30-Day Plan to List and Sell Your 33139 Condo

Want your South Beach condo sold in about a month? With the right prep, pricing, and HOA paperwork, you can attract serious buyers and move to contract quickly. In this guide, you’ll get a clear, week-by-week plan built for 33139 condos, including what to do, when to do it, and how to avoid common delays. Prefer a done-for-you approach? Call or Text Sean Greco to kick off your 30-day plan. Let’s dive in.

Your 30-day plan at a glance

Week 0: Pre-start checklist

Before day one, line up everything that speeds a condo sale.

• Gather documents: condo declaration, bylaws, house rules, budget, reserve study if available, recent HOA minutes, HOA account status, rental rules, invoices and warranties, permits, tax bill, title info, ID, keys and fobs, parking and amenity access cards.
• Choose your team: a condo-focused listing agent, photographer and videographer, stager, title or closing agent, and an attorney if you prefer.
• Talk to management: ask about estoppel fees and timing, buyer application requirements, and board meeting schedules that could affect closing.

Week 1: Prep, valuation, pre-marketing

This is when you set the tone for speed and price.

• Physical prep: declutter, deep clean, touch up paint, regrout, replace burned bulbs, fix drips, and refresh caulk. Staging is powerful in smaller condos. Use full staging for vacant units or targeted styling for occupied ones.
• Optional pre-listing inspection: surface big issues early so you can disclose and handle them on your timeline instead of during negotiations.
• Documents and legal checks: confirm city and HOA rental rules before you position the unit as investor-friendly. For buildings from before 1978, prepare the lead-based paint disclosure.
• Pricing strategy: build a CMA with closed sales in your building or nearby buildings from the last 60–90 days, adjusted for floor, view, renovations, and parking. Decide if you will price slightly below market to drive multiple offers, at market to maximize value with strong visuals, or above market if your unit is uniquely upgraded. Set your minimum net proceeds and preferred closing window.
• Seasonality note: 33139 typically sees stronger buyer activity from late fall through spring. If your timing is flexible, consider aligning your launch for peak exposure.

Week 2: Visuals and marketing assets

Great visuals reduce days on market and drive better offers.

• Photography and media: hire a condo-experienced photographer. Capture high-resolution interiors, a twilight shot if you have a view, and a 3D tour or short walk-through video. Add a floor plan and dimensions for buyer confidence. Confirm any HOA rules on drone use.
• Listing copy and factsheet: write an MLS description that highlights unique features, building amenities, views, and walkability. Do not overstate or misrepresent rental permissions. Create a neighborhood snapshot with nearby beaches, dining, and transit.
• Administrative: sign listing documents and required disclosures. Place the lockbox. Order the HOA estoppel now, since delivery times vary and can impact buyer financing timelines.

Week 3: Launch and showings

Go live with a coordinated push and be ready to pivot.

• MLS launch and outreach: time your go-live for maximum visibility and syndication. Use broker email blasts and invite agents to a broker open within a few days of launch.
• Showing plan: confirm access rules with the HOA and any front desk. Offer flexible windows, especially evenings and weekends. Provide virtual showings for remote buyers and keep a showing log for feedback.
• Pricing review: if you see light traffic or weak feedback after the first week, consider a targeted price or staging adjustment to capture demand while the listing is fresh.

Week 4: Offers, negotiation, contract

Evaluate offers with a condo-specific lens, then keep momentum through contingencies.

• Offer evaluation: compare price, earnest money, financing strength, cash vs loan, pre-approval quality, closing date, inspection and appraisal terms, seller concessions, and HOA or board approval contingencies.
• Post-acceptance: deliver requested HOA documents and the estoppel. Confirm escrow and deposits with the closing agent. Set inspection timing and agree on repair credits or fixes if needed.
• Contingency management: anticipate appraisal risk and have a plan for any gap. Track board approval requirements and application deadlines early so you do not lose time.

Pricing strategy for 33139 condos

• Use price per square foot as a guide only. Value can shift meaningfully based on floor level, water or city views, renovations, assigned parking, and storage.
• Pull the most recent closed sales in your building or in very close, comparable buildings. Focus on the last 60–90 days for accuracy.
• For speed, pricing slightly below recent comps can spark multiple offers. For a uniquely upgraded unit, pricing at market with top-tier visuals often delivers strong results.

