How long does it take to sell a commercial property?

Longer than a home. Pricing, marketing, a due-diligence period that commonly runs 30 to 60 days, and financing all take time, and specialised buildings take longer than small, well-leased ones. The commercial market pages show how long the listings like yours have been on the market today.

What does it cost to sell?

The brokerage 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 for your sale.

Can the sale be kept confidential?

Yes. Financials can be released only to buyers who sign a confidentiality agreement, tours can be by appointment, and we explain the marketing options and the MLS rules that apply before you choose one.

Can you sell a building that has tenants in it?

Yes. Most investment sales are tenant-occupied. The leases transfer to the buyer, and the tenants are asked to sign estoppel certificates confirming their lease terms before closing.

Should I have an attorney?

Yes. A Florida real estate attorney should review the purchase contract, and your CPA should advise on the tax consequences of the sale, including any 1031 exchange.

For Owners

Sell Your Commercial Property in Florida

Name: Sell Your Commercial Property
Brand: BreakThru Realty

Your commercial property's value is too important to leave to guesswork.

Know what your office, retail, industrial, mixed-use or apartment building would sell for, and the ways to sell it, before you commit to anything. Anywhere in Florida, a licensed BreakThru Realty agent prices the property against the listings it will compete with and the sales the MLS records, prepares the property package, markets it and runs the sale through due diligence to closing.

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

Tell us the address, the property type and how the building is occupied.
A commercial agent pulls the closed sales and the competing listings and prepares the review.
We call within one business day to walk through it.
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

How We Price It

A commercial property is priced three ways, and the answer is where they meet.

Against the competition: the listings of the same type in the same market today, with their asking price per square foot and how long they have been on the market.
Against closed sales: what similar properties actually sold for in the MLS record.
On its income, for an investment property: net operating income from the rent roll and the operating statements, and the cap rates buyers are paying.
For an owner-user building, what a business would pay to own rather than lease the same space.

What We Prepare Before It Lists

Buyers and their lenders ask for the same documents on every commercial sale. Having them ready shortens due diligence and keeps a buyer from renegotiating late.

Photographs, floor plans and a property summary
Rent roll, copies of the leases and two to three years of operating statements
Survey, zoning information, certificates of use and any recent inspections
Tax bills, insurance summary and service contracts
A confidentiality agreement for buyers who ask for the financials

How It Is Marketed

The listing goes into the MLS, which puts it on this site and on the other sites that carry MLS commercial listings, and in front of the brokers who represent buyers. It is presented on BreakThru Realty's commercial pages with its figures, sent to buyers already searching for that kind of property, and offered to cooperating brokers. A tenant-occupied building can be marketed without disturbing the tenants, with tours by appointment only.

From Offer to Closing

Most commercial sales start with a letter of intent, then a purchase contract with a due-diligence period for inspections, environmental review, survey and title, and often a financing contingency. For a leased building the buyer will ask for tenant estoppel certificates, and a lender may ask for subordination agreements. We keep each step on the contract's dates and coordinate with your attorney, the title company and the buyer's side through closing. If you plan a 1031 exchange, tell us before you sign: the exchange has to be set up before the sale closes.

What to Have Ready for the First Conversation

The address, the building and lot size, the current leases or occupancy, your last two years of income and expenses, any debt that has to be paid off, and your timing. That is enough for a first pricing review against the current market.

How Much Is My Commercial Property Worth? Cap Rate and Net Operating Income

For an income property the value starts with net operating income: the rent the leases actually produce, less vacancy and the operating expenses the owner pays (taxes, insurance, maintenance, management), before debt service. Buyers divide that income by the capitalization rate they require for a property of that type, location and tenant quality, so a lower cap rate means a higher price for the same income and vice versa. Two things move the figure most: whether the income survives a buyer's check of the leases and the bank statements, and how long the leases run. An owner-user building is valued differently, on what a business would pay to own rather than lease it, and on comparable sales. We work the figure from your rent roll and statements and show you the sales and listings behind it, in writing, before you decide anything; it is a broker's opinion of value, not an appraisal, and we never publish an estimate for a specific property.

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.

Get My Commercial Property Strategy

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

How long does it take to sell a commercial property?: Longer than a home. Pricing, marketing, a due-diligence period that commonly runs 30 to 60 days, and financing all take time, and specialised buildings take longer than small, well-leased ones. The commercial market pages show how long the listings like yours have been on the market today.
What does it cost to sell?: The brokerage 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 for your sale.
Can the sale be kept confidential?: Yes. Financials can be released only to buyers who sign a confidentiality agreement, tours can be by appointment, and we explain the marketing options and the MLS rules that apply before you choose one.
Can you sell a building that has tenants in it?: Yes. Most investment sales are tenant-occupied. The leases transfer to the buyer, and the tenants are asked to sign estoppel certificates confirming their lease terms before closing.
Should I have an attorney?: Yes. A Florida real estate attorney should review the purchase contract, and your CPA should advise on the tax consequences of the sale, including any 1031 exchange.