotiating complex transactions where discretion and precision matter.

Expect a collaborative partnership built on clear communication. Before we go to market, I’ll walk you through the preparation phase, pricing rationale, and marketing plan so you understand exactly what’s happening and why. Once listed, you’ll receive regular updates on showing activity, feedback, and market response. When offers arrive, I’ll present them with context and counsel you on strategy. Throughout the process, I’m accessible and responsive—you’ll never feel left in the dark.

Staging isn’t always necessary, but strategic presentation always is. For occupied homes, I provide detailed guidance on decluttering, furniture arrangement, and styling adjustments that help buyers see the home’s potential. For vacant properties, professional staging often makes a meaningful difference—empty rooms photograph poorly and make it difficult for buyers to envision scale and function. Whether we stage fully, partially, or simply refine what’s already there, the goal is the same: to present your home in its most compelling light.

I do. When professional staging is recommended for your property, I cover the cost as part of my commitment to presenting your home at the highest level. This is one of the ways I invest in my listings—and one of the things that sets me apart from other agents. I believe that if I’m asking you to trust me with the sale of your home, I should be willing to put my own resources behind the marketing strategy I recommend. You shouldn’t have to choose between proper presentation and protecting your bottom line.

I personally accompany every showing. This ensures that prospective buyers feel welcomed and have the best possible experience in your home—and it allows me to answer questions, highlight features that photographs can’t capture, and gauge buyer interest firsthand. You have complete discretion over how much advance notice you require for showings, and I work with you to establish a schedule that respects your life while providing adequate access to serious buyers. After each showing, I’ll follow up with you promptly to share feedback and observations.

It’s best if you’re not. Buyers feel more comfortable exploring a home and speaking candidly with their agent when the owner isn’t present. They’re more likely to linger, open closets, and imagine themselves living there. If you have pets, plan to take them with you or secure them during showings. I know it can feel intrusive to have strangers walking through your home, but giving buyers space is one of the most effective things you can do to help your home sell.

I take security seriously. All showing agents must be licensed and are tracked through our showing management system. For high-value properties or clients with particular privacy concerns, I implement additional protocols—requiring advance buyer qualification or limiting photography in certain areas. Before your home goes on market, we’ll discuss your comfort level and establish showing guidelines that protect your security while still providing adequate access to qualified buyers.

You’ll hear from me often—proactive communication is one of my strengths and a commitment I take seriously. After every accompanied showing, I’ll call or text you with feedback while it’s still fresh. You’ll never have to wonder what buyers thought or chase me down for information. Beyond showing feedback, I provide regular updates on market activity, online engagement with your listing, and any developments that affect our strategy. My goal is for you to feel fully informed and confident throughout the process—not anxious or left guessing. I adapt my communication style to your preferences, whether you prefer phone calls, texts, or email, but you can always expect me to be responsive, accessible, and ahead of the curve.

Seller closing costs in Florida typically range from 6% to 10% of the sale price, depending on the transaction. The largest expense is usually the real estate commission. Other costs include title insurance (in most Florida counties, the seller pays for the owner’s title policy), documentary stamp tax on the deed, title and closing fees, prorated property taxes, and any outstanding HOA or municipal assessments. I provide every client with a detailed net proceeds estimate early in the process so there are no surprises at closing.

In most Florida counties—including Palm Beach County—the seller customarily pays for the owner’s title insurance policy. The buyer typically pays for lender’s title insurance if they’re financing the purchase. However, these costs are negotiable as part of the purchase contract. In some transactions, particularly with out-of-state buyers unfamiliar with Florida customs, the allocation of title costs may be a point of negotiation.

Florida has no state income tax, which is one reason so many buyers relocate here. However, sellers do pay certain state fees at closing. Documentary stamp tax on the deed is computed at $0.70 per $100 of the sale price, rounded up to the nearest hundred. In Palm Beach County, the seller also customarily pays for title insurance, which is calculated on a sliding scale: $5.75 per $1,000 of the purchase price up to $100,000, plus $5.00 per $1,000 for amounts above $100,000 up to $1 million. For example, title insurance on a $500,000 home would be $2,575. Additional closing costs include title search, closing fees, and recording fees. You may also owe federal capital gains tax on any profit exceeding the exclusion amount—I always recommend consulting a tax professional for guidance specific to your situation.