Selling a home in Palm Beach County takes eight main steps: price it, prepare it, list it, show it, negotiate offers, get through the inspection period, clear the appraisal and loan approval, and close. In September 2026 a typical single-family home here went under contract in a median of 43 days and closed in a median of 83 days from listing.
This guide covers each step, the disclosures Florida sellers must make, the costs to expect and the questions buyers ask most often right now, from insurance to flood history. It is written for owners of single-family homes, townhomes and condos across the county.
Key takeaways
- Price is the biggest decision. Start from recent sales near you, not from list prices or online estimates alone.
- Florida law requires sellers to disclose known problems that materially affect value and are not easy to see, even with no standard form.
- Several written disclosures are required by law, including radon, property taxes, flood history and, for older homes, lead paint.
- Most Florida contracts give the buyer an inspection period, 15 days by default in the As Is contract.
- In Palm Beach County the seller usually pays the deed stamps and the owner’s title policy at closing.
How long does it take to sell a house in Palm Beach County?
Selling a single-family house in Palm Beach County took a median of 43 days to reach a contract in September 2026, down from 51 days a year earlier, according to Florida Realtors data. The median time from listing to closing was 83 days. Plan on two to three months from listing to closing, plus prep time.
The same report showed a median sale price of $656,000 for single-family homes in September 2026, up 6.7% from a year earlier, with 1,132 closed sales, down 2.7%. In August 2026 the median time to contract was 40 days and the median price was $650,000. Condos and townhomes follow their own trends, so check the figures for your property type and your town.
Your own timeline depends on price, condition and location. A well-priced home in a popular part of Jupiter or Palm Beach Gardens may move faster than the county median. A home priced above recent sales, or one that needs a new roof before it can be insured, may take longer.
| Palm Beach County single-family homes | September 2026 |
|---|---|
| Median sale price | $656,000 (up 6.7% year over year) |
| Closed sales | 1,132 (down 2.7%) |
| Median days to contract | 43 (51 a year earlier) |
| Median days to sale | 83 |
Step 1: How do you price a home to sell in Palm Beach County?
Pricing a Palm Beach County home starts with a comparative market analysis: recent sales of similar homes nearby, adjusted for size, age, condition, lot, view and features such as a pool or water frontage. Active and pending listings show your competition. A home priced in line with recent sales usually draws more showings and stronger offers in the first weeks.
Online estimates are a place to start, but they cannot see your new roof, your impact windows or the busy road behind the fence. In Florida, details that affect insurance matter more than they used to. A newer roof, impact-rated windows and doors, and an updated electrical panel can all make a home easier for a buyer to insure, and that shows up in what buyers will pay.
Think about your bottom line, not just the list price. Subtract your mortgage payoff, commissions, the deed stamps and owner’s title policy, and any credits you expect to give. Our guide to closing costs in Palm Beach County shows how the main seller costs are calculated.
What is your home worth today? Shakir will prepare a free valuation based on recent sales near you.
Step 2: How should you prepare your home before listing?
Preparing a home for sale in Palm Beach County means fixing known problems, cleaning and decluttering, improving curb appeal and gathering the paperwork buyers and insurers will ask for. Roof age, permits, impact protection and recent wind mitigation or 4-point reports are worth having on hand, because buyers need them to get insurance quotes during the inspection period.
Repairs worth doing first
- Fix leaks, soft spots, broken windows and anything that looks like water damage. Inspectors and buyers notice.
- Service the air conditioning and replace the filter. In South Florida a working AC system is expected.
- Check for open or expired permits. They can delay a closing while the title company waits for them to be closed.
- Touch up paint, caulk and grout. Small things add up in photos.
Documents to gather
- Roof permit and installation date, and any warranty
- Wind mitigation report and 4-point inspection, if you have recent ones
- Records of AC, water heater, plumbing and electrical updates
- Survey, elevation certificate and flood insurance history, if you have them
- HOA or condo association contacts, rules and fees
Buyers now ask about insurability early. If you have not had a wind mitigation inspection in the last five years, consider one. A good report can lower a buyer’s premium and make your home more attractive. Our guide to 4-point and wind mitigation inspections explains what inspectors look for.
What disclosures does a seller have to make in Florida?
Florida sellers must disclose known facts that materially affect a home’s value and that a buyer cannot easily see, under the 1985 Florida Supreme Court case Johnson v. Davis. State and federal law also require written disclosures for radon, property taxes, flood history, lead paint in homes built before 1978, and HOA membership, given at or before signing the contract.
