How do you decide what my home is worth?

We start with recent sales of comparable homes in your neighborhood, adjust for condition, upgrades, lot, and view, then layer in what is currently active and pending so you know what you are competing against. You receive a written analysis, not a single number.

What does it cost to list with BreakThru Realty?

Listing commissions are agreed in writing before we go live, and there are no upfront fees. Photography, marketing, and showings are included in our service. We walk you through the net proceeds estimate so you know what you will take home.

Should I make repairs before listing?

Sometimes. Small fixes and staging often return several times their cost, while major renovations usually do not. After a walkthrough we tell you exactly which items are worth doing and which to leave for the buyer.

How long will it take to sell?

Well-priced homes in South Florida typically go under contract within the first few weeks. From contract to closing, financed buyers usually need 30 to 45 days and cash buyers can close faster. Condos add association approval time, which we start on day one.

What if I need to sell quickly and cannot wait for a listing?

Ask about our Guaranteed Cash Offer, offered in partnership with Neighborhood Cash Buyers. You receive a no-obligation cash offer on your home in its current condition, skip repairs and showings, and pick your own closing date. We present both options side by side so you can choose what fits.

Do you already have a buyer for my home?

We will not tell you that until a specific buyer has reviewed your property and confirmed interest. What we can do now is check your home against the search criteria buyers have given us and tell you honestly whether anything fits. Most sales still come from a complete listing strategy, and the same review sets that out.

How do you determine whether my home matches a buyer?

From the criteria buyers give us when they register, request a showing, set up listing alerts or meet with an agent: location, property type, bedrooms, price range, water or view, timing and how they plan to pay. A licensed broker compares your home with those criteria by hand and reads it against the closed sales nearby. Nothing is automated, and no buyer is named or contacted until you decide.

Does a potential match guarantee an offer?

No. A match means a buyer's stated criteria fit your home closely enough to be worth a conversation. The buyer still has to see the home, want it and write an offer you accept, and the sale still runs through inspection, appraisal where there is a loan, and closing. We tell you what was found and what the full selling plan looks like either way.

What happens if your current buyers are not a fit?

You still receive your home's market position, a suggested price range and the selling plan we would run, and you decide whether to list. Most of our sales come from taking a well prepared, well priced home to the whole market: the MLS, the portals it feeds, cooperating brokers and direct marketing. That reach is how the right buyer is usually found.

Do I need to list my home before requesting a review?

No. The review comes before any listing agreement and does not require one. If a buyer conversation or a listing follows, the terms, including the commission, are agreed in writing before anything is marketed. Asking commits you to nothing.

Should I contact a brokerage before listing my property?

Yes, before you sign a listing agreement anywhere. A conversation before you list costs nothing and tells you three things an online estimate cannot: what comparable properties actually sold for, whether a buyer the brokerage already works with fits your property, and what the marketing would look like if none does. You decide afterwards whether to list, when, and with whom.

What happens if BreakThru Realty already works with a buyer interested in my type of property?

We tell you what that buyer asked for, without naming them, and ask whether you want an introduction. Nothing about your property is shared until you agree. Florida law sets how one brokerage may work with both the buyer and the seller in the same sale, so before any introduction we explain the brokerage relationship and the compensation in writing. A buyer's interest is not an offer: the buyer still has to see the property, agree on a price and close.

Will using a buyer already working with BreakThru Realty reduce my selling expenses?

Not automatically, and we do not promise it. The commission is negotiable and agreed in writing in the listing agreement before anything is marketed, including how it applies when we bring the buyer ourselves. A buyer found early can save time on preparation and showings, but your price, your terms and what you keep are decided by the offer, the inspections and the closing, as in any sale.

Sell Your Home in South Florida

You worked hard to build your home's value. Your selling strategy should reflect it. Before you list, know what buyers are paying for homes like yours, which improvements are worth making and which to leave alone, and what you would keep after closing. A licensed broker prepares it from the closed sales nearest your home and walks you through it, free and without obligation.

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

Your first step: Home Sale Strategy Review

Start With a Home Sale Strategy Review

Before your home goes on the market, know what buyers are paying for homes like yours, what you would keep after closing, and whether an open market sale or a cash offer fits your timing. A licensed broker prepares it from the closed sales nearest your address and walks you through it.

