Who This Guide Is For
This guide is written for owners of residential property in Miami-Dade County who live outside the United States and are preparing to sell. It explains how the process differs from a sale managed in person: documents may need to move across borders, access to the property must be arranged through others, offers are reviewed at a distance, and closing steps depend on rules for signatures, notarization, identity verification and international banking.
It is a companion to the general pre-listing roadmap for selling a house in Miami, which covers preparation, pricing and the listing process in more depth. Detailed information about the listing service itself is on the selling services page. Owners who are also considering a purchase can read the separate international buyer guide.
Establishing Seller Representation
Seller representation for an owner abroad follows the same structure as any Florida listing engagement: a written listing agreement defines the scope of services, the listing period, the compensation and how the property will be marketed. Javier G. Ramirez provides seller representation through property review, pricing discussions based on comparable sales, preparation and marketing-plan coordination, showing coordination, offer evaluation, negotiation support and transaction coordination with the seller's professional team.
Representation terms, compensation and transaction expenses vary by agreement and transaction. Sellers should review written estimates and closing documents with the appropriate professionals before authorizing services or accepting an offer. Owners weighing a listing against a direct sale can compare the trade-offs in cash buyers vs. listing agent in Miami.
Step-by-Step: Preparing and Selling from Abroad
The steps below describe what typically needs attention. The order and the detail vary with the property, whether it is occupied, and the seller's ownership structure.
Step 1 — Review condition and documentation
Gather the recorded deed and ownership documents, mortgage or lien information, association documents, insurance information, permit and renovation records, and any tenant leases. Identify open permits, unresolved liens, association approvals or estoppel requirements early so they do not surface late in the transaction.
Step 2 — Arrange access and maintenance
Decide who will hold keys or access codes, who will handle cleaning, repairs, landscaping, pool and air-conditioning maintenance, and how vendor invoices will be approved. If the property is tenant-occupied, review the lease terms and notice requirements before showings are scheduled.
Step 3 — Develop a property-specific pricing and marketing plan
Pricing is discussed using relevant comparable sales, current competing inventory and the property's condition. The marketing plan — photography, presentation, listing distribution and showing logistics — is developed for the specific property rather than a standard package. Preparation and positioning ideas are covered in the guide to selling a Miami house for maximum value.
Step 4 — Coordinate showings from abroad
Showings, open houses and inspections are scheduled locally and reported back to the seller. Feedback is shared so pricing or presentation can be revisited if needed. The seller decides how much advance notice is required and which access arrangements are acceptable.
Step 5 — Compare offers and contract terms
Offers are compared on price, deposit, financing or proof of funds, contingencies, inspection and closing periods, and any requested credits or repairs. Contract documents are reviewed with the seller's Florida real estate attorney where the seller has engaged one; representation supports negotiation but does not provide legal advice.
Step 6 — Review FIRPTA and tax questions early
Before accepting an offer, the seller should review the proposed sale with a qualified U.S. tax professional and the closing provider so that any withholding, certificate application or reporting steps are identified in time. The page section below explains what FIRPTA is and which questions belong with those professionals.
Step 7 — Confirm remote-signing requirements
Ask the title or closing provider which documents can be signed electronically, which can be notarized through remote online notarization from outside the United States, and which may require in-person notarization, legalization, authentication or an apostille. Confirm whether a power of attorney will be accepted for the specific transaction.
Step 8 — Coordinate title, association and closing matters
The closing provider issues the title commitment and identifies liens, encumbrances, association estoppel requirements and payoff figures. Prorations, including property taxes, are reflected on the closing statement. Insurance cancellation or transfer is coordinated for the closing date.
Step 9 — Protect wire instructions and proceeds
Confirm wire instructions using an independently verified telephone number, never rely solely on emailed instructions, and discuss destination-account and intermediary-bank requirements with your own bank before closing. Identity and compliance requirements are confirmed with the title or closing provider.
Pricing and Marketing a Property You Cannot Visit
Pricing from abroad relies on the same inputs as any Miami listing: recent comparable sales, active and pending competition, the property's condition and the current pace of the local market. Sellers who have not seen the property recently should obtain current photographs and a condition report before a pricing discussion, because deferred maintenance and outdated finishes affect both the list price and the buyer pool. Broader context is available on the Miami real estate market page, and the factors that influence timing are discussed in how long it takes to sell a house in Miami.
The marketing plan is property-specific. It addresses presentation, photography, listing distribution and showing logistics for the particular home, and it is adjusted based on buyer feedback once the listing is active. Preparation and positioning steps are described in how to sell a house in Miami for maximum value. Sale price, timing and buyer response depend on the property and the market and cannot be assured in advance.
FIRPTA and Tax Questions to Review Early
When a foreign person disposes of U.S. real property, FIRPTA may require withholding in connection with the sale. Withholding is not necessarily the seller's final federal tax liability, and rates, exceptions and reduced-withholding procedures depend on the transaction and current law. Sellers should review the proposed sale with a qualified U.S. tax professional and the closing provider before accepting an offer. This guide does not determine whether a particular seller is a foreign person for tax purposes and does not calculate withholding.Source: Internal Revenue Service, FIRPTA withholding (accessed September 12, 2026).
