Selling a Luxury Miami Condo: Listing Choices, Seller Costs and Timing

Selling a luxury Miami condo comes down to one listing choice and two fixed costs. Under NAR's 2025 policy you can choose full MLS exposure, a delayed marketing listing or an office exclusive. Miami-Dade deeds carry Florida stamp tax of 60 cents per $100, and the association must issue an estoppel certificate within 10 business days of a request.

Three ways to put a Miami condo on the market

An MLS owned by a REALTOR association follows National Association of REALTORS policy. Under its Clear Cooperation Policy, a listing broker must submit a listing to the MLS within one business day of marketing the property to the public, which includes yard signs, public websites, email blasts and multi-brokerage listing networks. A one-to-one conversation between two brokers does not trigger the rule.

NAR's Multiple Listing Options for Sellers policy took effect on March 25, 2025, and MLSs had until September 30, 2025 to put it in place. It adds two exempt listing types. A delayed marketing listing is filed with the MLS, and other participants can see it, arrange showings and submit offers, while display on IDX websites and syndicated portals waits for a period each MLS sets. An office exclusive is filed with the MLS under local rules but is not shared with other participants or publicly marketed.

What privacy costs a seller

NAR's guidance names privacy as one reason a seller might delay marketing. The trade-off is written into the policy. For either exempt type, the listing broker must get a signed certification from the seller that discloses the broker's relationship with the seller, acknowledges the MLS benefits being waived or delayed, such as broad and immediate exposure, and confirms the seller's choice. Only the seller can authorize it.

A delayed listing is still an active listing. NAR says an MLS cannot prohibit its showings, and the seller and broker may market it meanwhile in any lawful way the seller wants. Whether the delay counts toward days on market is left to each MLS. An office exclusive limits exposure to the listing firm's own contacts and its one-to-one broker conversations. Before you sign, ask which MLS the listing will use, how long that MLS allows marketing to be delayed, and how an agent at another firm would learn the unit is for sale.

The deed stamp tax in Miami-Dade

Florida's documentary stamp tax applies to deeds and is computed on the consideration for the transfer. Section 201.02 sets 70 cents per $100 statewide, but the Florida Department of Revenue states that the Miami-Dade rate is 60 cents on each $100 or portion of the consideration. That works out to $6,000 per $1 million. Miami-Dade also levies a 45-cent surtax, but section 201.031 exempts a document conveying only a single-family residence and says that residence may be a condominium unit. Have the closing agent review any transfer that conveys more than one residence.

Consideration is broader than the cash price. The statute counts money paid or agreed to be paid, the discharge of an obligation and any mortgage or other encumbrance, whether or not it is assumed. The Department of Revenue adds that all parties to the deed are liable for the tax, whichever of them agrees to pay it, so the contract allocates the cost but does not limit whom the state can collect from. Our /research/closing-cost-calculator applies these rates to a price you enter.

The estoppel certificate and the association's ledger

Section 718.116(8) of the Florida Statutes requires the association to issue an estoppel certificate within 10 business days of a written or electronic request from the owner, the owner's designee or a mortgagee. The prescribed form itemizes everything owed and states any capital contribution, resale or transfer fee, any open rule violation, whether the board must approve the transfer and has, and whether a right of first refusal exists and has been exercised. A certificate delivered by hand or electronically is effective for 30 days, or 35 days if mailed. An association that misses the 10-day deadline may not charge for it.

The statutory base fee is up to $250 when the account is current, plus $100 for delivery within 3 business days and up to $150 more if the account is delinquent. The statute has the Department of Business and Professional Regulation adjust those amounts for inflation every five years and publish them, so check DBPR's current figures.

Send the request to the association under its legal name, which can differ from the tower's marketing name. Florida DBPR records list Porsche Design Tower's association as 18555 Collins Avenue Condo Assn Inc and Eighty Seven Park's as 8701 Collins Avenue Condo Assn Inc. Our /condo-associations directory shows these legal names, and profiles such as /buildings/porsche-design-tower and /buildings/eighty-seven-park link to them.

Documents you owe the buyer, and the seven-day clock

Section 718.503(2) requires a seller who is not the developer to give a buyer under contract, at the seller's expense, current copies of the declaration, articles of incorporation, bylaws and rules, and the annual financial statement and budget. The list also covers the milestone inspection summary where applicable, the latest structural integrity reserve study or a statement that none has been completed, any applicable turnover inspection report, the association's Frequently Asked Questions and Answers document and a governance form.

Every resale contract must state in conspicuous type either that the buyer received the core documents more than 7 days before signing, not counting weekends and legal holidays, or that the buyer may void the contract within 7 such days after signing and receiving them. A waiver of that right has no effect, and the right ends at closing. Contracts signed after December 31, 2024 must also say whether the association is required to have a milestone inspection or reserve study and whether it has completed it. Delivering the packet early lets the contract use the first clause.

Putting the sale on a calendar

Gather the documents first, since the association may need time to produce a current budget or reserve study. At the listing agreement, choose full MLS exposure, delayed marketing or an office exclusive, and sign the disclosure if you choose an exempt option. Once a contract is signed, time the estoppel request so its 30-day effective period covers closing, and order a new one if closing slips. If the certificate shows board approval or a right of first refusal, the buyer's application has to clear before closing. A foreign seller also faces a federal withholding timetable, covered in /blog/firpta-selling-miami-condo-foreign-owner.

Questions sellers ask about selling a luxury Miami condo

What Miami Condo HQ can and cannot do for a seller

Miami Condo HQ is published by Eltherion, LLC, a research publisher with no live Miami MLS feed, so it publishes no Miami prices and cannot value your unit. Ask a licensed agent to show comparable sales and explain their limits. Our /sell page lets you request an introduction to a licensed Miami partner agent, who explains representation and service terms with you directly. Neighborhood context for Porsche Design Tower is at /neighborhoods/sunny-isles-beach.