Florida has no single mandatory disclosure form. The Florida Realtors Seller’s Property Disclosure is widely used but is not required by law. The duty to disclose still applies, and a written form is the clearest way to show what you told the buyer. When in doubt, disclose. If you have legal questions about a specific issue, talk with a Florida real estate attorney.
| Disclosure | Applies to | What it covers |
|---|---|---|
| Known material defects (Johnson v. Davis, 1985) | Residential sales | Known facts that materially affect value and are not readily observable |
| Radon gas notice (F.S. 404.056(5)) | All sales | Required wording on at least one document signed at or before the contract |
| Property tax disclosure (F.S. 689.261) | Residential sales | Tells the buyer not to rely on the seller’s current taxes, because a sale triggers reassessment |
| Flood disclosure (F.S. 689.302) | Residential sales | Past flood insurance claims, flood damage assistance such as FEMA, and known flooding during ownership |
| Lead-based paint (federal) | Homes built before 1978 | EPA pamphlet, known hazards and records, warning statement, buyer’s 10-day testing window |
| HOA disclosure (F.S. 720.401) | Homes in an HOA (not condos) | Association membership and fees; buyer may cancel within 3 days if it is not given before signing |
The flood disclosure is newer
Florida’s flood disclosure law, section 689.302, first took effect on October 1, 2024, and an amended version took effect on October 1, 2025. The seller states whether they have filed a flood insurance claim, including with the National Flood Insurance Program, whether they received help for flood damage from any source, including FEMA, and whether they know of flooding that damaged the property while they owned it.
Condo sellers have their own rules
The HOA disclosure in section 720.401 does not apply to condos. Condo sales follow chapter 718 of the Florida Statutes, which includes giving the buyer the association documents and, for many buildings, inspection and reserve study reports. Our guide to buying a condo in Palm Beach County explains what buyers will ask for.
Step 3: How do you list and market a home in Palm Beach County?
Listing a home in Palm Beach County means signing a listing agreement with a broker, entering the home in the local MLS, and marketing it with professional photos, a clear description, a floor plan and often video. Most buyers first see a home online, so the first photo and the first week on the market matter most.
Good marketing answers buyers’ questions before they ask. Mention the roof year, impact windows, the flood zone if it is favorable, the school zones, and the distance to the beach or the Intracoastal. For condos, mention pet rules, rental rules and what the monthly fee includes.
How commissions and buyer agreements changed in 2024
Since August 17, 2024, under practice changes that followed the National Association of Realtors settlement, offers of compensation to a buyer’s broker are no longer allowed on the MLS. They can still be made in other ways. Buyers working with an agent must also sign a written agreement before touring a home. As a seller, you will decide with your listing agent whether and how to offer anything toward a buyer’s broker. These terms are set by agreement, so ask questions until you are comfortable.
Step 4: What should sellers expect during showings?
Showings in Palm Beach County are usually booked through the listing agent’s scheduling system, with buyers touring alongside their own agent. Sellers do best when the home is clean, bright, cool and easy to show on short notice. Most homes see the most interest in the first two weeks, so be flexible early.
- Leave during showings so buyers can talk freely.
- Set the AC to a comfortable temperature and open the blinds.
- Put away valuables, medications and personal papers.
- Secure pets or take them with you.
- Ask your agent for feedback after each showing, and act on patterns.
Open houses can help in some neighborhoods. You can see upcoming events on our open houses page.
Step 5: How do you compare offers on a Florida home?
Comparing offers on a Florida home means looking past the price to the terms: the financing type, down payment, deposit amount, inspection period, appraisal and loan approval contingencies, closing date, and any requests for seller credits or repairs. A slightly lower offer with cash, a short inspection period and a firm closing date can be the stronger one.
Most Palm Beach County sales use one of two Florida Realtors and Florida Bar contracts. The standard contract includes repair limits that the seller agrees to cover. The As Is contract lets the buyer inspect and cancel during the inspection period, but the seller is not required to make repairs. Sellers of older homes often prefer As Is.
Also look at who chooses the closing agent and who pays for the owner’s title policy. In Palm Beach County the custom is that the seller does both, but the contract has checkboxes for other options.
Step 6: What happens during the inspection period?
The inspection period is the window after the contract is signed when the buyer can have the home inspected and, under the As Is contract, cancel for any reason. In the Florida As Is Residential Contract it is 15 days unless another number is written in. Buyers also use this time to get insurance quotes.
Expect a general home inspection, often a wind mitigation inspection and, for older homes, a 4-point inspection of the roof, electrical, plumbing and HVAC. Some buyers add a termite inspection, a sewer scope or a pool inspection. If problems turn up, the buyer may ask for a repair, a credit or a lower price, or may cancel.
Insurance is now part of the inspection
A buyer who cannot get an affordable insurance quote may cancel during the inspection period. Roof age and condition are the most common reasons. Having your roof permit, a recent wind mitigation report and any 4-point report ready can save a deal.
Step 7: How do the appraisal and loan approval work?
The appraisal is the lender’s check that the home is worth the price. If a buyer’s loan depends on it and the value comes in low, the buyer may ask to renegotiate, pay the difference in cash, or cancel if the contract allows. Loan approval follows, when the lender confirms the buyer’s income, assets, insurance and title.
Recent comparable sales are your best defense against a low appraisal. Your agent can send the appraiser a list of sales and upgrades. Cash buyers usually skip the appraisal, which is one reason cash offers can close faster.
Step 8: What does a seller pay at closing in Palm Beach County?
