Selling · November 4, 2026
Seven things to do before you list a Gulf Coast home
Most delays in a Florida sale trace back to insurance, permits, or paperwork. A short checklist that makes your home easier to buy.
Buyers here ask the same questions about nearly every house: how old is the roof, what does insurance cost, has it flooded. Sellers who have the answers ready tend to have smoother sales. Here is what to gather before the photographer arrives.
1. Check your permit history
Look up your address on the city or county building department website. Open or expired permits, often from an old roof or air-conditioning job, can hold up a closing. They are far easier to close out now than under a contract deadline.
2. Know your roof
Find the permit date or the roofer’s invoice. Roof age and material are the first things a buyer’s insurer will ask about, and an older roof can limit which insurers will write a policy.
3. Consider a four-point and wind mitigation inspection
A four-point inspection covers the roof, electrical, plumbing, and air conditioning. A wind mitigation report documents features such as roof straps and impact windows that can lower a buyer’s premium. Having both in hand answers questions before they are asked.
4. Gather your flood paperwork
Find your elevation certificate if you have one, and your current flood policy. Florida requires a flood disclosure to buyers at or before contract, covering past flood claims and federal assistance, so pull those records together.
5. Collect association documents
For a condo or a home in an HOA, buyers will want the budget, the rules, and details of any special assessment. For condos, add the reserve study and milestone inspection report if the building has them.
6. Fix the small things
Dripping faucets, sticking doors, burned-out bulbs, tired caulk. None is expensive, and together they shape how a buyer reads the house. Ask us before taking on anything larger; not every upgrade pays for itself.
7. Price from recent sales
Online estimates can’t see your renovated kitchen or your neighbor’s flood claim. We will prepare a written comparative market analysis from recent comparable sales. It is a licensee’s opinion of price, not an appraisal, and there is no obligation to list.
This article is general information, not legal, tax, lending, insurance, or investment advice, and it may not reflect changes made after the date above. Check the specifics of any property with the right professional before you rely on them.