How a remote Florida closing works

The title company or closing attorney runs the title and lien search, the municipal lien search, orders any association estoppel, prepares the settlement statement, and records the deed with the county clerk. Your part is signing a deed and a handful of documents before a notary, and providing wire instructions.

Florida permits remote online notarization, which removes the last practical reason to travel. A power of attorney can sometimes be used, but the closing agent and any lender must approve the form in advance — do not sign one and assume it will be accepted. Note also that Florida deeds require two witnesses, which matters when signing outside the state.

Who owns Florida property at a distance

  • Snowbirds who stopped making the trip
  • Heirs who inherited a house or condo in a state they have never lived in
  • Investors who bought during a growth cycle and manage remotely
  • Former residents who relocated for work and never sold
  • Divorced owners where neither party lives in the property
  • Owners of a vacation condo in a building that has just levied an assessment
  • Foreign nationals who bought a second home

The problems distance creates in Florida

Mail is the first one. Property appraisers send notices of proposed property taxes in August, tax collectors bill in November, code enforcement sends citations, and associations send assessment notices — all to the address on file. When that address is stale, an owner can be two years into a daily-accruing code fine without knowing.

Then condition, which in Florida degrades faster than owners expect. With the air conditioning off, humidity produces mould in weeks. A roof leak nobody sees rots the deck. A pool turns and becomes a code violation. And a vacant house is very likely no longer properly insured, which in storm season is a serious exposure.

Tax treatment for a non-resident seller

Florida has no state income tax, so there is no Florida capital gains tax on the sale. Your own state may tax the gain as a resident there. Federal rules apply, and an inherited property normally receives a stepped-up basis as of the date of death.

If the seller is a foreign person, FIRPTA withholding applies and the closing agent administers it. If a 1031 exchange is in play on an investment property, the qualified intermediary must be in place before closing. Both are CPA conversations worth having before you sign.

Frequently asked questions

Do I have to travel to Florida to sell my house?

No. The closing agent arranges signing before a notary where you are, or a remote online notarization, and wires your proceeds.

Can I use a power of attorney?

Sometimes, but the closing agent must approve the form in advance. Florida deeds also require two witnesses, which needs planning when signing out of state.

I have not seen the property in years. Is that a problem?

No. We will look at it and tell you what we find rather than expecting you to know.

There may be code fines or taxes I do not know about. What then?

They will surface in the title and municipal lien searches and be paid from the closing proceeds. Better to find them now.

Will Florida tax my gain if I live elsewhere?

Florida has no state income tax, so no state capital gains tax. Your home state may tax it, and federal rules apply.

I am not a US citizen. Does that complicate the sale?

FIRPTA withholding applies to foreign sellers, and the closing agent handles it. It does not prevent a sale.

This page is general information about selling property in Florida, not legal, tax, or financial advice. Laws change and every situation is different, so talk with a qualified Florida professional about yours.