At closing in Palm Beach County, sellers usually pay the documentary stamp tax on the deed ($0.70 per $100 of the price), the owner’s title insurance policy at state-set rates, the title search and closing fees for their side, agreed commissions and credits, the mortgage payoff, and their share of property taxes and association dues up to the closing date.
On a $500,000 sale the deed stamps are $3,500 and the owner’s title premium is $2,575, before other fees. The closing agent collects a payoff letter from your lender and sends you the net proceeds after closing. See our closing costs guide for a full worked example.
Foreign sellers and FIRPTA
If the seller is a foreign person under U.S. tax law, the buyer must generally withhold 15% of the price under FIRPTA and send it to the IRS. There is no withholding when the price is $300,000 or less and the buyer, an individual, will live in the home. For a home the buyer will live in priced between $300,000 and $1 million, the rate is 10%. Talk with a tax professional well before closing.
What changes for the buyer’s taxes
The buyer’s tax bill will not match yours. The Palm Beach County Property Appraiser removes your exemptions and reassesses the home at market value on January 1 after the sale, and the buyer must file for their own homestead exemption by March 1. That is why Florida law requires the property tax disclosure. Our homestead exemption guide explains how it works, including how you may be able to carry your own Save Our Homes savings to your next Florida home.
Thinking about selling? See how Shakir markets homes and what the process looks like with him.
What are common mistakes when selling a home in Palm Beach County?
Common mistakes when selling a home in Palm Beach County include overpricing at the start, hiding or downplaying known problems, ignoring open permits, listing without roof and insurance paperwork, and choosing an offer on price alone. Each one can cost time on the market, a lower final price or a canceled contract.
- Overpricing. Homes that sit draw fewer showings and often sell for less than if they had been priced right at the start.
- Not disclosing. Failing to disclose a known, hidden defect can lead to a dispute after closing.
- Forgetting the permits. Open permits can hold up title.
- Skipping the paperwork. Buyers need insurance quotes fast. Make it easy.
- Listing in a rush. A few weeks of preparation often pays for itself.
Frequently asked questions
Do I have to fill out a seller’s disclosure form in Florida?
Florida law does not require one standard form, but sellers must disclose known facts that materially affect value and are not easy to see, under Johnson v. Davis. Written notices are required for radon, property taxes, flood history and, before 1978, lead paint. A completed disclosure form is the clearest record of what you told the buyer.
What is the best time of year to sell in Palm Beach County?
Many sellers list in winter and early spring, when seasonal residents are in town and buyer traffic is often higher. But a well-priced, well-prepared home can sell in any month. In September 2026 single-family homes went under contract in a median of 43 days, so the condition and price of your home matter more than the calendar.
Can I sell my house as is in Florida?
Yes. Many Florida sales use the As Is Residential Contract, where the seller is not required to make repairs and the buyer can inspect and cancel during the inspection period, 15 days by default. Selling as is does not remove your duty to disclose known hidden defects. Expect buyers to price in repairs they find.
Who pays the closing costs when selling a house in Palm Beach County?
Both sides pay. Sellers in Palm Beach County usually pay the deed stamps, the owner’s title insurance policy and their side of the closing fees, plus commissions and their share of taxes and dues. Buyers pay the loan taxes, lender fees and prepaid items. The purchase contract sets the final split, and either side can negotiate credits.
How much will I net from selling my home?
Your net proceeds are the sale price minus your mortgage payoff, commissions, deed stamps, owner’s title policy, closing fees, any credits or repairs, and prorated taxes and dues. A Realtor can prepare a seller net sheet based on recent sales near you. The closing agent gives you the final figures on the settlement statement before closing.
Sources
- Florida Realtors, Palm Beach County single-family homes, September 2026 market summary
- Florida Realtors, Palm Beach County single-family homes, August 2026 market summary
- Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
- Miami Realtors, seller disclosure workbook
- Florida Statutes 404.056, radon gas notice
- U.S. EPA, lead-based paint real estate disclosure
- Florida Statutes 689.302, flood disclosure
- Florida Realtors, Florida expands flood disclosures (2025)
- Florida Statutes 689.261, property tax disclosure
- Florida Statutes 720.401, HOA disclosure
- Florida Realtors, NAR practice changes began August 17, 2024
- Lowndes, Florida As Is contract inspection period and timeline
- IRS, FIRPTA withholding
- IRS, exceptions from FIRPTA withholding
- Palm Beach County Property Appraiser, FAQ on reassessment after a sale
- National Association of REALTORS: FIRPTA withholding rates
This article is general information, not legal, tax or insurance advice. Rules, rates and deadlines change, so confirm the details with the official source, a Florida real estate attorney, your title company, your insurance agent or a tax professional before you rely on them.
With over 10 years of experience as a successful real estate agent, I have proudly helped hundreds of happy buyers and sellers achieve their real estate goals. I’m passionate about helping clients find their dream homes, sell their properties with confidence, and navigate every step of the process with ease. My commitment to personalized service, strong relationships, and exceptional results makes every real estate journey a rewarding experience.
REALTOR® with Continental Properties, Inc. in North Palm Beach. Florida license #3346934.
