Licensed Florida real estate brokerage
Selling a Home in Lauderdale-by-the-Sea, FL
Sell Your Home in Lauderdale-by-the-Sea and the surrounding area, with a licensed real-estate professional. No obligation.
Lauderdale-by-the-Sea is only a few blocks wide between the Atlantic and the Intracoastal, and that shapes almost every sale here. Housing stock is largely mid-century — one-story concrete block and stucco homes built from the 1950s through the 1970s with flat or low-slope and tile roofs, mixed with low- and mid-rise condominiums and older motel-style buildings along El Mar Drive and A1A. Constant salt-laden wind and spray corrodes garage door springs, tracks and openers, gate hardware, exterior locks and dryer vent hoods years faster than inland Broward, and hurricane and tropical-storm exposure, wind-driven rain and storm surge are the dominant hazards buyers and their insurers ask about.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage serving all of Florida — a Florida brokerage license is valid in every county. We handle the full scope of a sale: a comparative market analysis for pricing, preparing the home, listing and marketing, showings, reviewing offers and contingencies, inspection and appraisal negotiations, and coordinating with the title company or closing attorney through closing. Your request may be handled by Premier Real Estate Group Inc or referred to a licensed real-estate agent, who will contact you by phone or email. The consultation and the comparative market analysis are free, with no obligation.
In a town built mostly in the 1950s–70s, the questions that decide a Lauderdale-by-the-Sea sale usually arrive early: what FEMA flood zone the property sits in and what its flood-insurance history looks like, whether the roof is insurable, what a four-point and wind-mitigation inspection will show, and — for the town's many condominium and townhome associations — what the governing documents, budgets, estoppel and approval process require. For low- and mid-rise buildings three stories or taller, milestone inspection and structural integrity reserve study reports come into the file too. Open permits on remodeled garages, carport enclosures or roof work can also surface at closing, so it helps to look for them before a contract is signed.
What to know in Lauderdale-by-the-Sea
Flood zone and flood disclosure
Flood zones come from FEMA flood maps, a lender generally requires flood insurance on a home in a Special Flood Hazard Area, and homes outside one can still flood. Florida sellers must give buyers a flood disclosure (s. 689.302, F.S.), and in a beachfront town buyers often ask for the property's flood-insurance history as well.
Four-point and wind-mitigation inspections
Florida insurers commonly ask for a four-point inspection covering roof, electrical, plumbing and HVAC on older homes, and offer wind-mitigation credits for documented features under s. 627.0629, F.S., using the uniform mitigation form OIR-B1-1802 completed by a licensed inspector. With most of the local stock dating from the 1950s–70s, roof age and condition are frequently the deciding factor in whether a buyer can get coverage at all.
Salt corrosion on hardware and vents
Salt air near the coast rusts garage door springs, tracks, rollers and openers, gate operators, deadbolts and dryer vent caps, and these are items inspectors flag. Replacing corroded hardware with stainless or coated parts before photos and showings is a common preparation step here.
HOA and condominium association documents
Condo and townhome associations are widespread in Lauderdale-by-the-Sea, and the adjacent Village of Sea Ranch Lakes is a gated community. Associations may require buyer approval and estoppel certificates, and governing documents, budgets and disclosure materials are part of the buyer's due diligence — a statutory short right of cancellation can also apply to resale condominium contracts once required documents are delivered.
Milestone inspections and SIRS
Florida requires a milestone structural inspection for condominium and cooperative buildings three stories or taller once they reach 30 years (s. 553.899, F.S.), and a structural integrity reserve study for condo associations with such buildings (s. 718.112(2)(g), F.S.). Buyers in the town's low- and mid-rise buildings will ask for those reports, and they can affect reserves, assessments and financing.
Open permits and altered garages
Many single-family homes here have one-car garages or carports rather than two-car garages, and undersized or heavily remodeled garages are common in the older block housing. Permit history for enclosures, roof replacements and impact windows is worth checking early so it does not surface during the closing process.
Humidity, ducts and dryer vents
Year-round high humidity drives duct and dryer-vent issues — long or crushed vent runs, lint buildup and moisture — rather than cold-weather problems, and chimneys are very uncommon in this housing stock. Buyers often add mold and moisture items to their inspection requests.
How we help
- Free comparative market analysisWe prepare a comparative market analysis — an opinion of value prepared by a licensee, not an appraisal and not an automated estimate — using comparable mid-century block homes and condominium units. Pricing depends on condition, roof age, flood zone, association status and what is competing at the time.
- Preparing and marketing the homeWe advise on preparation that matters in a salt-air, beachfront setting, then list and market the property and manage showings. Marketing is tailored to the property type, whether it is a one-story concrete block home or a unit in a low- or mid-rise building.
- Assembling the insurance and association fileWe help you gather the documents buyers request: wind-mitigation and four-point reports, roof documentation, flood disclosure, and association governing documents, budgets, estoppel and, where applicable, milestone and SIRS reports.
- Reviewing offers and contingenciesWe review offers with you — financing, inspection, appraisal, association approval and flood-related contingencies — and explain how each term affects risk. No approval, price or timeline can be promised.
- Inspection and appraisal negotiationsWhen inspection or appraisal issues come up, such as corroded hardware, roof age or an open permit, we negotiate repairs, credits or contract adjustments on your behalf.
