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Condo Selling Guide: From Contract to Closing

Selling your condo is an exciting journey, and the moment your listing goes under contract marks a significant milestone. However, this isn't the finish line – there are crucial steps and considerations to navigate before the deal is sealed. In this article, based on my experience as a real estate agent in Miami, FL, I will guide you through the post-contract phase when selling a condo, helping you understand what to expect and how to ensure a smooth transition.

Two people shaking hands over a contract

In This Article:

  1. Understanding the Contractual Obligations

  2. Coordinating with Your Real Estate Agent

  3. Home Inspection and Potential Negotiations

  4. Finalizing Financials

  5. Preparing for the Closing Process

  6. Moving Out

Understanding the Contractual Obligations

Once your condo is under contract, understanding the contractual obligations is paramount for a smooth transition. This involves more than acknowledging the closing date; it encompasses various facets, including the Seller's responsibilities, maintenance obligations, and documentation requirements.

Seller's Maintenance Responsibilities:

The Seller is responsible for maintaining the condo unit in the contract's agreed-upon condition. This involves addressing any issues between the contract signing and closing. Regular upkeep, timely repairs, keeping the utilities on, and ensuring the property is in the promised condition contribute to a positive buyer-seller relationship.

Documentation and Seller Disclosure:

Sellers may need to provide crucial condo documentation and disclosure forms after the contract signing if these weren't initially provided. These documents typically include details about the homeowners' association (HOA), rules and regulations, the association's financial health, seller disclosure, and a condo rider.

Escrow Funds and Condo Association Application:

Sellers can anticipate the buyer submitting funds in escrow if this step still needs to be completed. This financial transaction is a security measure, assuring the buyer that the property is taken off the market. Additionally, buyers will likely need to submit a condo association application to initiate approval promptly. Sellers should be prepared to cooperate and provide any necessary information the association requests.

Loan Application and Inspection:

Buyers, especially those relying on financing, must initiate the loan application process promptly after signing the contract. Ensuring that the buyer is progressing with their funding is essential for a timely closing.

  • Scheduling a home inspection is a standard part of the home-buying process. This step is crucial for the buyer to identify any potential issues with the property.

  • The lender may order an appraisal of the property to assess its market value. This step is crucial for the buyer to identify any potential issues with the property.

Seller's Agent Responsibilities:

The Seller's agent is pivotal in promptly ensuring everyone fulfills their duties. Even if the buyer has an agent, the Seller's agent should ensure that all deadlines are met to ensure a smooth closing. This includes following up on the submission of funds in escrow, condo association applications, and the initiation of loan applications.

  • Constant communication with the buyer's agent is vital, ensuring that both parties are on the same page. Additionally, the Seller's agent should liaise with the title company chosen by the buyer to facilitate a cohesive process.

Coordinating with Your Real Estate Agent

Communication is critical during this phase. Stay closely connected with your real estate agent to stay informed about the progress, address any concerns, and ensure all parties agree. Regularly check in with your agent to get updates on how the buyer's financing is progressing and to discuss any issues that may arise.

Home Inspection and Potential Negotiations:

The buyer will likely conduct a home inspection. Be prepared for potential negotiations based on the inspection report. Decide in advance what repairs you are willing to undertake and what can be negotiated regarding price adjustments.

  • If the inspection reveals minor or major issues, consider addressing them to maintain a positive relationship with the buyer and prevent delays in the closing process.

People talking over numbers and contracts.

Finalizing Financials

As you approach the closing stage of your condo sale, meticulously finalizing financial matters is crucial for a seamless transaction. This involves working closely with the chosen title company to ensure that all financial aspects are addressed and resolved in a way that satisfies both parties involved.

Settling Outstanding Dues:

One primary consideration is settling any outstanding dues related to the property. This could include outstanding homeowners' association (HOA) fees, which must be paid in full to avoid complications during the closing.

Addressing Liens on the Property:

Liens on the property, whether from contractors, government agencies, or other entities, must be addressed before closing. Clearing any outstanding liens ensures the buyer receives a property free of encumbrances.

