How to Sell Your Home
in Florida in 2026

The Florida Home Selling Timeline

Florida Real Estate Contracts — What Sellers Sign

Florida uses standardized contract forms developed by Florida Realtors and the Florida Bar. Understanding the key documents protects you throughout the transaction.

The FR/Bar Contract (Most Common)

The Florida Realtors/Florida Bar Residential Contract for Sale and Purchase is the standard contract used in most Sarasota County transactions. Key seller-relevant provisions include:

• Inspection period — Typically 10-15 days during which the buyer can inspect and negotiate repairs or terminate for any reason
• Financing contingency — Buyer typically has 30 days to secure financing. If financing falls through and the buyer properly invokes this contingency, they get their deposit back
• Appraisal contingency — If the home appraises below the purchase price, buyer and seller must negotiate the difference or the buyer can terminate
• Closing date — Typically 30-45 days from contract execution for financed purchases, often 15-21 days for cash
• Deposit / Escrow — Typically 1-3% of purchase price held in escrow by the title company

As-Is Contract

The FR/Bar As-Is Contract is increasingly common in Southwest Florida. The buyer accepts the property in its current condition but retains the right to inspect and terminate during the inspection period. Sellers benefit because they cannot be required to make repairs — but buyers retain an exit right. Most cash offers use the As-Is contract.

Required Florida Seller Disclosures

• Seller Property Disclosure — Material facts affecting the property's value that the seller knows about and a reasonable buyer would want to know
• HOA/Condo Disclosure — For properties in HOAs, sellers must provide governing documents and disclose fees and restrictions
• Flood Disclosure — Whether the property has flood insurance and any history of flood damage
• Lead-based paint disclosure — Required for homes built before 1978
• Radon disclosure — Florida requires disclosure that radon gas exists naturally and testing is recommended

What Does It Cost to Sell a Home in Florida?

On a typical $600,000 home sale in Sarasota County, seller closing costs (excluding commission and mortgage payoff) run approximately $10,000-$14,000 — primarily documentary stamps (~$4,200) and title insurance (~$3,000).

Capital Gains on Florida Home Sales

Florida has no state income tax, which means no state capital gains tax on your home sale. However, federal capital gains tax may apply depending on your situation.

The Primary Residence Exclusion

If the home was your primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 in capital gains from federal taxes (single filer) or $500,000 (married filing jointly). This exclusion applies to the gain — the difference between your sale price and your adjusted cost basis.

What Is Your Adjusted Cost Basis?

Your cost basis starts with what you paid for the home and increases with capital improvements (new roof, addition, kitchen renovation, pool). It decreases with depreciation if you used part of the home for business or rental. Accurate records of improvements made during ownership can significantly reduce taxable gain.

What to Fix Before Listing — and What to Skip

Not every repair or improvement increases your sale price by more than it costs. In Southwest Florida's market, focus on these high-ROI preparation items.

Worth Doing Before Listing

• Deep clean everything — Including windows, baseboards, vents, and appliances. Buyers notice cleanliness immediately.
• Pressure wash exterior — Driveways, sidewalks, lanai, and exterior walls. Dramatically improves first impression at low cost.
• Fresh landscaping — Mulch, trim overgrowth, add color with annuals. Curb appeal drives more showings.
• Repair obvious defects — Broken fixtures, dripping faucets, cracked tiles, damaged screens. Buyers negotiate hard on visible issues.
• Neutral paint — If walls are bold colors, repaint in warm neutrals. Allows buyers to visualize their belongings.
• Declutter and depersonalize — Buyers need to imagine living there. Reduce furniture and personal items by 30-40%.

Usually Not Worth Doing Before Listing

• Full kitchen or bath remodels — You will rarely recoup the cost in a higher sale price. Minor updates (hardware, faucets, paint) are more efficient.
• New flooring throughout — Unless existing flooring is severely damaged. Buyers often prefer a credit to choose their own.
• Adding a pool — Too expensive and takes too long. Price your home to reflect the absence of a pool.
• New HVAC if functional — If the system works and is less than 10 years old, buyers will accept it. If it's older, disclose the age and price accordingly.

Florida Seller Questions Answered