What you receive

The closed sales nearest your home and what they say about yours
A suggested price range, with the reasoning behind it
A check of your home against what the buyers working with BreakThru Realty have asked us to find, with no buyer named
Which improvements are worth making before you list, and which to leave alone
An estimate of your net proceeds after commission, closing costs and any payoff
The marketing plan we would run for your home, in writing
An open market sale compared with a cash offer, where a cash offer fits your situation

What happens next

Enter your address and where to reach you. It takes about two minutes.
A broker pulls the closed sales around your home and prepares your review.
We call within one business day to walk through it with you.
You decide what, if anything, happens next.

Free, confidential and without obligation. The review is a broker's opinion of value from recent sales, not an appraisal, and nothing is listed unless you decide to sell.

Show Me My Selling Options

Questions you may be asking

What does it cost to sell with BreakThru?: The commission is negotiable and agreed in writing in the listing agreement before anything is marketed. There are no upfront fees: photography, video and staging guidance are part of the listing, and the review itself costs nothing.
I am not ready to sell yet.: The review is for exactly that moment. Most owners ask a year or more before they move, so they know what the home would bring, what to fix and what to leave alone. Nothing is listed and nobody is told.
Will anyone know I asked?: No. Your address and details stay with the broker who prepares the review. There is no sign, no listing and no announcement unless you choose to sell.
Why not an automated estimate online?: An automated figure cannot see inside your home, your lot or the condition of the sales it compares you with, so it is often off by more than a commission. Your review is prepared by a broker from the closed sales nearest your home and explained to you, line by line.
Do I have to list with BreakThru afterwards?: No. The review is yours to keep. If you decide to sell, you choose who represents you.

Selling a Home in South Florida: Straight Answers

Reviewed by Tyson E. Sam, Founder and Broker of Record, BreakThru Realty, Florida License 3565210

