Most Miami realtors will list any condo for any owner. I don’t. I work almost exclusively with one kind of seller: the owner who doesn’t live in Miami. If you’re sitting in New York, Naples, Chicago, or Northern California — or in Munich, Zurich, Vienna, or São Paulo — and you own a condo in Brickell, South Beach, or Aventura that you need to sell, that’s the deal I’m built for.
I’m Tom Druck — Thomas Druck PA on the paperwork. I’m a Florida REALTOR® with eXp Realty, license BK3172203. Miami resident since 1998. 20 years selling Florida real estate. The absentee-seller niche — out-of-state US owners primarily, with an active European pipeline secondary — isn’t a marketing angle. It’s my actual book of business.
Selling a Miami condo from 4,000 miles away breaks every assumption a normal listing process makes. You can’t show up for the inspection. You can’t sign at a title company closing table. You’re navigating FIRPTA withholding, HOA special assessments, Milestone (SB 4-D) reports, and possibly currency conversion — usually in a second language. A generalist agent will hand you off to a junior coordinator and hope it works out. I run the file myself, end to end, on your time zone.
That includes the four most common situations I get asked about:
Those four FAQs aren’t blog posts. They’re the conversations I have on Zoom every week, written down so you can read them before we talk.
Every listing starts with an Absentee Condo Seller Net + Risk Review — a one-call session where I walk you through realistic net proceeds (after FIRPTA, after special assessments, after closing costs) and the risk profile of your specific building before we ever sign a listing agreement. If the math doesn’t work for you, we don’t list. Better to know on day one.
From there the work splits into a few buckets that show up on most files:
Listing and sale execution. Miami condo listing and sale is the core service. MLS, photography, video walkthroughs, virtual tours, syndication, showings, offer review, negotiation, contract through close. I handle remote sale coordination — the inspection day, the appraiser walkthrough, the HOA estoppel chase, the title coordination — without you flying in.
Out-of-state and international seller representation. RON (Remote Online Notarization) so you can sign from anywhere — your living room, your hotel room, your office — without flying to Miami. Wire planning with your bank and the title company, including EUR/USD coordination for European sellers. Apostille and consular coordination when needed. German-language calls and written summaries available for European sellers.
HOA and special assessment analysis. Before we price the unit and again before we accept an offer, I read the HOA financials, recent meeting minutes, reserve study, and Milestone status. Buyers’ agents are asking sharper questions in 2026 — knowing the answers in advance keeps deals from dying in due diligence.
Pricing and valuation. Every engagement includes a current Home Valuation (CMA) and Comparative Market Analysis for your building, your stack, and your view line. Not a Zestimate. Real comps, pulled the day we list.
Pre-listing preparation. Property pre-listing prep — cleanout coordination, light staging, repair triage, photographer scheduling — handled remotely with vendors I already use.
FIRPTA compliance coordination. I work with the buyer’s title company and, when needed, with a CPA or withholding agent to apply the right exemption category, file the right forms, and protect your net.
Condo investment consulting. If you’re deciding whether to sell, hold and re-rent, or 1031 into something else, that’s a separate conversation I’ll have without billing for it — I’d rather help you make the right call than push a listing you’ll regret.
Two free tools I built and maintain for absentee owners and buyers.
Upload your HOA financials, meeting minutes, and declarations. Get a plain-English breakdown of special assessment risk, reserve fund health, Milestone (SB 4-D) compliance flags, and litigation exposure. Free, no login. Report delivered by email.
Interactive dashboard of median sale price, days on market, list-to-sold ratio, and active inventory. Coverage: Brickell, Downtown, South Beach, and South Miami condo markets, plus Miami-Dade aggregate condo and single-family stats. Updated manually from MLS data.
Both are designed for the absentee owner who needs real numbers and can’t walk a buyer through a unit in person.
Florida Real Estate Broker License BK3172203, issued by the Florida Department of Business and Professional Regulation. Brokered through eXp Realty. Member of the National Association of Realtors and the Miami Association of Realtors. Languages: English and German (native). Miami resident since 1998 — almost three decades of watching this market move through hurricanes, condo booms, condo busts, FIRPTA changes, and now post-Surfside structural-integrity reform.
German-speaking calls available — same number, same person.
If you’re absentee and not ready to call yet, start with the HOA Document Decoder or the Stats Dashboard. Both will tell you something useful about your building or your market before you spend a minute on the phone with me.
