Marco Island Seller Checklist For Out-Of-State Owners

Selling a Marco Island home while you live in another state can feel daunting. You want a smooth sale, strong marketing, and zero surprises at closing. With the right plan, you can manage everything from pricing to paperwork remotely and protect your bottom line. This checklist walks you through timing, disclosures, condo and HOA steps, inspections, and e-closing options specific to Marco Island. Let’s dive in.

Why timing on Marco Island matters

Marco Island is a seasonal market. Buyer activity typically rises from late fall through spring as seasonal residents arrive, and demand often varies by property type. Waterfront and gulf-view homes and condos tend to attract a distinct, motivated buyer pool. A current market snapshot can help you set expectations and pricing strategy. See the local overview for quick context on trends and inventory on Marco Island’s market page.

Ask your agent for a fresh CMA, recent days on market for your property type, and a plan that aligns listing launch and maintenance schedules with peak buyer windows.

Pre-listing prep checklist

Inspections to order early

• Wind mitigation and 4-point reports. A wind mitigation inspection can help buyers with insurance, and 4-point or roof certifications are common for older homes and condos. Review the state’s guidance on wind mitigation resources.
• Seller pre-inspection. Get ahead of repairs buyers may flag. Focus on roof, HVAC, plumbing, moisture, and visible structural items.
• WDO/termite report. Florida buyers and lenders often request this.
• Waterfront documentation. If applicable, gather recent seawall or dock repair invoices, permits, or an assessment from a marine contractor.

Repairs, staging, and media

• Prioritize safety and weather readiness. Ensure roof, A/C, pool, and basic systems function properly. Clean, pressure wash, and tidy landscaping.
• Professional visuals. Use local stagers and photographers who can produce twilight, aerial, and a 3-D virtual tour so buyers and you can review remotely.
• Vendor readiness. Ask your agent for licensed contractors who can address punch-list items quickly before photos and showings.

Documents to gather in one folder

• Deed, survey if available, recent tax bill, mortgage payoff statements
• Insurance declarations and claims history
• Inspection reports and roof documentation
• HOA or condo resale documents and estoppel when available
• Recent utility statements and high-quality photos

Required disclosures and association docs

Florida flood disclosure

Florida law requires a statutory Flood Disclosure form to be provided at or before you sign a sales contract. The form asks about prior flooding, flood insurance claims, and any federal assistance for flood damage. Build this into your offer process so the buyer receives it on time. Review the statute creating this requirement in CS/CS/HB 1049.

Duty to disclose known defects

Florida sellers must disclose known material defects that are not readily observable. This duty applies even with an “as-is” contract. The principle is well established in Florida case law, including Johnson v. Davis. Be accurate and complete on your seller property disclosure.

Condo and HOA packets

If you are selling a condo, verify the association’s status and order required documents early. Florida has timelines for association estoppels and buyer rescission rights tied to certain disclosures and reports. Many multi-story buildings must comply with milestone inspections and structural integrity reserve studies. Buyers may have short rescission windows tied to these items. Review the milestone and reserve study provisions in Section 718.112 and make sure your agent gathers the right reports for underwriting and buyer review.

Pricing and presentation

Pricing on Marco Island can sit in the high six to low seven figures depending on location and property type. Use a fresh CMA and local MLS data to set list price, and lean on premium visuals to reach remote buyers. Strong photography, a polished video walkthrough, and a 3-D tour can boost qualified inquiries and shorten days on market during peak season.

Showings and access from afar

• Access plan. Some condo buildings limit lockboxes or access systems, so confirm policies with your association. For single-family homes, consider a smart lock with one-time codes and MLS-verified showings through your agent.
• Tenant-occupied units. If a renter is in place, Florida law permits landlord entry for showings with reasonable notice and at reasonable times. See the state’s entry rules at Section 83.53. Use a property manager or home-watch professional to coordinate access and maintain positive tenant relations.

Offers and buyer due diligence

• Deliver the Flood Disclosure at or before contract execution so the buyer’s timeline is clear and compliant.
• Be ready with condo documents, insurance data, and inspection reports. Quick responses build buyer confidence and reduce last-minute extensions.
• Your agent should track deadlines tied to association documents, inspection periods, and rescission windows.

