Paradise has
paperwork.
The sunshine is easy. Buying, selling, and making the numbers work? Let's talk about that.
Real answers, useful tools, and the questions I want you asking before you fall in love with the view. No matter where you're from, you've got someone in your corner—and boots on the ground right here.
Boca Raton · Delray Beach · Deerfield Beach
What's your next move?
You don't have to figure out the entire process today. Start with the part keeping you up at night. We can work through the rest together.
Before I fall in love.
What to check before a pretty listing becomes a very expensive surprise.
02 / I'M SELLINGWhat do I keep?
Start with your likely proceeds, then build a plan around the numbers.
03 / I'M DOING BOTHPlease, no moving limbo.
Coordinate the sale, the purchase, and the place you sleep in between.
04 / I'M RELOCATINGFind my kind of Florida.
Compare the everyday details that a vacation doesn't show you.
Your sale price isn't
your take-home number.
Try a few scenarios below. The mortgage payoff, negotiated fees, and other expenses all matter. This gives us a starting point for a more personal conversation.
After the payoffs, fees, and expenses you entered.
- Expected sale price
- $600,000
- Loan payoffs
- $300,000
- Listing brokerage fee
- $15,000
- Seller-paid buyer brokerage
- $15,000
- Other closing costs & credits
- $9,000
- Repairs, moving & other expenses
- $5,000
Want to replace the examples with your actual numbers? Let's talk: 954-993-5591
Method: sale price minus loan payoffs, the two percentage-based brokerage amounts, other closing costs, buyer credits, and planned expenses. Fees are fully negotiable and not set by law. No seller-paid buyer brokerage amount is assumed to be required. This is a planning estimate, not a closing statement, appraisal, or tax calculation; it excludes income or capital-gains taxes and unentered costs. Ask your closing agent for an itemized estimate and avoid counting an expense twice. Your entries stay on this page and are not submitted.
What are you paying for?
Good question.
A percentage by itself doesn't tell you the whole story. Let's look at the services, the terms, and what the agreement actually says.
There's no one-size-fits-all fee.
Compensation is negotiable. Your written agreement should explain the services, the amount or calculation, and when payment is due. Ask about additional fees, the length of the agreement, and how it can end.
Know the arrangement before the tour.
When the applicable NAR MLS rules require a written buyer agreement, it must be in place before touring with an agent you're working with. Discuss services, duration, and compensation before signing.
A buyer may negotiate for the seller or listing broker to pay some or all of the agreed compensation. Understand any amount you would still owe. Read NAR's guide
Commission isn't the entire budget.
Ask for estimates for title and settlement services, applicable taxes, prorations, association charges, loan-related expenses, and any negotiated credits. Which party pays depends on the contract and the transaction.
Repairs, moving, storage, and a possible gap between homes belong in your planning budget, too.
Tiffany's take: compare the whole plan.Ask how your home will be priced, presented, marketed, and negotiated—and who will handle the details when things get complicated. You deserve to understand the value before you agree to the fee.
The moving truck
needs a destination.
Picture this: your old home is sold, your life is in boxes, and the new closing gets delayed. Nobody wants that plot twist. We plan for the overlap—and for what happens if the dates move.
Lender first.
Dream kitchen next.
If you're financing, find out whether you need to sell first, how much cash must be available, and what two homes would cost while they overlap.
Price the sale.
Scout the purchase.
We look at your current home's likely proceeds and your next home's realistic options together. Your timeline should fit both sides.
Dates deserve
as much attention as price.
Discuss appropriate contingencies, closing dates, and possession. A written temporary occupancy arrangement may help if the parties, lender, and insurer allow it.
A backup bed.
Not a cardboard box.
Identify short-term lodging, storage, and moving flexibility before you need them. Confirm funds and possession before assuming the keys are yours.
Before you fall in love
with the kitchen...
Let's make sure the rest of the home works for you, too. Check these off as you go. Your progress lasts while this page stays open; print a copy to keep your notes.
The view is gorgeous.
What do the
documents say?
Two homes with the same asking price can have very different ownership costs. And a community can be lovely without being the right fit for the way you live.
"Low dues" is a starting question.What do the dues cover? What is being saved for future work? What could you be asked to pay separately?
For applicable condominiums, structural inspections and reserve studies answer different questions. A reserve study addresses funding for future major repairs; review it alongside inspection findings and the association's financial plan. Florida DBPR inspection resources
- What will I pay every month—and upfront?Ask about regular dues, master-association charges, application and transfer fees, club costs, and special assessments.
- What work is planned or already underway?Request applicable inspection reports, reserve studies, budgets, and recent meeting minutes. Ask how planned work will be funded.
- Are there assessments or association loans?Understand approved obligations, proposed projects, payment schedules, and how the contract allocates amounts due.
