Sell for what it’s worth.

From closed comparable sales in your neighbourhood, adjusted for condition, position and what is currently on the market against you. Not an automated website estimate — those cannot see your renovation, your view, or the busy road behind the property.

Brokerage compensation, which is negotiable and agreed in writing; documentary stamp tax on the deed, a state tax paid at closing whose rate is set by statute and differs in Miami-Dade; title and closing costs, which vary by county custom; plus any repairs you agree to. I will give you a written net-proceeds estimate before you list.

Some pay for themselves and some do not. Roof, active leaks and anything that will fail an inspection are usually worth handling. Cosmetic upgrades often are not. I will walk the property and tell you which is which.

It depends on price, condition and where your property sits against the competition. I would rather show you the actual days-on-market for comparable homes than promise a number.

Florida sellers must disclose known material defects that are not readily observable and that affect value. Disclosing is also the cheaper path — problems found later during inspection cost far more in renegotiation than they would have up front.