Direct answers to the questions absentee and international sellers actually ask — net proceeds, HOA assessments, Milestone inspections, and the rest of what nobody tells you upfront.
For US owners who live outside Florida — New York, California, Texas, anywhere else. State-tax interaction, remote closings, and the playbook for selling without flying down.
Federal LTCG, NIIT, Section 121, depreciation recapture, and home-state tax — what an out-of-state owner actually pays on a Miami condo sale.
Pulling the Phase 1, Phase 2, and SIRS file from afar, coordinating inspector access remotely, and handling a Phase 2 surprise mid-listing without losing the deal.
Pulling board minutes from afar, modeling the assessment three ways before listing, and negotiating a mid-listing vote without losing the buyer.
Close a Miami condo entirely by video from Atlanta, Boston, Denver, NY — what ID you need, why the notary is in Virginia, what happens if KBA fails.
What the title company files with the IRS, how your home state finds out, and how to set the closing up so your CPA has clean numbers in April — without surprises.
Why your tax bill is higher than your homesteaded neighbor’s, why portability does not help, what gets prorated at closing — and what the buyer’s first bill will look like after the reset.
For owners in Germany, Austria, Switzerland, and outside the US. FIRPTA, remote closings, and the full international playbook.
FIRPTA, remote signing, net-proceeds analysis — the full remote-sale playbook for owners in Germany, Austria, or Switzerland.
How FS 553.899 changes timelines, financing, and price. Plain-English guide for sellers, buyers, and lenders.
What special assessments are, why Miami condos are getting hit so hard in 2026, disclosure rules, and the playbook for selling.
What FIRPTA is, what it costs at closing, and how to legally reduce the 15% withholding before you sell — for foreign owners of Miami condos.
How Florida RON works, why Virginia notaries handle most absentee closings, what ID and platform you’ll need, and how to sign a Miami closing without flying in.
Anrechnungsverfahren, Spekulationsfrist, and a worked example for DACH-resident sellers.
Send me your specific situation. I’ll answer it directly — in English or Deutsch, no sales pitch, no commitment.
