By Leland Bishop | William Raveis
For Park Shore Naples condo owners preparing to list
Many condo sales that get bumpy after an offer don’t stumble over the kitchen. They stumble over paperwork: a reserve question nobody can answer, an assessment that was “only discussed” until it wasn’t, or an insurance detail a lender flags late in the process.
This Park Shore condo seller checklist helps you get ahead of those questions. Whether you own in a Gulf-front tower on Gulf Shore Boulevard or a mid-rise overlooking Venetian Bay, the goal is the same: walk into the listing with a clear file, so the buyer’s attention stays on the residence—and your negotiating position stays intact.
This is general seller education, not legal, engineering, or insurance advice. Your condominium association and licensed professionals are the source of truth for your building.
Gather association basics early
Buyers, their agents, and lenders typically request association information quickly once they’re serious. Pull these before you list:
- Current annual budget and the most recent year-end financials
- Monthly or quarterly dues for your unit, and what they cover (insurance, cable/internet, water, reserves, staffing)
- Board meeting minutes for at least the last 12 months—buyers read these to see what projects are being discussed
- Governing documents: declaration, bylaws, rules and regulations, and any amendments
- Contact for the management company and how they handle resale document requests and estoppel certificates
Associations may charge for estoppel certificates (fees are capped by statute) and resale packages. Under Florida law, the buyer’s required condo documents are provided at the seller’s expense. Asking early prevents a closing-date crunch.
Reserves and reserve studies — what they are (and aren’t)
A reserve study estimates the useful life and replacement cost of common components—roofs, elevators, structural elements, paint and waterproofing, mechanical systems—and suggests how much the association should set aside.
In Florida, rules for condominium buildings changed significantly after 2021. Under state law, many condominium buildings three or more habitable stories tall are subject to milestone structural inspections and structural integrity reserve studies (SIRS), with timelines and details revised again in 2025 legislation (HB 913). Which requirements apply to your building—and whether they’ve been completed—is a question for your association and its professionals. (Statute and 2025 bill summary reviewed November 5, 2026.)
What sellers should know:
- A SIRS includes a visual inspection and a reserve funding plan for structural components; a milestone inspection is a structural safety inspection by a licensed engineer or architect. They serve different purposes and aren’t interchangeable.
- Florida law entitles a condo buyer to receive certain documents at the seller’s expense, including the declaration, bylaws and rules, the budget and financial statement, the milestone inspection summary (if applicable), and the most recent SIRS (or a statement that none has been completed). If they aren’t delivered on time, the buyer may have a 7-day right to cancel. Order these from your association early. Your attorney or title company can confirm the current list. This is general information, not legal advice.
- Don’t summarize engineering conclusions yourself. Provide the required documents and let buyers review them with their own advisors.
Questions to ask your association
- Has a milestone inspection been required and completed for our building? Where is the report?
- Is a structural integrity reserve study complete? Is reserve funding aligned with it?
- Are any repairs recommended with a timeline attached?
Assessments and projects: approved vs. only discussed
This distinction matters more than almost anything else on the list.
| Status | What it means | What to do |
|---|---|---|
| Approved / levied | The board (and owners, if required) approved it; amounts and due dates exist | Disclose; decide with your agent and attorney how it will be handled in the contract |
| Proposed / under study | Bids, engineering, or discussion in minutes—no final vote | Expect buyer questions; provide minutes, don’t speculate on amounts |
| Rumored | Hallway conversation, no paper trail | Ask management for clarity before you list |
Whether the seller pays an approved assessment, credits the buyer, or the buyer assumes it is a negotiated contract term. Your Florida real estate attorney or title company can explain how the contract you use (in Naples, often the NABOR sales contract or the Florida Realtors/Florida Bar form with its condominium rider) allocates assessments. For a deeper look, see Selling a Park Shore Condo When an Assessment or Building Project Is Pending.
Insurance and building questions buyers raise
In Park Shore towers and bay-side buildings, buyers and lenders commonly ask about:
- Master policy coverage (wind, flood, property) and the most recent renewal
- Deductibles and how a hurricane deductible could be allocated to owners
- Flood zone and elevation information (FEMA maps are public; your association or a surveyor may have elevation certificates)
- Storm history and repairs — completed work, open claims, and documentation
- Unit-owner (HO-6) insurance — what the association expects owners to carry
Buyers will get their own insurance quotes. Your job is to make the building’s information easy to find, not to predict their premium.
