Preconstruction Condo Sales and Marketing for Developers
You build the tower. We run the presales, the disclosures and the sales center under the Florida Condominium Act.
A new condominium is sold under rules a house is not: the Florida Condominium Act, a stack of offering documents, deposits in escrow and a buyer’s right to cancel. South Florida condominium buyers also arrive with questions about insurance, reserves and older buildings. BreakThru Realty is the sales and marketing brokerage for condominium developers, from a boutique building to a tower, and this page covers how it sells new condominiums within those rules and answers those questions.
Your first step: Development Sales Strategy Review
Start With a Development Sales Strategy Review
Great construction deserves a sales plan written before the first home is finished, not after inventory sits. The review covers local demand, positioning, pricing, the marketing plan and how buyers would be handled, for your project specifically.
What you receive
- Demand in the submarket: what is selling, at what price per square foot and how fast, from the MLS
- Positioning and pricing strategy for your product: condominium, single-family, custom or remaining inventory
- The marketing plan: MLS exposure, this site's new-construction pages, the broker network and buyer alerts
- How buyer inquiries, contracts and closings would be handled and reported to you
- A proposed representation structure, agreed in writing
What happens next
- Tell us about the project, the product and where it stands.
- Our broker of record reviews the submarket and prepares a preliminary proposal.
- We reply within one business day with the proposal and a time to talk.
- You decide whether to engage us for the project.
Free and without obligation. What you send is used only to prepare the proposal.
Plan My Development Sales Strategy · Programs by kind of builder
The Condominium Act at the Sales Desk
Under the Florida Condominium Act, a buyer purchasing from a developer can cancel within 15 days of signing the contract or of receiving all the documents the Act requires. The contract must say so, and a sales team that treats the 15 days as a formality creates cancellations. BreakThru Realty tells every buyer about that right plainly before signing, delivers and records receipt of the required documents, and uses the cancellation period to answer questions rather than to pressure. Contracts only count as firm in its reports once the period has run. Developers and buyers should confirm the details with an attorney.
Deposits Held in Escrow
Developer deposits on a new condominium are held in escrow under the Condominium Act, and the conditions under which any portion can be released for construction are set by the Act and by the escrow agreement. Buyers ask about this more than almost anything else, because they are handing over money for a building that is not there. BreakThru Realty explains in plain terms where the deposit goes and who holds it, gives buyers the escrow agent’s details, tracks every deposit against the contract schedule, and confirms each receipt in writing. Detailed questions about release conditions go to the developer’s attorney.
The Prospectus and Offering Documents
The offering package for a new condominium, including the prospectus or offering circular, the declaration, the bylaws, the estimated operating budget and the plans, is long, and most buyers will not read it all. They will read the parts that answer their questions, if someone points them there. BreakThru Realty prepares a short guide to the documents for each project, showing where to find the budget, the rental rules, the pet rules, the parking assignment and the developer’s reserved rights, and records delivery of the full set so the cancellation period starts on a documented date.
Why Milestone Inspections Help New Buildings Sell
Since 2022 Florida law requires milestone structural inspections and structural integrity reserve studies for condominium buildings three stories or taller. For many owners in older buildings this has meant special assessments and higher dues, and resale buyers now ask hard questions about any older building. A new building answers many of them differently: its structure is new, its reserves are being established from the start and its systems are covered by warranties. BreakThru Realty presents that contrast carefully and accurately, without disparaging specific buildings and without promising future assessments will never occur, since a new association still has to fund its reserves.
Insurance and the Association Budget
A condominium buyer pays twice for insurance: once through the association for the building, and once on their own policy for the unit. The estimated operating budget in the offering documents shows the association’s share, and in South Florida buyers study it closely. BreakThru Realty makes sure agents understand the budget line by line, can explain what the monthly assessment covers, and direct buyers to their own insurance agent for the unit policy and flood coverage, which is separate from homeowners insurance. Financing questions, including whether the project will meet a lender’s condo approval requirements, go to a mortgage lender.