In certain circumstances a seller may apply to the IRS for a withholding certificate, and the parties responsible for withholding report and remit it on the prescribed forms. Whether an application is appropriate, how it is prepared and how long the IRS takes to respond depend on the transaction and the IRS's current procedures; this guide does not promise approval or processing time. A qualified U.S. tax professional should advise on the seller's filing obligations after the sale, including any procedure for recovering withholding that exceeds the final tax due.Source: Internal Revenue Service, Withholding certificates (accessed September 12, 2026).Source: Internal Revenue Service, About Form 8288-B (accessed September 12, 2026).Source: Internal Revenue Service, About Form 8288 (accessed September 12, 2026).Source: Internal Revenue Service, Reporting and paying tax on U.S. real property interests (accessed September 12, 2026).
Beyond FIRPTA, the tax treatment of a sale may depend on the seller's residency and tax classification, ownership structure, property use, holding period, rental history, adjusted basis, transaction expenses, applicable treaties and current law. Questions about federal income tax on any gain, other federal taxes that may apply to investment income, rental-income reporting, estate or gift considerations, exchanges, treaty benefits, filing deadlines, reporting of foreign or U.S. accounts and home-country tax consequences belong with a qualified U.S. tax professional and, where relevant, an adviser in the seller's country of residence. This page does not calculate potential tax liability.
Florida imposes a documentary stamp tax on deeds and certain other transfer documents; the rate, the base and any Miami-Dade County surtax are set by statute and administered by the Florida Department of Revenue. Which party pays is a contract term. Property-tax prorations appear on the closing statement, and the Miami-Dade County Property Appraiser is the official source for the property's assessed values and exemptions. The closing provider prepares these figures for the specific transaction.Source: Florida Department of Revenue, Documentary Stamp Tax (accessed September 12, 2026).Source: Miami-Dade County Property Appraiser, Property Appraiser home page (accessed September 12, 2026).
Confirming Remote-Signing Requirements
Some transaction steps may be handled electronically or from abroad. Florida law authorizes remote online notarization by an online notary public physically located in Florida, and additional statutory conditions apply when the signer is outside the United States. The notary must confirm identity through audio-video communication that meets the statutory requirements, obtain the principal's consent where required, and record and retain the session. A lender, title or closing provider, recording office or foreign jurisdiction may impose further requirements, and some documents may require in-person notarization, legalization, authentication or an apostille. Whether remote completion is available should be confirmed with the closing team before relying on a remote closing.Source: Florida Legislature, Florida Statutes section 117.265, Online notarization procedures (accessed September 12, 2026).
A power of attorney is sometimes used when the seller cannot sign personally. Florida law governs how a power of attorney is executed and when it is valid, and the title or closing provider and any other party relying on it decide whether to accept it for the specific transaction. A power of attorney executed outside the United States may need additional authentication before it can be used or recorded in Florida. A Florida real estate attorney should prepare or review the instrument; real estate representation does not determine the legal validity of documents.Source: Florida Legislature, Florida Statutes chapter 709, Powers of Attorney and Similar Instruments (accessed September 12, 2026).
Protecting Wire Instructions and Sale Proceeds
Wire fraud targeting real estate closings is a recognized risk. Confirm wire instructions by telephone using an independently verified number, never rely solely on emailed wire instructions, and be suspicious of any last-minute change to account details. Discuss destination-account and intermediary-bank requirements with your own bank before closing, and confirm identity and compliance requirements with the title or closing provider well in advance.
Requirements vary by institution, transaction, ownership entity and applicable law. Tax and closing obligations should be addressed before proceeds are released, and currency conversion, receiving-bank approval and timing are matters between the seller and the seller's bank. Real estate representation does not include banking, currency or compliance services.
Working With Qualified Professional Advisers
Attorney and tax professional
A Florida real estate attorney reviews contracts, powers of attorney and title matters. A qualified U.S. tax professional addresses FIRPTA, filing obligations and the tax treatment of the sale.
Title, closing provider and bank
The title or closing provider handles the title commitment, identity requirements, signing procedures, recording and disbursement. The seller's bank handles receipt of proceeds, currency and account requirements.
Seller representation
Javier G. Ramirez coordinates property review, pricing discussions, preparation, marketing, showings, offer evaluation, negotiation support and transaction coordination with the seller's professional team.
Please note: This page is general real estate information and is not legal, tax, immigration or financial advice. Javier G. Ramirez provides real estate representation and does not provide legal, tax, estate-planning, investment, banking or currency-transfer advice, title opinions or determinations of document validity. Laws, rules and requirements can change; verify current requirements with the issuing authority and your advisers. Representation is led by Javier G. Ramirez, Florida Real Estate Broker, License #BK3342246.