Unit-level documents
Separate from the association, organize your residence’s own records:
- Floor plan with approximate square footage (note the source—association, appraiser, or tax record; they can differ)
- Upgrades list with approximate dates: kitchen, baths, flooring, impact windows or doors, HVAC, water heater
- Permits and association approvals for renovations, where required
- Appliance ages and any warranties that transfer
- Parking and storage assignments (deeded, assigned, or common)
- Keys, fobs, gate and garage access inventory for closing day
Known issues
Florida sellers generally must disclose known facts that materially affect value and are not readily observable to the buyer. Florida also requires residential sellers to complete a statutory flood disclosure (Fla. Stat. 689.302) at or before contract signing, covering known flood damage, flood insurance claims, and flood-repair assistance received. This is general information, not legal advice—confirm current requirements with your attorney. If you know about a leak history, a repair, or a pending item, discuss how to disclose it with your agent and attorney. Surprises after inspection tend to cost more than early transparency.
Voluntary Park Shore Association beach access — how to describe it accurately
The Park Shore Association is a voluntary neighborhood (property owners’) association, not a mandatory HOA. Owners of single-family homes or residential condo units within the five Park Shore plats may apply for membership, which includes use of the Association’s private Raymond L. Lutgert Beach Park. Membership is per owner, isn’t automatic, and doesn’t transfer with a sale. Verify current eligibility, fees, and pass rules with the Association. That’s different from your condominium association, which is mandatory for owners in your building. Details: parkshoreassociation.com.
In listing copy and conversations:
- Do say the property is in Park Shore and that eligible property owners may apply for voluntary Park Shore Association membership—verify current eligibility and fees with the Association.
- Don’t say beach-park access “conveys” with the unit or is “included” unless you’ve confirmed exactly how it works for the buyer.
- Do describe your building’s own beach access or amenities separately and accurately.
For broader neighborhood background, Leland’s Park Shore neighborhood page on lelandbishop.com covers more Park Shore neighborhood info.
Checklist summary you can reuse before listing
Association – [ ] Budget, financials, dues breakdown – [ ] 12+ months of board minutes – [ ] Declaration, bylaws, rules, amendments – [ ] Milestone inspection / SIRS status and reports (if applicable) – [ ] Assessments: approved vs. proposed, in writing – [ ] Master insurance summary, deductibles – [ ] Rental, pet, vehicle, and application/approval rules – [ ] Resale package and estoppel ordering process
Residence – [ ] Floor plan and square footage source – [ ] Upgrades with dates; permits and approvals – [ ] Appliance/HVAC/water heater ages – [ ] Parking, storage, keys and fobs – [ ] Known issues discussed with agent/attorney – [ ] Statutory flood disclosure (Fla. Stat. 689.302) prepared – [ ] Required condo resale documents ordered (seller’s expense under Fla. Stat. 718.503)
Marketing – [ ] Accurate view description (see What Affects Park Shore Condo Value) – [ ] Voluntary Park Shore Association language confirmed – [ ] Pricing based on closed comps (see How to Price a Park Shore Condo)
Want this checklist tailored to your building? Request it through the Private Seller Snapshot and mention your building name.
Related Park Shore guides
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Call / text: 239-745-2811 · Email: lelandbishoprealestate@gmail.com
Leland Bishop | William Raveis
More seller resources: Seller hub · Seller FAQ · About Leland · All Park Shore guides
Important notes
This article is general information for Park Shore, Naples owners and buyers. It is not legal, tax, engineering, insurance, lending, or appraisal advice. Association rules, fees, insurance, assessments, statutes, and market conditions change. Verify current documents with your condominium or homeowners association, the Park Shore Association (for voluntary membership and beach-park matters), and appropriate licensed professionals before you list, buy, or rely on any figure.
Asking prices and automated estimates are not the same as closed sale prices. Past sales do not guarantee future results. Property and location attributes are discussed for education only; this content does not steer anyone based on race, color, religion, sex, disability, familial status, national origin, or any other protected class.
Leland Bishop | William Raveis
Park Shore / Naples, Florida
239-745-2811 · lelandbishoprealestate@gmail.com
sellingparkshore.com
Equal Housing Opportunity.
239-745-2811 · lelandbishoprealestate@gmail.com
An independent real estate resource from Leland Bishop, not a condominium association or the Park Shore Association. Information is general guidance, not legal, tax, engineering, insurance, or appraisal advice. Conditions and requirements vary; verify current documents with the association and appropriate professionals. Equal Housing Opportunity.
