Answers by Anna Dementov

Marisol, in your situation, I would lean toward working with an experienced local real estate agent rather than trying to sell off-market, especially since you're managing the property from another state. One thing I've learned from years of working with sellers is that convenience doesn't always translate into the best financial outcome. An off-market buyer may offer a quick, uncomplicated sale, but they're often factoring in a significant discount for that convenience. You could potentially save on some selling expenses but lose considerably more on the sale price. I would first have a local agent evaluate the property in its current condition and compare that with what it could realistically sell for after some minor improvements. You may be surprised how little work is actually necessary. Sometimes fresh paint, professional cleaning, and a few cosmetic updates are enough to make a meaningful difference. A good agent can also coordinate contractors, photography, showings, and inspections without requiring you to travel back and forth. My recommendation would be to get both an off-market offer and a realistic market valuation, then compare your estimated net proceeds from each. That way, you're making a decision based on actual numbers rather than assumptions.

Callum, I can understand why selling at a loss would be frustrating, especially after investing in improvements to the property. One thing I would caution against is making your decision based primarily on what you paid in 2022. The market doesn't necessarily recognize our original purchase price or the full cost of improvements. What matters today is what comparable properties are selling for and what buyers are willing to pay. Before deciding, I would look at three things: the actual market value of the home, the potential rental income if you kept it, and the cost and effectiveness of soundproofing. Since the airport noise is your biggest concern, I would also investigate whether soundproofing would genuinely make the home comfortable for you. Upgraded windows and insulation can help with interior noise, but they won't eliminate aircraft noise outdoors. If the property is otherwise a good investment and you would genuinely enjoy living there, keeping it may make sense. But I wouldn't move back simply to avoid realizing a financial loss. I'd also ask your agent to show you recent closed sales of homes with similar airport exposure, not just comparable homes elsewhere in Orlando. That will give you a much clearer picture of whether the proposed listing price is reasonable.

Alicia, the first thing I would recommend is confirming how the property is legally divided, because the way it's listed with the tax assessor doesn't necessarily determine whether your 10.3 acres can be sold independently. If you and your ex-husband each own separate, legally described parcels, selling your portion may be relatively straightforward. However, if the entire 21 acres is still one legal parcel or you both have ownership interests in the same property, you may need a subdivision, lot split, or other legal arrangement before selling your portion separately. I would start with a Florida real estate attorney and a surveyor familiar with Hamilton County's land division requirements. They can review the deed, legal description, access, and any applicable zoning restrictions. Since the property currently has a homestead exemption, I would also verify how dividing or selling the land could affect that exemption. Once you establish that your portion can legally be conveyed, a local real estate agent experienced with acreage and vacant land can help determine its market value and find the right buyer. The good news is that you and your ex-husband already agree on the sale, which should make the process easier. The important thing is getting the legal parcel boundaries and ownership documentation properly established first.

Jennoris, having worked extensively with sellers in Clearwater and the surrounding Pinellas County communities, I can tell you that a good real estate agent should do considerably more than simply put your home on the MLS. An experienced agent helps establish the right asking price, prepares and markets the property, coordinates showings, evaluates buyers and their financing, negotiates offers, and guides you through inspections, appraisals, and closing. As far as commission, there is no fixed or standard real estate commission. It's negotiable, and I would encourage you to compare not just what agents charge, but also their experience, marketing strategy, and actual sales results. Regarding your new roof, that's definitely a selling advantage here in Florida! With insurance costs and roof age being such important considerations for buyers, a newer roof can make your property more attractive and potentially easier to insure. However, I wouldn't automatically add the entire cost of the roof to your asking price. Buyers generally expect a home to have a functional roof, so improvements don't always translate dollar-for-dollar into increased value. I would compare your home with similar recently sold Clearwater properties and consider how the new roof positions your home against competing listings. Sometimes the biggest benefit isn't a dramatically higher asking price, but attracting more qualified buyers and negotiating a stronger offer.

John, yes, I would absolutely disclose the special assessment upfront rather than wait for it to appear on the estoppel certificate. Having worked with Florida condo buyers and sellers, I've seen how important association finances, reserves, and special assessments have become in today's market. Buyers are paying much closer attention to these expenses, particularly when they involve structural repairs. I would disclose the existing $8,400 assessment, the payment schedule, the remaining balance, and what the concrete work covers. I would also mention the proposed assessment, making it clear that it hasn't been approved and the amount is still unknown. As for paying off the balance at closing versus having the buyer assume it, I would look at your specific contract and the association's requirements first. In Florida, the responsibility for assessments can depend on when they were approved and the terms negotiated in the contract. From a marketing perspective, offering to pay the remaining balance at closing may make your condo more attractive, especially to buyers already concerned about rising HOA fees. But I wouldn't automatically reduce your asking price by the same amount. My approach would be to price the condo competitively, provide complete association information upfront, and negotiate the assessment as part of the overall offer. Transparency tends to make the transaction much smoother and avoids unpleasant surprises later.