Investor, Second-Home and International Buyers
South Florida condominiums draw buyers who will not live in the unit full time: second-home owners from the north, investors, and international buyers. Each group asks different questions. Second-home buyers want to know who looks after the unit while they are away. Investors ask about rental rules and association costs. International buyers ask about closing from abroad, currency and tax. BreakThru Realty prepares answers for each group in advance, schedules remote tours and electronic signing where the contract permits it, and sends tax questions to the buyer’s own CPA or tax adviser rather than answering them itself.
Rental Restrictions in the Declaration
Whether and how often an owner can rent the unit is written into the declaration of condominium, and it changes who will buy. A building that permits short-term rentals appeals to investors and may worry owner-occupants; one with minimum lease terms appeals to the reverse. The developer sets the initial rules when drafting the declaration, and BreakThru Realty gives a sales view before they are final: who the rules will attract, what competing buildings allow, and how rental rules may affect lender approval. Once set, the rules are stated accurately in all marketing and explained to every buyer.
Running the Sales Center
A condominium sales center is part showroom, part document room. It needs trained staff on hours that match buyer traffic, a system that records every visitor and every document delivery, a process for contracts and deposits that meets the Act, and a clear line to the developer for decisions on pricing and unit holds. BreakThru Realty can staff and run the sales center or support the developer’s staff, keeps a live inventory so two buyers are never promised the same unit, and reports traffic, contracts, cancellations and deposits in the format the developer and its lender need.
Questions you may be asking
- We already have an in-house sales team.
- Then the review is about what a brokerage adds: MLS and broker-network exposure, buyer alerts, this site's new-construction audience, and representation for the buyers your team does not reach. Many builders use both.
- How are you paid?
- A commission agreed in writing in the representation agreement, usually per closing. The review and the proposal cost nothing.
- Our project is not finished.
- That is the right time. Pre-construction positioning, pricing and reservations are set before the first closing, and the plan changes as the project does.
Partner With BreakThru Realty
The building, its unit count, where it stands and what the lender expects in presales. The broker of record replies within one business day with a preliminary proposal for presales, launch and the sales center.
Call or email the brokerage directly: (786) 914-1017 · sales@breakthrurealty.com
Questions Builders and Developers Ask
- Can a buyer cancel a new condominium purchase in Florida?
- Under the Florida Condominium Act, a buyer purchasing from a developer can cancel within 15 days of signing the contract or of receiving all the required documents. BreakThru Realty explains this right before signing and documents delivery of the offering package. Buyers and developers should confirm how it applies to a specific contract with an attorney.
- Are deposits on new condominiums held in escrow?
- Yes. Developer deposits are held in escrow under the Florida Condominium Act, and the escrow agreement and the Act govern any release for construction. BreakThru Realty tracks deposits and confirms receipts with the escrow agent but does not hold them; detailed questions go to the developer’s attorney.
- How do milestone inspection rules affect new condominium sales?
- Since 2022, Florida law requires milestone structural inspections and structural integrity reserve studies for condominium buildings three stories or taller. Buyers worried about assessments in older buildings often find new construction attractive, though a new association still has to fund its own reserves over time, and marketing should say so.
- Who should condominium buyers ask about insurance and financing?
- Their own insurance agent for the unit policy and flood coverage, which is separate from homeowners insurance, and a mortgage lender for financing, including whether the project meets a lender’s condominium approval requirements. BreakThru Realty explains the association budget and directs buyers to those advisers.
- Can BreakThru Realty run a condominium sales center?
- Yes. BreakThru Realty can staff and operate the sales center, or support a developer’s own staff, with visitor and document-delivery records, a live unit inventory, contract and deposit processing, and regular reports. The developer keeps all decisions on price, holds and policy.
- Should a new condominium allow short-term rentals?
- That is the developer’s decision, written into the declaration. BreakThru Realty gives a sales view before the rules are final: which buyers they attract, what competing buildings allow, and how rental rules may affect lender approval. The developer’s attorney drafts the declaration.