Expired or Open Permits:

Another consideration often overlooked is the status of permits for any past renovations or construction on the property. If there are expired or open permits, it's crucial to address them to avoid potential complications during the closing process.

Example: Suppose the Seller made significant renovations to the condo in the past, such as remodeling the kitchen or adding a new bathroom. If the permits for these improvements are still open or have expired, it may delay the closing process. Sellers should proactively address these permit issues to ensure a smooth transaction.

Property Taxes:

Sellers should also be aware of the current status of property taxes. Any outstanding property taxes must be settled before the closing to prevent delays in transferring ownership.

If the Seller has unpaid property taxes, paying them off before closing is essential. Title companies typically verify the status of property taxes during the closing process, and resolving any outstanding issues in advance helps avoid last-minute complications.*

Preparing for the Closing Process

As the closing date nears, efficient preparation is crucial for a smooth transaction. Key considerations include:

HUD Closing Sheet:

Review the HUD-1 Settlement Statement for accurate financial details. Sellers should verify costs and fees, addressing any discrepancies promptly.

Closing Options:

Determine if the closing can be done remotely or if an in-person visit is necessary. Flexibility in this regard streamlines the process and ensures timely completion.

Understanding Your Role:

Recognize your role beyond signing documents. Be prepared to provide additional information or clarification on property details promptly.

Communication with the Title Company:

Maintain open communication with the title company to confirm steps and requirements. Addressing concerns in advance reduces the likelihood of last-minute complications.

People moving out of a property.

Moving Out

As the closing date approaches, orchestrating a well-planned move-out is essential, particularly if the property has a tenant. This phase involves strategic planning, effective coordination with the buyer, and meticulous attention to detail to facilitate a seamless transition.

Strategic Move-Out Planning:

If a tenant occupies the property, clear communication is vital. In many cases, the buyer will honor the tenant's lease. If the buyer takes possession of the property after closing, ensure the tenant and the buyer are well-informed about the move-out plan and timeline. Please coordinate with the tenant to schedule a convenient time for them to vacate, aligning with the closing date.

If the property has a tenant with a lease still in effect, discuss a mutually agreeable move-out date that accommodates their schedule. Clear communication minimizes disruptions and fosters cooperation during this transition.

Coordination with the Buyer:

Establish open lines of communication with the buyer to coordinate the logistics of the move-out. Confirm the date and time of the closing, and discuss when the buyer will take possession of the property. This coordination ensures a smooth handover and minimizes any potential inconveniences.

Last-Minute Packing and Cleaning:

Prioritize last-minute packing and cleaning to leave the condo in optimal condition. Attend to any minor repairs or touch-ups that may be necessary before vacating. This attention to detail contributes to a positive impression during the final walkthrough.

Moving Logistics:

Whether the property is vacant or occupied, plan the logistics of the move meticulously. If necessary, arrange for a moving company and coordinate the transfer of keys and access information with the buyer. Ensure that the property is fully vacated by the agreed-upon time.

If using a moving company, schedule their services well before closing. Provide clear instructions on accessing the property for the move and ensure that all personal belongings are removed.


Navigating the post-contract phase is a critical aspect of a successful condo sale. By understanding the contractual obligations, maintaining open communication with your real estate agent, addressing inspection outcomes, finalizing financial details, preparing for closing, and executing a smooth move-out, you set the stage for a successful and stress-free closing.

Frequently Asked Questions and Answers:

Q: What happens if issues arise during the home inspection?

A: Issues identified during the home inspection can lead to negotiations. Be prepared to discuss potential repair or sale price adjustments with the buyer.

Q: How can I ensure a smooth closing process?

A: Stay organized, communicate effectively with all parties involved, and work closely with your real estate agent and title company to address any potential hurdles.

Q: What documents do I need for the closing?

A: Typically, you'll need identification, the property deed, and any relevant financial documents. Your real estate agent and title company will guide you on the specific requirements.

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