- Can I use the home the way I intend?Confirm pet, parking, rental, guest, renovation, and occupancy restrictions in the written documents.
- Is the membership I want actually available?Ask the club about the specific tier, transfer rules, waiting lists, initiation fees, annual costs, and access before relying on a listing.
- Will the lender and insurer accept it?Have the lender review project eligibility early, and ask your insurance professional about unit coverage and the association's policy.
Your vacation was lovely.
Now let's test a Tuesday.
The best fit depends on your everyday life. Tell me what you want close by, what you don't want to maintain, and what you're happy to trade for the right location.
| What matters | What we'll compare | The question to ask yourself |
|---|---|---|
| Daily routes | Work, family visits, airports, groceries, and regular appointments. | Will this location work on an ordinary weekday? |
| Coastal living | Beach access, parking, exposure, insurance quotes, and maintenance. | What am I comfortable paying for proximity to the water? |
| Community life | Amenities, memberships, rules, and the activities you actually use. | Am I buying amenities I'll enjoy—or simply paying for them? |
| Home type | Condo, townhome, or single-family; maintenance duties and association obligations. | How much upkeep do I want to handle myself? |
| Full ownership cost | Property-specific tax estimates, insurance, dues, utilities, and maintenance. | Does this still fit when all the costs are on the page? |
Boca, Delray, or Deerfield? Let's get more specific.A city name is a starting point. The street, building, community rules, and your daily routes tell us much more. Give me your budget and one must-have, and let's narrow the search together.
Yes, you're allowed
to ask that.
Real estate has enough acronyms. Your answers shouldn't need a translator.
Ask me your questionIs there a standard real estate commission in Florida?
No rate is set by law. Compensation is fully negotiable and depends on your agreement. A published survey average is not a required rate or an individual agent's quote. Ask what is included and get the agreed terms in writing.
Does the seller have to pay the buyer's agent?
No. A buyer may request seller-paid compensation, and a seller or listing broker may agree to contribute. The buyer's written agreement and the negotiated transaction terms determine the arrangement. Buyers should understand any remaining payment obligation before committing.
Why am I being asked to sign something before touring?
Under applicable NAR MLS rules, agents working with buyers need a written agreement before touring a home together. It sets out the services and compensation. The terms are negotiable, and you should understand the duration, scope, and how the agreement ends. Ask for an explanation of anything unclear.
Should I sell first or buy first?
Start with your financing and cash needs. If your next purchase depends on sale proceeds, that shapes the plan. If you can carry both homes, you may have more flexibility—but also more expense. We'll compare the options and build a backup plan for a delay.
Can I use the seller's property taxes as my budget?
Use them as background, not a promise of your future bill. A change of ownership and differences in exemptions can change the amount. Check the property appraiser's estimator or ask their office for help, and discuss your situation with a tax professional when needed.
Are condo dues the only association expense?
Not necessarily. Ask about special assessments, master-association charges, club requirements, application fees, transfer charges, and planned work. Confirm what the regular dues cover and what you pay separately.
Can you help if I'm out of state?
Yes. Tell me your budget, timing, and must-haves. We can discuss communities, review questions, and plan tours around your travel. I'm here locally to help you look beyond the online photos; qualified inspections and document review are still essential.
Do I need to be ready to move before I call?
No. "I'm trying to figure this out" is a perfectly good reason to start a conversation. We can talk about your next step without pretending you need every answer today.
Go straight to the source.
Use these official resources to dig deeper. Property-specific answers still need to come from the relevant professional, association, or agency.
- Buyer agreements, explainedNational Association of REALTORS · Services, compensation, and questions before signing.
- Listing agreements, explainedNational Association of REALTORS · What to discuss when hiring a listing agent.
- Florida condominium resourcesFlorida DBPR · Inspections, reserves, education, and association information.
- Homeowners insurance guidanceFlorida Department of Financial Services · Coverage questions and consumer education.
- Palm Beach County Property AppraiserFor Boca Raton and Delray Beach property records, exemptions, and tax-estimate resources.
- Broward County Property AppraiserFor Deerfield Beach property records, exemptions, and tax-estimate resources.
- FEMA Flood Map Service CenterLook up mapped flood hazards; discuss property-specific risk and coverage with your insurer.
- Mortgage and closing resourcesConsumer Financial Protection Bureau · Loan shopping and understanding closing paperwork.
Editorial review: October 6, 2026. This original guide uses official consumer resources linked above. Rules, costs, eligibility, and availability can change; check the current source and your specific documents.
You bring the questions.
I'll bring the local perspective.
I'm Tiffany L. Arthur with REAL Broker LLC. I'm a native Floridian and have been helping people buy and sell since 2004. Boca Raton, Delray Beach, and Deerfield Beach are the places I know and work in.
Tell me what you're considering. We'll start there.
Your Favorite Florida Realtor
Boca Raton · Delray Beach · Deerfield Beach