How much is my home worth in South Florida?: Your home is worth what comparable homes nearby have recently sold for, adjusted for size, condition, updates, lot and water or view, and read against what is for sale around you today. County-wide medians are a starting point, not a value: in South Florida two homes a mile apart can differ by hundreds of thousands of dollars. A BreakThru valuation uses the closed sales that actually match your home. Request a free home valuation · Miami-Dade County home values · Broward County home values · Palm Beach County home values · Martin County home values · St. Lucie County home values · Indian River County home values
How long does it take to sell a home in Broward County?: Single-family homes that sold in Broward County over the last 90 days averaged 80 days on the market, and condos and townhomes 117 days, according to BeachesMLS data as of November 7, 2026. Well-priced homes usually go under contract in the first few weeks; the average is pulled up by listings that started too high. After a contract is signed, a financed purchase typically takes 30 to 45 days to close and a cash purchase less. Broward County housing market report · Recently sold homes in Broward County
How long does it take to sell a home in Miami-Dade?: Single-family homes that sold in Miami-Dade County over the last 90 days averaged 83 days on the market, and condos and townhomes 125 days, according to BeachesMLS data as of November 7, 2026. Well-priced homes usually go under contract in the first few weeks; the average is pulled up by listings that started too high. After a contract is signed, a financed purchase typically takes 30 to 45 days to close and a cash purchase less. Miami-Dade County housing market report · Recently sold homes in Miami-Dade County
What does it cost to sell a house in Florida?: Plan for the real estate commission, which is negotiable and agreed in writing before you list; Florida documentary stamp tax on the deed of $0.70 per $100 of the price ($0.60 per $100 for a single-family home in Miami-Dade); the owner's title insurance policy where the seller pays it by local custom (the buyer usually pays in Miami-Dade and Broward); your share of the year's property taxes, which Florida bills in arrears; any mortgage payoff and association estoppel fees; and any repairs or credits you agree to. Each county's cost-to-sell guide works through the figures. Cost to sell in Miami-Dade County · Cost to sell in Broward County · Cost to sell in Palm Beach County · Cost to sell in Martin County · Cost to sell in St. Lucie County · Cost to sell in Indian River County
How do I choose a listing agent in South Florida?: Ask each agent for the recent sales behind their suggested price, how they will market your specific home and to whom, who will handle showings and negotiation day to day, what the listing agreement says about term, fees and cancellation, and who reviews the contract. Choose the agent whose pricing you can check, not the one with the highest number. Choosing a listing agent in Miami-Dade County · Choosing a listing agent in Broward County · Choosing a listing agent in Palm Beach County · Choosing a listing agent in Martin County · Choosing a listing agent in St. Lucie County · Choosing a listing agent in Indian River County
How does BreakThru Realty find buyers for a home?: Two ways, and the order matters. First, a licensed broker checks your home against the search criteria of the buyers we already work with, the ones who registered, requested showings, set up listing alerts or met with an agent, and tells you honestly whether anything fits. Second, and for most sales the way the buyer is actually found, we take a prepared, correctly priced home to the whole market: the MLS and the portals it feeds, cooperating brokers across South Florida, professional photography and video, and direct marketing to the buyers most likely to pay for what your home offers. Every buyer is qualified before a showing. A potential match opens a conversation; it is never a promise of an offer. Find out if we have a buyer for your home · Request a free home valuation
Should I sell my house before buying another one?: For most South Florida owners who need the equity from the current home, selling first is the safer order: you know exactly what you have to spend and you never carry two mortgages. Buying first makes sense when you can qualify for both payments or a bridge loan, or when the right home will not wait. A negotiated leaseback or a same-day closing often gives you the certainty of selling first without moving twice. Read the guide: Should I Sell My House Before Buying Another One?
How do I sell a luxury home in South Florida?: A South Florida luxury home sells on three things: a price anchored to the few sales that genuinely compare, marketing that reaches buyers who mostly live somewhere else, and a process that qualifies every buyer before they walk through. Expect it to take longer than a typical home, because the buyer pool is smaller and more of them pay cash on their own schedule. Read the guide: How to Sell a Luxury Home in South Florida
How do I sell an inherited property in Florida?: You can sell an inherited Florida home once someone has the legal authority to sign the deed: the personal representative of the estate after probate is opened, the trustee if the home was in a trust, or the heirs once title has passed to them. Start by confirming who holds that authority and whether the home was the owner's homestead, because both decide how long the sale takes. A probate attorney confirms the path for your estate. Read the guide: How to Sell an Inherited Property in Florida
How do I sell a condo in South Florida?: Selling a South Florida condo starts with the building, not the unit: buyers and their lenders now look first at the association's inspections, reserves and any special assessments. Gather those documents before you list, price the unit against recent sales in the same building and similar buildings, and allow for the association's approval of the buyer when you set the closing date. Read the guide: How to Sell a Condo in South Florida
How do I sell a waterfront property?: A South Florida waterfront home is priced on the water as much as the house: how deep it is at low tide, whether a fixed bridge stands between the dock and the ocean, the length of the dock and the condition of the seawall. Document those facts before you list, alongside the flood zone and insurance history, because waterfront buyers decide on them and their inspectors will check every one. Read the guide: How to Sell a Waterfront Home in South Florida
Should I take a cash offer or list with a Realtor?: Listing with a Realtor usually produces the higher price, because the home is exposed to every buyer in the market. A cash offer usually produces the faster and more certain sale, with no repairs and no showings, at a lower price because the buyer is paying for speed, certainty and the work the house needs. Compare the two on net proceeds and on timing, not on the headline price. Read the guide: Cash Offer vs. Listing With a Realtor: Which Is Better for You?