Photos and digital assets that sell

• Professional interior photos that look bright, natural, and spacious.
• At least one twilight or feature view shot if applicable.
• A 3D virtual tour or guided video for remote and second-home buyers.
• A detailed floor plan with room dimensions.
• A short neighborhood video clip to showcase walkability and beach access.

Marketing channels that work in South Beach

• MLS syndication plus targeted exposure to local agents and investor lists.
• Broker open and email outreach to the 33139 agent community.
• Organic and paid social media that emphasizes lifestyle images and short video. Target likely second-home and investor audiences when appropriate.
• Concierge-level showings and select twilight opens that highlight views and amenities.

Showing plan and safety

• Offer flexible showing blocks on evenings and weekends to capture demand.
• Use a showing service, clarify front desk access, and keep the unit clean and lightly personalized.
• Maintain a feedback loop so you can adjust quickly in the first 10–14 days.

What to expect: condo timeline factors

Condo sales involve third parties that you do not control. Plan for these potential timing variables.

• Estoppel issuance: associations set their own fees and timelines. Ordering early helps lenders and buyers finalize files.
• Board approval: some buildings require buyer interviews or package reviews on set schedules, which can add time.
• Special assessments or litigation: lenders may impose extra scrutiny, which can affect financing and timing.
• Appraisal underwriting: coastal condo comps and project reviews can extend timelines if documentation is incomplete.

Seller checklist

• Confirm your building and city rental rules before advertising potential income.
• Order or compile HOA documents and the estoppel early.
• Complete decluttering, cleaning, minor repairs, and staging.
• Approve professional photos, 3D tour, floor plan, and listing copy.
• Decide on pricing posture and your minimum acceptable net proceeds.
• Keep the home show-ready during the first two to three weeks of launch.

Negotiation and condo-specific closing

You are balancing speed and certainty. Here is how to weigh your options.

Evaluate financing strength

• Favor cash or strong conventional pre-approvals, ideally from lenders experienced with Miami Beach condos. Understand conforming versus jumbo limits and how that impacts underwriting.

Assess HOA-related risk

• Review pending or recent special assessments, HOA litigation, and reserve details if available. These can impact financing and may change buyer terms.

Manage contingencies

• Inspection periods often run 5 to 10 days on fast closings. If you tighten this window, balance speed with thorough disclosure and risk awareness.
• Appraisal timing is critical. Confirm access and ensure the appraiser has a package of the best comps and a feature list.
• Submit the estoppel and any board application documents promptly to avoid lender delays.

Multiple offers strategy

• Set a clear offer deadline or review offers as they come, depending on demand.
• Prioritize offers with larger earnest money, fewer contingencies, and strong timelines.
• Consider non-refundable deposits only with legal guidance and full disclosure.

Common pitfalls to avoid

• Advertising short-term rental potential without confirming both city rules and HOA restrictions.
• Underestimating estoppel or board approval timing, which can slow financing.
• Overpricing in the first two weeks, when your listing is freshest.
• Skipping minor repairs that will later cost you in credits or time.
• Not clarifying what conveys, including parking, storage, hurricane shutters, and window treatments.

Next step: get your 30-day plan

If you want a fast, organized sale led by a South Beach condo specialist, start with a call or text. You will get pricing guidance tied to your building, a media plan that fits your timeline, and integrated help through closing. Call or Text Sean Greco to get started.

FAQs

How long does an HOA estoppel take in Miami Beach?

• Timing varies by association. Order it early so lenders and buyers can complete underwriting without delays.

What if my building has pending assessments or litigation?

• Disclose it. Expect lender scrutiny, possible changes to buyer financing, and factor it into offer evaluation and timelines.

Can I market my 33139 condo for short-term rentals?

• Only if both city rules and your HOA explicitly allow it. Verify in writing before advertising any income potential.

How do condo appraisals differ from single-family homes?

• Appraisers lean heavily on recent comparable condo sales and project factors. Lenders may apply stricter underwriting to certain condo projects.