Zofia, this is actually a very common situation, and I wouldn't rush to agree to the buyer's full request, especially if the home was already priced to reflect its age and condition. In my experience negotiating real estate transactions in Florida, the most important thing is separating actual defects from items that are simply older but still functioning. For example, an older roof doesn't automatically mean it needs to be replaced. I would first establish its actual condition, remaining useful life, and whether it's creating any insurance or financing concerns for the buyer. If the roof is functioning properly and the asking price already reflected its age, you have a reasonable basis to negotiate a smaller credit or decline a request for the full replacement cost. For the smaller inspection items, I often find that offering to address legitimate safety concerns while negotiating a reasonable credit for other repairs can be a good compromise. I would also consider how strong the buyer is, how long the property has been on the market, and what it might cost you to start over with another buyer. My advice is to focus on the overall net proceeds and keeping a good transaction together, rather than trying to win every individual repair negotiation. Sometimes a modest concession today saves weeks of additional carrying costs and uncertainty.

Natalie, your friend is correct. Florida's Save Our Homes portability works a little differently when you're downsizing, and it's definitely worth understanding before making your move. Based on the numbers you provided, your current home has approximately $690,000 in accumulated Save Our Homes assessment difference ($1.3 million market value minus $610,000 assessed value). When you purchase a less expensive home, Florida generally calculates portability proportionally, rather than transferring the entire difference. There's also a maximum portability benefit of $500,000. Using your approximate figures and assuming the property appraiser's values are similar, your transferable benefit would be about $371,500. That would put the new condo's assessed value at approximately $328,500 before applicable exemptions. That's still a substantial tax advantage! One important point about renting between homes: Florida's portability deadline is based on when you abandon your previous homestead, not simply when you sell it. You generally need to establish the new homestead by December 31 of the third tax year following the year you abandoned the old one. I would strongly recommend confirming the exact numbers and timing with the Palm Beach County Property Appraiser before selling, especially if you plan to rent temporarily. I've found that property taxes are one of the most overlooked expenses when buyers transition from a single-family home to a condo. Understanding your portability benefit ahead of time can make a significant difference in your long-term housing costs.

Megan, I would be paying more attention to your showing activity than the number of Zillow views or saves. After years of selling real estate in Florida, one thing I've consistently observed is that online interest doesn't necessarily translate into serious buyer interest. People save homes for all kinds of reasons, including comparing prices, watching the market, or simply browsing. With 2,100 views, 61 saves, and only four showings in three weeks, I would want to investigate why more buyers aren't taking the next step. Price is certainly one possibility, but it's not the only one. I would look closely at your competition, the condition of your home, insurance costs, property taxes, and whether buyers have better alternatives at a similar price. I also wouldn't rely too heavily on the countywide average or median days on market. Those figures include properties across different price ranges, neighborhoods, and conditions. What matters much more is how quickly comparable homes in your immediate area are selling. If similar homes are receiving showings and offers while yours isn't, that's valuable feedback. Before making a price adjustment, I would ask your agent for a fresh competitive market analysis showing what's sold, what's pending, and what new listings have entered the market since you listed. Three weeks isn't necessarily a long time, but it's certainly enough time to start identifying patterns. I believe in being proactive rather than simply waiting for the market to respond.

After owning your home for 38 years, I can certainly understand wanting to keep the selling process as simple and stress-free as possible! The good news is that you can absolutely sell your Florida home AS IS without making major repairs or renovations. I would start by having an experienced local real estate agent visit the property and provide an honest assessment of its current market value. You may be surprised at what buyers are willing to pay for a home that needs updating, particularly if it's in a desirable location. Selling AS IS generally means you're not agreeing upfront to make repairs, but buyers can still request inspections and negotiate depending on the terms of the contract. You're also still responsible for disclosing known material defects that aren't readily observable. I would recommend having professional photographs taken, pricing the property appropriately for its condition, and marketing it to both traditional buyers and investors. You don't necessarily have to sell at a steep discount just because the home needs work. And regarding the phone calls, that's something your agent should be handling for you! You can establish your preferred communication method and schedule from the beginning, whether that's one update a week or a phone call only when something important comes up. My advice would be not to spend money renovating until you've spoken with an agent who understands your local market. Sometimes selling exactly as the property stands is the smartest financial decision, particularly when your priority is a smooth, uncomplicated sale.