By Realtors Carole Smith & Cristina Formosa
The number of condo listings across Miami-Dade has climbed significantly up year-over-year, according to the latest data. And while established pockets of Miami, such as Coral Gables and Coconut Grove remain some of South Florida’s most sought-after enclaves, more inventory means more competition for sellers, especially in the $1.5M–$5M luxury range.
If you're planning to list a high-end condo in Miami, preparation is everything. Buyers here expect a smooth, professional experience—and that starts with having the right documents, details, and disclosures ready before your listing ever goes live.
Whether your unit is in a boutique building off Miracle Mile or a resort-style residence like Gables Club, Segovia Tower, or Mr. C Residences, these are six key things to gather in advance:
𝟏. Full Condo Association Package
- Assemble the full set of condo docs: declaration, bylaws, articles of incorporation, current building budget and financials, frequently asked questions, and community rules and regulations.
- Confirm from the association the most up to date monthly association dues, as these often change from year to year. Confirm any current or pending litigation. This is essential information for serious buyers.
𝟐. Special Assessments
- Know whether any special assessments are active or planned. Even if the assessments are just proposed, you as the seller can be liable for the full future amount if you do not disclose it.
- It’s wise to review and keep notes from recent board meetings, as these often hint at future projects that could impact new owners (think roof work, pool upgrades, or new security systems). Get a copy of the last year’s meeting minutes if you do not have them already.
𝟑. Reserve Study & Milestone Inspections
- Provide a current reserve study if one exists and know the building’s reserve fund balance.
- All condo buildings are subject to Florida’s new milestone and structural integrity inspection law, so disclose any completed or upcoming structural inspections and reports. You will need a copy of all completed reports.
𝟒. HOA Dues & What’s Included
- Clearly break down what your monthly dues include. Do they cover valet service, a concierge, pool maintenance, building insurance, or Wi-Fi? These perks vary greatly from building to building in Miami—and buyers will compare.
𝟓. Parking & Storage Information
- Specify the number of deeded or assigned parking spaces and any private storage included.
- Luxury buyers often prioritize details like EV charging, secure storage, or guest parking access.
𝟔. Proof of Renovations & Permits
- If you have upgraded the kitchen, bathrooms, or finishes, be ready with before-and-after photos, receipts, and permits.
- High-end buyers often request documentation to confirm quality and compliance—especially if you’re marketing the property as renovated.
In a refined market like Coral Gables and Coconut Grove, thoughtful preparation is what sets your listing apart. Presenting a well-documented, move-in-ready condo creates confidence and even protects you as a seller from disclosure issues. This often leads to a faster, smoother sale.