- Coordinating through closingWe coordinate with the title company or closing attorney, the association and the lender through closing so documents and deadlines stay on track.
Florida rules and paperwork in Lauderdale-by-the-Sea
Florida real estate licensing is regulated by the Florida Department of Business and Professional Regulation (DBPR), Division of Real Estate, under the Florida Real Estate Commission (FREC), and you can verify any individual's license status with the DBPR. A typical sale involves a written listing agreement, brokerage relationship disclosure, a purchase and sale contract (many Florida transactions use the FR/BAR or FR/BAR 'As Is' forms), seller disclosure of known material defects that are not readily observable, and Florida's residential flood disclosure; condo and HOA sales require delivery of governing documents, budgets and association disclosure materials, with approval or transfer processing where the documents require it. If the property is your primary residence, the homestead exemption and Save Our Homes assessment cap — and portability of accrued savings to a new Florida homestead — are filed with the county property appraiser, generally by March 1 of the year after moving in. On closing taxes, documentary stamp tax on the deed is 70 cents per 100 dollars of the price (s. 201.02, F.S.), documentary stamp tax on a new mortgage note is 35 cents per 100 dollars of the amount financed (s. 201.08, F.S.), and nonrecurring intangible tax on a new mortgage is 2 mills (0.2%) of the amount (s. 199.133, F.S.); who pays each item is set by the purchase contract and is negotiable. You can estimate these with the free Florida Doc Stamp & Closing Tax Calculator on this site at /tools/florida-closing-costs. FIRPTA withholding may apply to foreign sellers. Verify current forms, association requirements and tax specifics with your association, the county property appraiser, your insurance agent, and a Florida attorney or CPA.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage (broker license BK3314523). Verify at Florida DBPR.
Timing and next steps
Locally, activity tracks the November–April season when seasonal owners return and deferred repairs get done, and demand for contractors and inspections also spikes ahead of and during hurricane season (June 1–November 30, peaking August–October). Statewide, listing activity generally builds from January and peaks in spring through early summer, then typically slows during the late-summer and fall hurricane season and around the holidays — which is why insurance documentation and association paperwork are worth gathering before you list. To start, call (954) 703-4504 or send a request with the form on this page, and a licensed real-estate professional — Premier Real Estate Group Inc or a licensed agent we refer you to — will contact you by phone or email.
We work with sellers in and around the Commercial Boulevard village center, El Prado Park, the El Mar Drive beachfront, Terra Mar, Bel Air and the adjacent Village of Sea Ranch Lakes, as well as Imperial Point, Coral Ridge, Hillsboro Shores, Lighthouse Point, Fort Lauderdale, Pompano Beach, Oakland Park, Wilton Manors, Hillsboro Beach and Deerfield Beach.
Sell Your Home in Lauderdale-by-the-Sea: common questions
- What do I have to disclose about flooding?
- Florida sellers must provide buyers a flood disclosure under s. 689.302, F.S. Flood zones come from FEMA flood maps, and because a lender generally requires flood insurance in a Special Flood Hazard Area, buyers here often ask for the property's zone and flood-insurance history. Homes outside a mapped high-risk zone can still flood, so confirm details with your insurance agent.
- My Lauderdale-by-the-Sea home was built in the 1960s. What will buyers' insurers want?
- Insurers commonly request a four-point inspection covering roof, electrical, plumbing and HVAC on older homes, and a wind-mitigation inspection documented on form OIR-B1-1802 that can support premium credits under s. 627.0629, F.S. Roof age and condition are frequently the deciding factor in whether coverage is offered. For market-of-last-resort questions, check with Citizens Property Insurance Corporation and the Florida Office of Insurance Regulation.
- I'm selling a unit in a building three stories or taller. What reports will buyers ask for?
- Florida requires a milestone structural inspection for condominium and cooperative buildings three stories or taller once they reach 30 years (s. 553.899, F.S.), plus a structural integrity reserve study for condo associations with such buildings (s. 718.112(2)(g), F.S.). Buyers should ask the association for both, and they can affect reserves, assessments and financing. Request them from your association early.
- Which closing taxes apply to my sale?
- Documentary stamp tax on the deed is 70 cents per 100 dollars of the price (s. 201.02, F.S.); if the buyer takes a new mortgage, documentary stamp tax on the note is 35 cents per 100 dollars financed (s. 201.08, F.S.) and nonrecurring intangible tax is 2 mills (0.2%) of the amount (s. 199.133, F.S.). Who pays each item is set by the purchase contract and is negotiable. You can estimate them with the calculator at /tools/florida-closing-costs.
- How do I find out what my home could sell for?
- Ask for a free comparative market analysis — an opinion of value prepared by a licensee, not an appraisal and not an automated estimate. Pricing depends on condition, roof age and insurability, flood zone, association status and current competition, so no price or timeline can be promised. Call (954) 703-4504 or use the form, with no obligation.
Tell us about the home you're selling — Lauderdale-by-the-Sea
A licensed real-estate professional will contact you to talk through pricing and next steps. No obligation.
Licensed brokerage
Premier Real Estate Group Inc
Broker of record Maxim Bohadana, Florida broker license BK3314523
(954) 703-4504