How should I prepare my home for sale?: Fix what a buyer's inspector or insurer will flag, close any open permits, gather your documents, then clean, declutter and photograph the home well. In South Florida the insurance questions matter as much as the cosmetics: the roof, the electrical, the plumbing and the windows decide what a buyer can insure, and so what they will pay. Read the guide: How to Prepare Your Home for Sale in South Florida
Should I rent or sell my South Florida home?: Compare two real numbers, not a feeling: what the home would net if sold today, and what it would net each year as a rental after taxes, insurance, association dues, repairs, vacancy and management. Selling usually wins when you need the equity, the home needs work, or the rent barely covers the costs; renting wins when the rent clears the costs comfortably and you can carry the home through a vacancy. In South Florida the insurance bill and the loss of the homestead cap often decide it. Read the guide: Should I Rent or Sell My South Florida Home?
Should I sell my Florida condo before a special assessment?: You can sell before, during or after a special assessment, but you cannot sell around it: Florida requires the buyer to be told about assessments that have been approved or are being considered, and the contract decides who pays the instalments. Selling before the work is done usually means a lower price or paying the assessment at closing; selling after usually means a higher price in a building buyers trust again. Which is better depends on the size of the assessment against your equity and how long the work will take. Read the guide: Should I Sell My Florida Condo Before a Special Assessment?
What happens if my condo building fails a milestone inspection?: A building does not fail a milestone inspection so much as it moves to the second phase: the engineer found substantial structural deterioration and must now specify the repairs, which the association has to fund and complete on a schedule the local building department oversees. For an owner that usually means a special assessment, construction, and a period when the unit is harder to finance and sells at a discount. You can still sell, but buyers must be given the report, and the price has to reflect what they are taking on. Read the guide: What Happens If My Condo Building Fails a Milestone Inspection?
Should I sell my home now or wait until next year?: Decide from the market you can see and the year you can count, not from a forecast. If homes like yours are going under contract in weeks and inventory is tight, the market is giving you its best terms now; if inventory is building and sellers are cutting prices, waiting rarely gets you more and costs you a year of carrying the home. Your own reasons, the next home, a job, the family, usually matter more than squeezing the last few percent out of timing. Read the guide: Should I Sell My Home Now or Wait Until Next Year?
How do I sell a house that needs major repairs?: You can sell a Florida house in almost any condition using the as-is contract, which lets the buyer inspect and cancel but does not oblige you to repair anything. The trade is price: buyers who take on a roof, a rewiring or open permits discount for the cost, the risk and the time, and financed buyers may not be able to buy at all. Disclose what you know, close the permits you can, price against sold homes in similar condition, and compare the open-market result with a cash offer before you choose. Read the guide: How Do I Sell a House That Needs Major Repairs?
Should I downsize from my house to a condo in South Florida?: Downsizing pays when the smaller home costs less to own in total, not just to buy: a condo trades a roof and a yard for association dues, assessments and the building's rules, and in South Florida those dues have risen with insurance and reserve requirements. Florida lets you carry your homestead tax savings to the next home, which makes the move cheaper than owners expect, and a 55-plus community adds age and rental rules you should read before you fall for the clubhouse. Price both homes from recent closed sales and compare the yearly cost of each before you list. Read the guide: Should I Downsize From My House to a Condo in South Florida?
Can I sell a house in Florida while it is in probate?: Yes, in most cases, once the court has appointed a personal representative, and a sale during probate is common because the estate needs to pay debts or divide the proceeds. Whether the representative can sign a contract on their own or needs a court order depends on the will and the type of administration, and homestead property follows its own rules. A probate attorney drives the process; a brokerage prices, markets and closes the home to the attorney's timeline. Read the guide: Can I Sell a House in Florida While It Is in Probate?
How do I sell my house for the highest net proceeds?: The highest price and the highest net are not the same sale. What you keep is the price less the buyer's concessions and repair credits, the commission, Florida's documentary stamp tax, title and closing charges, your share of the year's property taxes, and the mortgage payoff. Sellers net the most by pricing from closed sales so the home sells in its first weeks, spending only on repairs that return more than they cost, and comparing every offer on a net sheet rather than on its headline number. Read the guide: How Do I Sell My House for the Highest Net Proceeds?
Why is my house not selling?: A home that is getting showings but no offers is priced above what buyers see as its value; a home that is not getting showings is priced out of the searches buyers run, or presented so poorly online that they never book. In a market where comparable homes are going under contract in weeks, the problem is almost always price against condition, and the fix is a pricing correction based on what has sold since you listed, not another small cut. Insurance, an old roof or association issues can also stop financed buyers cold, and those have their own fixes. Read the guide: Why Is My House Not Selling?
How do I sell a home with a tenant in place?: You can sell a home with a tenant in it, but the lease goes with the house: a buyer takes the tenant on the existing terms until the lease ends, so an occupied home sells mainly to investors unless the lease is about to end or the tenant agrees to leave. Florida law and the lease itself govern showings and notice, and the security deposit transfers to the buyer at closing. The choice is between selling now to an investor, or waiting for the lease to end and selling to the whole market. Read the guide: How Do I Sell a Home With a Tenant in Place?
Should I sell my luxury property privately or list it on the MLS?: The MLS puts your home in front of every buyer and every agent, which is how a luxury home finds its best price; a private sale limits who knows it is for sale, which protects your privacy and the home's market history but shrinks the buyer pool. Most sellers who need discretion start with a private exclusive offered to qualified buyers and the brokers who represent them, with the option to move to the MLS if the right buyer does not appear. The decision turns on how much privacy is worth to you against the price a full market usually produces. Read the guide: Should I Sell My Luxury Property Privately or List It on the MLS?
