BreakThru Realty

For Owners

Sell Your Office Building in Florida

The buyer your office building suits decides its price. Find out which one that is.

Set the price of your office building, professional building, office condominium or owner-occupied office anywhere in Florida for the kind of buyer it suits. The office market has split: well-located, well-leased buildings with parking sell to investors, smaller buildings and condos sell to the businesses that will occupy them, and older buildings sell on what they can become. A licensed BreakThru Realty agent prices yours for the buyer most likely to pay the most and markets it to them.

Get My Commercial Property Strategy · (786) 914-1017

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Your first step: Property Value & Disposition Review

Start With a Property Value and Disposition Review

Investors and owner-users price your building three ways: against the competition, against closed sales and on its income. The review shows you all three, where they meet, and the ways to sell that fit your timing and your tax position.

What you receive

  • A broker's opinion of value from closed sales, competing listings and, for an income property, the rent roll and the cap rates buyers are paying
  • The documents buyers and lenders will ask for, and which to prepare before listing
  • Disposition options: open-market sale, confidential sale, sale-leaseback or a 1031 exchange, with the trade-offs
  • The buyer profile for your property type and how we would reach it
  • A written summary of the figures behind the opinion

What happens next

  1. Tell us the address, the property type and how the building is occupied.
  2. A commercial agent pulls the closed sales and the competing listings and prepares the review.
  3. We call within one business day to walk through it.
  4. You decide whether, when and how to sell.

Free and confidential. It is a broker's opinion of value, not an appraisal, and we never publish an estimate for a specific property.

Get My Commercial Property Strategy · How commercial property is valued

Three Kinds of Office Buyer

Investors buy on net operating income, weighted lease term and tenant quality, and they discount vacancy and near-term expirations heavily. Owner-users buy a building or a condo their business can occupy, often with SBA financing, and they value location, parking and condition more than the current rent roll. Developers and converters buy older buildings for the land or for conversion where the zoning allows. The pricing review works all three and names the buyer your building suits.

What Moves the Price

Occupancy and the lease expirations over the next three years; the parking ratio, which in Florida often decides whether a tenant can take the space; the age of the roof, elevators and air conditioning; the building's class and finish; and after-hours access and security. A building with a long-leased, creditworthy tenant roster is valued on income; a half-empty one is valued on the cost and time to fill it.

Preparing the Building

The rent roll with lease abstracts and copies of the leases; three years of operating statements; the parking count and any shared-parking agreements; roof, elevator, air-conditioning and fire-system records and the county safety recertification if due; the survey and zoning; floor plans and photographs. An office condominium adds the association documents, budget and any assessments.

Marketing and the Sale

The MLS listing, BreakThru Realty's office pages where buyers and tenants searching office see it with its figures, direct outreach to registered owner-users and investors for that size and area, and the brokers who represent them. Owner-user buyers usually need an SBA or conventional loan, so the contract allows for appraisal and underwriting time; investor buyers review the leases and request estoppels. We keep the dates and coordinate with your attorney and the title company.

Questions you may be asking

Can the sale be kept confidential?
Yes. Financials go only to buyers who sign a confidentiality agreement, tours are by appointment, and a tenant-occupied building can be marketed without disturbing the tenants. The review sets out the options and the MLS rules that apply.
What does it cost to sell?
The commission is negotiable and agreed in writing in the listing agreement before anything is marketed. Other seller costs usually include title and closing charges and Florida documentary stamp tax on the deed; your closing agent confirms the figures.
I am thinking about a 1031 exchange.
Tell us before you sign anything: the exchange has to be set up before the sale closes. The review covers the timing, and your CPA and a qualified intermediary handle the tax side.
How long will it take?
Longer than a home. Pricing, marketing, a due-diligence period that commonly runs 30 to 60 days and financing all take time. The commercial market pages show how long listings like yours have been on the market today.

Request a Broker Pricing Review

On this page you can tell us: the address, rentable square feet and floors, occupancy and the rent roll, parking, your timing.

Call or text (786) 914-1017 or email sales@breakthrurealty.com. A licensed BreakThru Realty agent follows up within one business day.

Frequently Asked Questions

Is it a good time to sell an office building?
It depends on the building. Well-leased buildings with parking and small buildings an owner-user can occupy are selling; large, older, half-empty buildings are harder. The pricing review shows what comparable buildings have sold for and what is on the market against yours today.
Should I sell my office building vacant or leased?
A vacant small building or condo often sells for more to an owner-user than it would to an investor on a short lease. A larger building needs tenants to attract investors. Which applies depends on size, location and the users active in your market.
What is an office condominium worth?
Per square foot against sales of comparable units in the building and nearby, adjusted for finish, floor and parking, and on the rent it would earn. Association assessments and reserves affect the price, so have the documents ready.

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