Seller’s guide

Selling at Boca Beach House

How residences here are priced, what to prepare before you list, the two ways to sell and what an owner’s closing costs look like.

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Pricing

Pricing a residence in a thirty-two-home building.

With so few homes, the building trades rarely, about seven recorded resales from January 2024 to mid-2026, so there is never a long list of near-identical sales to point to. Resales have ranged from $6.3 million to $14.1 million, roughly $1,600 to $2,800 per interior square foot; the Listings page shows each one.

Within that range, value turns on the plan and its square footage, Lanai or Upper (the ground-floor residences with private pools have led on price per square foot), the level and how directly the residence faces the lake, how it has been finished, and what conveys with it: garage spaces, a slip, furnishings.

Buyers here will have studied the same sales. A price that is grounded in them, and explained, is what holds up in negotiation.

Living room at Boca Beach House with a glass coffee table and fresh flowers

Before you list

What to prepare.

Most delays in a condo sale come from paperwork that could have been ready on day one.

Order the condo documents early

Florida law requires you to give your buyer, at your expense, the declaration, articles, bylaws and rules, the annual budget and financial statement, the association’s most recent structural integrity reserve study, any milestone or turnover inspection report, the association’s FAQ document and the state’s governance form. The buyer’s seven-day review period runs from receiving them, so a late document set means a later firm contract. Request them from the association before you list.

Know exactly what conveys

Buyers ask first about garage spaces, a marina slip, storage, furnishings and art, and whether Boca Raton Resort & Club membership transfers and on what terms. Have each answer in writing before the first showing, so nothing is renegotiated late.

Gather the residence’s history

Plans and permits for any renovation, appliance and system warranties, and the names of the designers and contractors who worked on the residence. Customization is a selling point here, and records make it credible. Ask your attorney what you are required to disclose about the residence’s condition.

If the residence is leased

A tenant’s lease term, notice provisions and the association’s leasing rules all shape who can buy and when they can move in. Share the lease early with buyers who will occupy the residence themselves.

Plan the presentation

Professional photography and video, and staging where it helps, are standard for every residence we represent. See the video tour for the approach. Building staff and the association’s rules set how showings are scheduled.

Check the association’s timing

Ask the association how long it takes to issue an estoppel certificate (its statement of what you owe and have paid) and whether it reviews or approves buyers. Both sit on the critical path to closing.

Ways to sell

Open market, or a quiet sale.

On the open market

Listed in the MLS, where it reaches every broker and the major portals, with full photography, video and a showing schedule. The widest exposure, which is usually how a residence finds its strongest price. The trade-off is publicity: the listing, its price history and its photographs are public.

Privately

Introduced quietly to qualified buyers we already know are looking at the building, with no public listing. Discreet, and often simpler to schedule. The trade-off is a smaller pool of buyers, so it suits owners who value privacy or timing over testing the whole market. We will tell you honestly which fits your residence.

How a sale works

From valuation to closing.

01

Private valuation

We study the building’s recorded resales, your plan’s square footage, the level, the outlook and how the residence has been finished, and give you a price range with the reasoning behind it. No obligation to list.
02

Prepare

Order the condo documents, confirm what conveys, gather records and decide on presentation. Most of this can run in parallel over a week or two.
03

Launch

Either a full open-market launch with photography and video, or private introductions to qualified buyers, as agreed with you.
04

Showings and offers

We coordinate showings with building staff and qualify buyers before they visit. When offers come in, we compare price, terms, deposit, financing and timing with you, not just the headline number.
05

The buyer’s review

The buyer has seven days, excluding weekends and legal holidays, after receiving the condo documents to cancel, plus any inspection period in the contract. We keep the documents, inspections and any association review moving.
06

Closing

The title company or attorney obtains the association’s estoppel certificate, pays off any mortgage, collects the deed taxes and prorates fees and property taxes. You sign the deed and receive the proceeds.

Closing costs

What an owner pays to sell.

Documentary stamp tax on the deed

Florida charges $0.70 per $100 of the sale price, and in Palm Beach County the seller customarily pays it. On a $10 million sale that is $70,000.

Owner’s title insurance

In Palm Beach County the seller customarily pays for the buyer’s owner’s title policy. Like every closing cost, who pays can be negotiated in the contract.

Brokerage commission

Negotiable, and agreed in writing in the listing agreement before anything goes to market, including how any compensation for the buyer’s agent will be handled.

Association and closing charges

Estoppel and document fees, any balance owed to the association, and the usual prorations of association fees and property taxes to the closing date.

Sellers who are not U.S. persons

Under FIRPTA, the buyer generally must withhold 15% of the amount realized when the seller is a foreign person and send it to the IRS. A withholding certificate from the IRS can reduce it. Talk to a tax adviser well before you list.

Tax on your gain

Florida has no state income tax, but federal tax may apply to your gain. How much depends on your situation, so ask your accountant before you set a price you are happy with.

This guide is general information, not legal or tax advice, and Florida law and county practice change. Confirm anything that affects your decision with your attorney, accountant or title company, and with the association.

Next step

Know what your residence is worth.

A private valuation from Steven, built on the building’s own resales and your residence’s plan, level and finish. No obligation to list. Thinking of buying instead? Read the buyer’s guide.

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