How do I sell a jointly owned property after a divorce?: Both owners have to agree to the sale, the price and the terms, or a court has to order it, and the marital settlement agreement or the final judgment usually says which. Once that authority is clear, the sale runs like any other, with one difference: everything, from the listing price to the offer you accept and the split of the proceeds, has to be documented so that neither side can question it later. A neutral agent and a written pricing analysis protect both of you. Read the guide: How Do I Sell a Jointly Owned Home After a Divorce?
What happens when a Florida homeowner sells before foreclosure?: A homeowner who is behind on payments can sell the home at any point before the foreclosure sale, and doing so usually protects both your credit and whatever equity you have. If the home is worth more than you owe, a sale pays off the lender and the arrears and you keep the rest. If you owe more than it is worth, the sale needs the lender's approval as a short sale, which takes longer but ends the debt on terms you agree to. Either way, time matters: the earlier you start, the more options you have, and a foreclosure attorney or a HUD-approved housing counselor should be in the conversation. Read the guide: What Happens When a Florida Homeowner Sells Before Foreclosure?
What should foreign owners know before selling U.S. real estate?: A foreign seller can sell Florida property exactly as a domestic seller does, with one large difference at closing: under FIRPTA the buyer must generally withhold a percentage of the sale price and send it to the IRS, and the seller recovers any excess by filing an American tax return. The withholding can be reduced or avoided in some cases by applying to the IRS before closing, and how the property is owned (personally, through an entity or a trust) changes the tax picture. Plan the sale with a tax adviser who handles non-resident sellers before you list. Read the guide: What Should Foreign Owners Know Before Selling U.S. Real Estate?
My listing expired. What should I do now?: Start by reading the old listing agreement, because its protection period decides when you can relist with someone else without owing the first broker a fee. Then find out why the home did not sell: in most cases the price was set against sales that are now out of date, and the showings, the feedback and the photographs tell the rest. Relaunch only when the price, the presentation and the disclosure package have all changed, or decide that waiting or renting serves you better this year. Read the guide: My Listing Expired. What Should I Do Now?
Can I change real estate agents as a seller?: Yes, but the listing agreement is with the brokerage, not the individual agent, and it decides how and when. Many Florida agreements let you ask the broker for a conditional release before the term ends, some charge a cancellation fee, and nearly all keep a protection period for buyers the first broker introduced. Read the agreement first, put the request in writing, and confirm anything unclear with a Florida attorney before you sign with anyone else. Read the guide: Can I Change Real Estate Agents as a Seller?
Can I sell my house without a realtor in Florida?: Yes. Florida lets an owner sell a home without a real estate licensee, and many do. The question is what you take on: pricing from closed sales, the disclosures Florida requires, the contract, showings, buyer qualification, negotiation after the inspection and appraisal, and the closing, while the documentary stamp tax, title charges and any attorney still cost what they cost. This page compares selling on your own, a flat fee MLS listing and a full brokerage listing, so the choice is yours with the facts in front of you. Read the guide: Can I Sell My House Without a Realtor in Florida?
How do I choose a listing agent to sell my house?: Choose the agent whose price you can check and whose plan is in writing. Ask each candidate which closed sales support the price, what the marketing plan contains and how progress is reported, who handles showings and negotiation, what the agreement says about term, fees and cancellation, and what experience they have with a home like yours. Then compare the proposals on evidence, and treat a price far above the others as a warning rather than a prize. Read the guide: How Do I Choose a Listing Agent to Sell My House?
How do I choose a listing agent for a luxury home?: Choose the agent who can price a home with few comparable sales and show you the reasoning, who qualifies every buyer before a showing, who can market discreetly within the MLS rules when you want privacy, and who reaches the buyers who live out of state or abroad. At this level the photography, the film and the floor plan are the first showing, and waterfront and condo details decide the price. Ask for each of these in writing before you sign. Read the guide: How Do I Choose a Listing Agent for a Luxury Home?
How do I sell an oceanfront condo in Florida?: Oceanfront buyers buy the building before the unit, so the sale moves at the speed of the association's documents. Gather the milestone inspection summary, the structural reserve study, the budget and any assessment notices before you list, price against sales in the same view line, and tell buyers early what the building has done and still plans to do. Read the guide: How to Sell an Oceanfront Condo in South Florida
How do I sell a lakefront home in South Florida?: Lakefront buyers pay for the view, the privacy and the quiet, not for boating. Show the water from inside the house, answer the questions about the lake rules and the bank before buyers ask them, and price against other lakefront sales in the community rather than the dry lots across the street. Read the guide: How to Sell a Lakefront Home in South Florida
Can I sell my preconstruction condo contract before closing?: Often yes, if your purchase agreement allows an assignment. Many developer contracts permit it only with written consent, charge an assignment fee, or forbid it until the developer has sold a set share of the units. Read your contract first, then price the assignment against what the remaining units and resales are selling for. Read the guide: Selling a Preconstruction Condo Contract Before Closing in Florida
How do I sell a condo hotel unit in Florida?: A condo hotel unit is bought as a residence with a rental business attached, so buyers want the numbers: two or three years of owner statements from the rental program, the management agreement, the fees and the rules on personal use. Have them ready, price against recent unit sales in the same hotel, and expect many buyers to pay cash. Read the guide: How to Sell a Condo Hotel Unit in Florida
How do I sell a nearly new home when the builder is still selling?: Your competition is the builder's own inventory, which comes with incentives you cannot match. Win on what the builder cannot offer: a home that is finished, landscaped, upgraded and ready now. Price against the builder's base price plus the upgrades and lot premium a buyer would pay, and disclose the community development district and association charges clearly. Read the guide: Selling a Nearly New Home While the Builder Is Still Selling

