A Resource From Monica Samuels
The South Florida Buyer & Seller Guide.
Twenty-three years of Miami-Dade, Broward, and Palm Beach real estate, distilled into one straightforward guide — whether you're buying your first home or preparing to list.
For Buyers: The path to closing.
Buying a home in South Florida involves more moving pieces than most people expect — but broken into stages, it's a manageable, predictable process. Here's how it actually unfolds.
Get clear on your budget before you look at a single home
Talk to a lender first, not last. A pre-approval letter tells you your real price range and tells sellers you're a serious buyer — in competitive South Florida markets, an offer without one is often skipped entirely.
- Pre-approval typically takes 1–3 days once you submit income and asset documents
- Get pre-approved before falling in love with a property outside your range
- Factor in property taxes, insurance, and HOA dues — not just principal and interest
Define what you actually need — and sign your Buyer Brokerage Agreement
County, commute, school zone, flood zone, HOA tolerance, and timeline narrow the search faster than any listing site filter. Florida also requires a signed Buyer Brokerage Agreement (BBA) before touring homes — this is what lets Monica negotiate exclusively on your behalf from this point forward.
Tour with a plan, not a wish list
I'll line up showings based on what's realistic for your budget and priorities, and give you honest feedback on every property — including the ones I'd tell you to walk away from.
Make an offer that's competitive without overreaching
Pricing strategy depends on how long the home has been listed, recent comparable sales, and how many other offers are likely. I negotiate every offer personally — price, closing timeline, contingencies, and concessions.
Inspection and appraisal
Once your offer is accepted, a licensed inspector evaluates the property's condition, and a separate appraisal confirms the home is worth what the lender is financing. Issues found in inspection are often renegotiable.
Closing day
You'll sign final loan documents, pay closing costs, and receive the keys — typically 30–45 days after your offer is accepted, though cash transactions can close much faster.
What buying actually costs.
Beyond the purchase price, buyers in Florida typically budget 2–5% of the home's price for closing costs. Here's where that goes.
| Cost | Typical Range |
|---|---|
| Lender fees (origination, underwriting) | 0.5%–1% of loan |
| Appraisal | $400–$700 |
| Home inspection | $350–$600 |
| Title insurance & search | Varies by price & county |
| Recording fees & documentary stamps | Set by county/state |
| Homeowners insurance (first year, prepaid) | Varies widely in FL |
| Property tax escrow (prepaid) | 2–6 months |
| HOA/condo application & transfer fees | $100–$1,500+ |
Before touring homes, Florida requires buyers to sign a Buyer Brokerage Agreement (BBA). Once signed, Monica negotiates exclusively on your behalf — we'll review the exact terms and compensation structure for your specific situation during your consultation.
"Every closing I work is treated like it's the only one that matters — because to you, it is."
For Sellers: Getting top dollar.
Selling well isn't about luck — it's about pricing accurately, presenting well, and negotiating from a position of preparation. Here's the process.
Pricing strategy based on real comparables
I pull current MLS data on comparable sales in your specific neighborhood — not broad county averages — to set a price that attracts strong offers without leaving money on the table.
Prepare the property to show its best
Small, targeted improvements — decluttering, minor repairs, curb appeal — consistently move the needle more than large renovations. I'll walk the property with you and flag exactly what's worth doing.
Marketing that reaches the right buyers
Professional photography, MLS syndication, and targeted outreach to agents actively working with buyers in your price range and area — not just a sign in the yard.
Reviewing offers strategically
The highest offer isn't always the strongest one. Financing type, contingencies, proposed closing date, and buyer qualification all factor into which offer actually closes without issues.
Navigating inspection requests
Buyers will often request repairs or credits after inspection. I negotiate these on your behalf so you keep as much of your equity as possible while still keeping the deal together.
Closing and handoff
Final walkthrough, signing, and the transfer of keys — I coordinate timing with your move so the transition is as smooth as possible.
What selling actually costs.
Sellers typically net less than the sale price after these common costs are accounted for.
| Cost | Typical Range |
|---|---|
| Real estate commission (listing + buyer side) | Negotiated, paid at closing |
| Title insurance (owner's policy, often seller-paid in FL) | Varies by price |
| Documentary stamps on the deed | $0.70 per $100 of price (FL) |
| Outstanding mortgage payoff & liens | Varies |
| Prorated property taxes | Based on closing date |
| HOA/condo estoppel & transfer fees | $150–$500+ |
| Negotiated repair credits | Deal-dependent |
Quick pre-listing checklist
Documents you'll need.
Having these ready in advance keeps your transaction moving without delays.
For Buyers
For Sellers
Glossary of common terms.
Plain-language definitions for the terms you'll hear most throughout a transaction.
Ready for a personal consultation?
Every transaction is different. Let's talk through your specific situation, timeline, and goals — no obligation.