Closing from out of state

E-sign and RON

Florida allows remote online notarization with registered notaries and approved platforms. Most title companies can support full or hybrid e-closings. Confirm accepted vendors and notary credentials with your closing agent in advance. Review state guidance on Remote Online Notary.

Recording in Collier County

Collier County supports eRecording, which helps remote sellers finalize recording without traveling. Coordinate with your title company on deed preparation and recording timelines. See Collier Clerk resources on community relations and services.

Wire security

Treat wiring instructions as high risk. Confirm instructions by calling a known title company number, and use secure portals. Never rely only on email for wire confirmations.

Power of attorney option

If you prefer not to appear in person or use RON, ask your title company whether it accepts a limited power of attorney for closing. Many settlement agents require specific language and notarization, so plan early if you want this route.

Know your net: taxes and costs

• Documentary stamp tax on deeds. Florida charges doc stamps on deeds based on consideration. It is a typical closing cost and often paid by the seller depending on your contract and local custom. Get an estimate from your title company early. See county clerk guidance on recording information and fees.
• Mortgage payoff items. If you have a mortgage, expect additional taxes or fees tied to payoffs plus prorations. Order payoff demands as soon as you decide to list.
• FIRPTA for foreign sellers. If the seller is a foreign person or entity, the buyer may be required to withhold federal tax at closing. There are exceptions and certificates that can reduce withholding, but they take time. See a high-level overview of FIRPTA withholding in this Congressional summary.

Sample remote seller timeline

• 6 to 8 weeks before listing

  • Hire a Marco Island listing specialist with condo and waterfront expertise.
  • Order mortgage payoff demands and association resale documents.
  • Schedule pre-inspections, wind mitigation, and WDO.
  • Engage a home-watch or on-island point person for access and vendors.

• 2 to 4 weeks before listing

  • Complete priority repairs and light updates.
  • Book professional photography, video, and a 3-D tour.
  • Assemble your digital folder: deed, survey, tax bill, insurance, inspections, and condo documents.

• Listing to showings

  • Use virtual tours to qualify buyers.
  • Coordinate in-person showings through your local point person and association rules.
  • For tenant-occupied properties, comply with state notice and timing requirements.

• Under contract to due diligence

  • Deliver the Florida Flood Disclosure at or before contract execution.
  • Respond quickly to buyer document requests, especially condo and insurance items.
  • Track inspection and contingency dates.

• Closing week

  • Confirm payoffs with all lienholders.
  • Verify wire instructions by phone using a known number.
  • Confirm e-sign, RON, or POA plans and ensure documents are ready for eRecording.

Local team and communication

As an out-of-state seller, your success depends on your on-island team and process. Choose a Marco Island specialist with a proven track record in condo and waterfront listings, association coordination, and remote workflows. Ask for a sample remote closing plan, references from absentee clients, and an approach that includes premium visuals, 3-D tours, and secure e-signing.

Ready to sell without the stress of travel? You can count on local expertise, elevated presentation, and clear communication from a team that lives and serves on Marco Island. When you are ready to talk timing, pricing, and a custom remote closing plan, connect with the Becky Irwin Group.

FAQs

Can I sell my Marco Island home entirely from another state?

• Yes. Florida supports e-signing and remote online notarization, and Collier County supports eRecording. Confirm your title company’s e-closing options early and set secure wiring protocols.

What is the new Florida flood disclosure for sellers?

• Florida requires a statutory Flood Disclosure form to be delivered at or before contract execution. It asks about flooding history, claims, and assistance. Build it into your offer workflow.

How do condo milestone inspections affect my sale?

• If your building is subject to milestone or reserve study rules, buyers may have short rescission windows tied to receiving these reports. Ask your association for current reports and disclose them early.

Who typically pays the Florida deed doc stamps?

• It depends on your contract. Sellers often pay deed documentary stamp tax, but confirm with your title agent and get an estimate early in the process.

What should I order first when I decide to sell remotely?

• Start with mortgage payoff demands, association resale and estoppel requests, recent insurance declarations, your tax bill, and a pre-inspection or WDO to avoid surprises.