Seller Guides

Sell Your Home by County and City

Each page shows what homes there are selling for right now, how long they take to sell and the buyer match review for that market.

Miami-Dade County

Sell your home in Miami-Dade County

Broward County

Palm Beach County

Why List With BreakThru: Priced Right, Marketed Well

Pricing set from the closed sales that match your home, so the right buyers compete for it; photography, video and listing copy written around what buyers at your price pay for; the MLS, the sites it feeds and cooperating brokers; and negotiation backed by the numbers. Request your valuation, build your selling plan, then list and close.

Before You List Your Home, Find Out If We Already Have Your Buyer

Your next buyer may already be searching for a home like yours with BreakThru Realty. We work with buyers who have specific requirements for location, price, property features and lifestyle. Before we build your selling strategy, we want to understand your home and check it against what the buyers working with our brokerage have asked us to find. If there is a potential match, we discuss it with you first. If not, we build the marketing that reaches the rest of the market's buyers. Who is looking for a home like yours? Does your home match their needs? How will BreakThru Realty help you reach your selling goals? A licensed broker reviews the property against the buyer search criteria on file, assesses its market position from the closed sales and calls you with what was found. A potential match is an opening to a conversation, not a promise of interest, an offer or a closing. A buyer on file is a head start, not a substitute for testing the market: before you accept any offer, we show you what the whole market would bring, and the full service carries on either way: pricing, preparation, marketing, buyer qualification, negotiation and transaction management.

Full Service Listing: Everything Handled

No upfront fees. Professional photography, video, and staging guidance are included with every listing, and we agree on the plan and numbers in writing before your home goes live.

Need to Sell Fast? Cash Offer Instead

Skip repairs, showings, and financing uncertainty. Receive a no-obligation cash offer on your home as-is and choose your own closing date.

