A unit like mine in my building sold for more last year. Why won't mine sell at that price?

Because the buyers comparing today see different facts: newer closings, the units for sale now, an assessment or an inspection finding that may not have existed then, and today's loan rates. Price from the closings since you listed, which your building's sold prices page lists.

Should I rent my condo out instead of selling?

Compare the net from selling now with a year of rent after dues, assessments, insurance, taxes, vacancy and management, and check your building's leasing rules first. The sell or rent guide walks through the numbers, and the rent estimate prices the unit from the leases that closed nearby.

Is it the market or my listing?

Read your building's figures and your county's condo segment together. If units in your building are closing and yours is not, it is the listing: the price, the presentation or the access. If nothing in the building is closing, it is the building, and the documents and the lenders will say why.

Why Is My Condo Not Selling?

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

Published November 9, 2026

The Short Answer

Start with the building, not the market: compare your price with the closings in your own building since you listed and with the units competing with you there today, because most condos that sit are priced against old sales or against a better unit upstairs. If the price holds up, the cause is usually the building itself: a special assessment, a milestone inspection finding, low reserves or litigation that keeps buyers' lenders away, or an association approval that slows every contract. The showings, the feedback and a lender's answer about your building tell you which it is, and each has its own fix.

Is the Price Right for Your Building?

Condo buyers compare units in the same building first, so your price is judged against the closings there, adjusted for floor, line, view, size and renovation. Sales from before an assessment was announced, or from a year when financing was easy, set a price buyers will not pay now. Your building's sold prices page on this site lists its recent closings with sold price per square foot, and the building's own page adds its leases and days to sell, from the MLS. If your price sits above what those closings support, a single correction to the supported price works better than a series of small cuts that buyers read as a slide.

What Else Is for Sale in Your Building?

A buyer touring your tower may see three other units in a weekend. If one has the same plan two floors higher, a better view or a new kitchen at a similar price, yours is the comparison that makes the other look right. Check the active listings in your building, the units for rent that an investor might buy instead, and any new construction nearby selling at a premium with incentives. Your price, your presentation and your terms have to win against that list, not against the county average.

Assessments and the Milestone Inspection

A pending special assessment, a phase two finding or a reserve study that shows years of underfunding all reach the buyer in the condo documents, and a buyer may cancel within 7 days of receiving them under Fla. Stat. 718.503. Contracts that end in that window are the sign. The fix is to put the facts in front of buyers before they sign: the amount, the schedule, the repair plan and how you will settle the assessment in the contract. The special assessment and milestone inspection guides explain each step.

Can Buyers Get a Loan in Your Building?

If contracts fail at the loan stage, the building may be outside the Fannie Mae, Freddie Mac or FHA project rules, which leaves cash buyers and portfolio lenders. Ask the buyers' agents what the lenders said, and ask a lender to review the project yourself: Consult a mortgage lender before your next price decision. A building that lenders avoid needs a price set from closings in buildings with the same status and marketing aimed at buyers who can close without a conventional loan. The guide on selling in a building with financing limits covers it.

Association Approval and the Rules

Many associations must approve a buyer, and some hold a right of first refusal. An application that takes weeks, an interview that can only be scheduled monthly, or rules that bar new owners from leasing for a period all thin out the buyers who will sign. Ask the management office for the application, the timeline and the leasing, pet and vehicle rules, put them in the listing package, and set contract dates that allow for approval. Investors read the leasing rules first; owner occupants read the pet rules.

Condition, Presentation and Access

Buyers choose which units to see from a phone screen. Dark photographs, no floor plan, no picture of the view from the balcony and no video lose showings before anyone arrives. Original kitchens and baths, old windows or missing hurricane protection lose them at the door. Access matters in a tower: if showings need a front desk authorization, an escort or advance notice, buyers in town for one weekend skip the unit. Relisting with new photography, a measured floor plan, the view shot at the right hour and a simple showing process changes what buyers see first.

Marketing That Reaches Condo Buyers

Condo buyers search by building name, so the listing should carry it, along with the floor, the view, the plan, the full monthly cost including dues and any assessment, and the documents a buyer will ask for. The MLS and the sites it feeds come first; then the building pages buyers use on this site, cooperating brokers who work the same towers, and direct outreach to buyers who have asked about the building. If none of that has happened, the marketing, not the unit, may be the cause, and you should hear what changes and how progress will be reported to you.

Where to Find the Figures

This guide quotes no market figures because they change every day. The building pages on this site, reached from each city's page, show each building's leases, asking and sold price per square foot and days to sell, and each building's sold prices page lists its closings, all from the MLS. The county housing market reports show months of inventory and days on market for condos separately from houses. Read your building's figures and your county's condo segment side by side before you decide anything.

Your Buyer May Already Be Working With BreakThru Realty

A condo that has sat needs a fresh set of buyers as much as a fresh price. A buyer may already be looking for a unit in your building, and yours may be the one that buyer is waiting to find. BreakThru Realty works with hundreds of prequalified buyers searching for properties. First, the buyers already working with us. A licensed broker checks your property or business against what the buyers working with BreakThru Realty have asked us to find, and tells you what the records show. Then, the rest of the market. If no buyer on file fits, the same broker builds the plan that reaches more of them: the MLS and the sites it feeds, cooperating brokers and direct outreach to the buyers most likely to pay for what you own. Always, your objectives. Your price, your timing, your privacy and what you keep after closing decide the strategy. You see the evidence behind every recommendation before you sign anything. A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.

Request Your Condo Relaunch Review

Send the building, the unit, the date you listed and any feedback you have received. A licensed broker checks your property against the buyers on file and the closed sales nearest it, then calls within one business day to talk it through. No fee, nothing listed and nothing shared until you decide. The call covers the closings in your building since you listed, the units competing with yours, what the documents and the lenders are telling buyers, and what a relaunch should change. If your listing has expired or you are thinking of changing agents, the guides on each explain how to do it cleanly.

Own a Condo Like This One?

Condo buyers search by building, floor, view, floor plan and monthly cost, and the buyers working with BreakThru Realty tell us which buildings they want. If you own a unit in this building or one like it, a broker can compare it with those requirements before you list, and explain how the association's reserves, assessments and rules will shape the buyers you attract.

BreakThru Realty works with hundreds of prequalified buyers searching for properties. Before you list, a broker reviews what you own, the market around it and whether an existing buyer's requirements match. If none does, you see how we would position it to reach other qualified buyers.

Find Out If We Have Your Buyer · Discuss Selling With BreakThru Realty

A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.

Talk It Through With a Broker

Every sale is its own set of numbers. Request a free valuation built from the closed sales that match your home, or read the market figures for your county on BreakThru Realty Research.