By Leland Bishop
For Park Shore owners interviewing agents before they list
Most lists of questions to ask a listing agent are written for a generic house anywhere in the country. Selling a condo in Park Shore raises different questions: which building comps count, what the association documents show, and how Florida law describes the paperwork that typically goes with a listing.
Here are the questions I’d want answered before signing anything, grouped by what each one tells you.
Pricing: “How did you arrive at that number?”
A suggested list price should come with its reasoning. Ask:
- Which closed sales did you use, and why those? Sales in your own building usually come first. If there are too few, ask which peer buildings were used and how they compare.
- How did you adjust for view, floor, and condition? A direct Gulf view, an angled view, and a Venetian Bay view aren’t the same product, and neither are a renovated residence and an original one.
- Which active listings will I compete with? Asking prices show the competition, but they aren’t sale prices.
Also keep in mind what that number is. Florida law describes an agent’s comparative market analysis or price opinion as something that may not be called an appraisal. It is a professional opinion of where your condo fits in the market, and a prepared agent will show the comps behind it. For more on the pricing side, see How to Price a Park Shore Condo for Sale.
Your building: “What will buyers ask about my association?”
In a Park Shore tower, buyers look closely at the building as well as the residence. A prepared agent should be able to talk through:
- Which association documents they’ll request early, and how the resale package and estoppel certificate get ordered
- How they’ll present milestone inspection and reserve study status, where they apply
- How they’ll describe an assessment or project that is approved versus one that is only being discussed
If the answer is “we’ll deal with that when an offer comes in,” ask for more. Our Park Shore condo seller checklist lists the documents, and selling with an assessment pending covers the harder case.
Representation: “Will you be my single agent or a transaction broker?”
This is the Florida question most national checklists skip. Florida law describes two brokerage relationships with buyers and sellers: transaction broker and single agent. Florida law does not allow dual agency. Unless a single agent or no-brokerage relationship is established in writing, Florida law describes a licensee as presumed to be working as a transaction broker.
Florida law describes the two relationships this way:
- A transaction broker provides limited representation. The duties Florida law describes include dealing honestly and fairly, using skill, care, and diligence, presenting offers in a timely manner, and limited confidentiality. Florida law does not describe a fiduciary duty of loyalty in this relationship.
- A single agent relationship includes duties Florida law describes as loyalty, confidentiality, obedience, and full disclosure. Florida law describes this relationship as one that is disclosed in writing, at or before the time a listing agreement is signed.
Ask your agent to explain which relationship they propose, and what happens if the same brokerage also brings the buyer. Florida law also describes a disclosure duty that applies under each of these relationships: a licensee is to disclose known facts that materially affect a residential property’s value and aren’t readily observable to the buyer.
The listing agreement: “What exactly am I signing?”
Florida law describes minimum requirements for a written listing agreement. Those elements include:
- A definite expiration date
- A description of the property
- The price and terms
- The fee or commission
- The signature of each seller
Florida law also describes that a signed copy is to be delivered within 24 hours, and that the agreement may not require notice in order to cancel after the expiration date. Ask your agent to explain how long the term is, what happens if you need to pause, and whether any provisions apply after it ends.
Fees and buyer-agent compensation: “How will this work?”
Commissions are not set by law and are negotiable. Ask your agent to explain what the fee covers and how it will appear in the written listing agreement.
According to the National Association of REALTORS® published consumer guidance on the August 17, 2024 settlement practice changes, offers of compensation to buyer brokers cannot be posted on an MLS (the multiple listing service agents use to share listings). NAR’s consumer guidance also states that sellers can still choose to offer compensation off the MLS, or offer concessions such as help with a buyer’s closing costs, and that buyer agents who are MLS participants need a written agreement with their buyers before touring a home. Ask your agent to explain your options, and how each one shows up on your estimated net proceeds. Our guide to Park Shore condo closing costs shows the other lines on a seller net sheet.
Marketing and communication: “What happens after the sign goes up?”
- How will the photos and description present the view accurately?
- Who handles showings, and how are building access rules handled?
- How often will you update me, and who is my day-to-day contact?
- How will you compare offers beyond price, such as financing, inspection terms, and closing date?
One more check: verify the license
Any Florida real estate license can be looked up on the state’s Department of Business and Professional Regulation site, MyFloridaLicense.com. It takes a minute and shows the license status.
Start with the facts about your residence
The best interviews happen when you already understand your own condo: where it fits in your building, what buyers will ask about the association, and what you might net. If you’d like that picture before you talk to anyone, start here:
Request Your Private Seller Snapshot
More seller resources: Park Shore Condo Selling FAQ · All Park Shore guides
Important notes
This article is general information for Park Shore, Naples owners. It is not legal, tax, or appraisal advice, and it is not a substitute for advice about your own situation. Statutes, industry rules, and association requirements change. For legal questions about a listing agreement or condo documents, consult a Florida real estate attorney.