Seller FAQs

How we decide what your home is worth, what it costs to list, whether to make repairs, how long a sale takes, and how the buyer match review works.

Frequently Asked Questions

How do you decide what my home is worth?: We start with recent sales of comparable homes in your neighborhood, adjust for condition, upgrades, lot, and view, then layer in what is currently active and pending so you know what you are competing against. You receive a written analysis, not a single number.
What does it cost to list with BreakThru Realty?: Listing commissions are agreed in writing before we go live, and there are no upfront fees. Photography, marketing, and showings are included in our service. We walk you through the net proceeds estimate so you know what you will take home.
Should I make repairs before listing?: Sometimes. Small fixes and staging often return several times their cost, while major renovations usually do not. After a walkthrough we tell you exactly which items are worth doing and which to leave for the buyer.
How long will it take to sell?: Well-priced homes in South Florida typically go under contract within the first few weeks. From contract to closing, financed buyers usually need 30 to 45 days and cash buyers can close faster. Condos add association approval time, which we start on day one.
What if I need to sell quickly and cannot wait for a listing?: Ask about our Guaranteed Cash Offer, offered in partnership with Neighborhood Cash Buyers. You receive a no-obligation cash offer on your home in its current condition, skip repairs and showings, and pick your own closing date. We present both options side by side so you can choose what fits.
Do you already have a buyer for my home?: We will not tell you that until a specific buyer has reviewed your property and confirmed interest. What we can do now is check your home against the search criteria buyers have given us and tell you honestly whether anything fits. Most sales still come from a complete listing strategy, and the same review sets that out.
How do you determine whether my home matches a buyer?: From the criteria buyers give us when they register, request a showing, set up listing alerts or meet with an agent: location, property type, bedrooms, price range, water or view, timing and how they plan to pay. A licensed broker compares your home with those criteria by hand and reads it against the closed sales nearby. Nothing is automated, and no buyer is named or contacted until you decide.
Does a potential match guarantee an offer?: No. A match means a buyer's stated criteria fit your home closely enough to be worth a conversation. The buyer still has to see the home, want it and write an offer you accept, and the sale still runs through inspection, appraisal where there is a loan, and closing. We tell you what was found and what the full selling plan looks like either way.
What happens if your current buyers are not a fit?: You still receive your home's market position, a suggested price range and the selling plan we would run, and you decide whether to list. Most of our sales come from taking a well prepared, well priced home to the whole market: the MLS, the portals it feeds, cooperating brokers and direct marketing. That reach is how the right buyer is usually found.
Do I need to list my home before requesting a review?: No. The review comes before any listing agreement and does not require one. If a buyer conversation or a listing follows, the terms, including the commission, are agreed in writing before anything is marketed. Asking commits you to nothing.
Should I contact a brokerage before listing my property?: Yes, before you sign a listing agreement anywhere. A conversation before you list costs nothing and tells you three things an online estimate cannot: what comparable properties actually sold for, whether a buyer the brokerage already works with fits your property, and what the marketing would look like if none does. You decide afterwards whether to list, when, and with whom.
What happens if BreakThru Realty already works with a buyer interested in my type of property?: We tell you what that buyer asked for, without naming them, and ask whether you want an introduction. Nothing about your property is shared until you agree. Florida law sets how one brokerage may work with both the buyer and the seller in the same sale, so before any introduction we explain the brokerage relationship and the compensation in writing. A buyer's interest is not an offer: the buyer still has to see the property, agree on a price and close.
Will using a buyer already working with BreakThru Realty reduce my selling expenses?: Not automatically, and we do not promise it. The commission is negotiable and agreed in writing in the listing agreement before anything is marketed, including how it applies when we bring the buyer ourselves. A buyer found early can save time on preparation and showings, but your price, your terms and what you keep are decided by the offer, the inspections and the closing, as in any sale.

Selling a house, a townhouse, a condo or a waterfront home: How the Broker of Record Looks at It

Tyson E. Sam, Founder and Broker of Record, BreakThru Realty, Florida License 3565210, is accountable for this work. These pages set out what gets checked and who does which part.