Who We Serve
Sellers: know your number, clear your title, keep your date
A seller's closing is a math problem (what do I net?) wrapped around a title problem (what will the buyer's search find?). We answer the first in minutes with a real net sheet — and get ahead of the second before it prices itself.
Seller situations
The five files that need more than processing
Estates, trusts, FIRPTA, permits, and phantom mortgages — the seller-side problems we solve weekly, each with its own playbook.
Selling Probate Property
Selling a deceased owner's South Florida property: opening probate, personal representative authority, homestead questions, and a closing timeline built around the court's.
Learn moreSelling Trust Property
Selling South Florida property held in a trust: certifications of trust, successor trustee documentation, co-trustee signatures, and the title requirements that stall other closings.
Learn moreForeign Sellers & FIRPTA
Selling U.S. property as a foreign person: the 15% FIRPTA withholding, exemptions and reduced rates, withholding certificates, ITINs, and closing-table mechanics.
Learn moreOpen Permits & Code Violations
Open permits, expired permits, and code enforcement liens on South Florida sales: how they surface, what they cost, and the three ways sellers resolve them before closing.
Learn moreUnreleased Mortgages
You paid the loan off years ago but no satisfaction was recorded: how unreleased mortgages happen, how they're cleared, and Florida's tools when the old lender is gone.
Learn moreSeller Net Sheet Calculator
Sale price minus payoff, commission, doc stamps (county-correct, including Miami-Dade's surtax), title premium per county custom, and your line items — your estimated net, instantly.
Run the numbersSeller intelligence
Three things smart sellers do at listing, not at closing
Order your own municipal search
Find the open permits and code items on your schedule, while fixes are cheap and negotiation is yours.
Dig out your prior title policy
A qualifying prior policy can earn the reissue credit — real savings in seller-pays counties, and useful everywhere.
Get the entity/estate documents ready
Trust certifications, probate letters, LLC authority — the documents that stall closings are all obtainable in advance.
Listing soon — or under contract now?
Run your net sheet, then let our team confirm it with a real quote. Palm Beach sellers: you customarily pick the title company. Pick for quality.