FREE GUIDE · 2026 EDITION

A personal note from Sandra

Thank you for downloading this guide. I created it because I believe every South Florida homeowner deserves honest information before making one of the most important financial decisions of their life — and because I have seen too many sellers go into the process unprepared and leave money on the table as a result.

I am Sandra Alonso with Brown Harris Stevens. I have lived in South Miami-Dade all of my life — 21 of them as an original owner in Cutler Cay. I specialize exclusively in Coral Gables, Palmetto Bay, Cutler Bay, Pinecrest, and South Miami. I know these communities not as statistics but as a neighbor who has watched them grow, change, and appreciate over two decades.

Everything in this guide comes from real experience in this specific market. Not national trends. Not generic advice. What actually works here — in your neighborhood — right now.

If you have questions after reading I am always available for a no pressure conversation. Call or text me anytime at 305-613-3376/

Warmly,

Sandra Alonso

What is inside this guide

Section 1 — The South Miami-Dade market right now — what sellers need to know

Section 2 — The 7 steps to selling your home successfully

Section 3 — How to price your home correctly from day one

Section 4 — What buyers in South Florida are looking for right now

Section 5 — The true cost of waiting to sell

Section 6 — How to choose the right agent — the honest checklist

Section 7 — Your net proceeds — what you actually walk away with

Section 8 — Sandra's promise to every seller

SECTION 1 · The South Miami-Dade Market Right Now

The South Florida real estate market in 2026 is nuanced — and sellers who understand the nuance make significantly better decisions than those who rely on national headlines.

Here is what is actually happening across the five communities I serve:

47 days average days on market for well priced South Miami-Dade homes

+4.2% year over year appreciation in single family homes

Limited inventory remains below historical averages across all communities

Active qualified buyers are still searching — especially in the $400K to $1.5M range

💡 The summer window is still open — but closing. Well priced homes presented correctly are still selling. The sellers who are struggling are the ones who are overpriced or under-marketed.

What this means for you as a seller:

The market rewards preparation and accurate pricing. Homes that are priced correctly from day one — based on real comparable sales data, not wishful thinking — are selling within 47 days on average.

Homes that are overpriced are sitting. And every week a home sits on the market it loses negotiating leverage and buyer interest simultaneously.

⚠️ The single most expensive mistake a seller can make in this market is overpricing their home on day one. Price reductions signal desperation to buyers and almost always result in a lower final sale price than correct pricing from the start.

SECTION 2 · The 7 Steps to Selling Your Home Successfully

1️⃣ Choose the right agent

Not the one who tells you the highest price. The one who shows you the data, tells you the truth, and has a specific proven marketing plan for your property in your specific community.

2️⃣ Price it correctly from day one

Based on real comparable sales in the last 60 to 90 days — not last year's prices, not the neighbor's asking price, not what you need to net. What the market will actually pay.

3️⃣ Prepare your home strategically

Not everything needs to be renovated. Some things move the needle dramatically. Others are a waste of money. Your agent should walk you through exactly what is worth doing — and what is not.

4️⃣ Professional photography is non-negotiable

Over 95% of buyers start their search online. Your photos ARE your first showing. Professional photography is the highest ROI investment a seller can make.

5️⃣ Market beyond the MLS

The MLS is the starting point — not the complete strategy. Your home should be marketed on social media, through agent networks, through international buyer channels, and through targeted digital advertising.

6️⃣ Manage the process professionally

Showings, feedback, offers, negotiations, inspections, appraisals, closing — every step requires attention, expertise, and advocacy. This is where your agent either earns their commission or does not.

7️⃣ Close with confidence

Understanding your net proceeds, your closing costs, and your timeline before you accept an offer puts you in a position of strength throughout the process.

SECTION 3 · How to Price Your Home Correctly

Pricing is the single most important decision you will make as a seller. Get it right and everything else falls into place. Get it wrong and no amount of marketing, staging, or open houses will fix it.

What accurate pricing looks like:

A legitimate comparative market analysis looks at homes that have SOLD — not homes that are currently listed — in the last 60 to 90 days within a close radius of your property. It adjusts for differences in size, condition, location, and features. And it gives you a realistic range — not a single magic number.

💡 The best price is not the highest price. It is the price that attracts the most qualified buyers in the shortest time — which almost always produces the best final outcome for the seller.

Red flags in pricing conversations:

⚠️ An agent who gives you a price without showing you the data is not doing a CMA — they are guessing. Or worse, they are telling you what you want to hear to win the listing.

⚠️ An agent who immediately agrees with whatever price you suggest without pushback is not representing your interests — they are just trying to get the listing.

A great agent will show you exactly what comparable homes have sold for, explain why your home is worth more or less than each comparable, and give you an honest recommendation — even if that recommendation is not the number you were hoping for.

That conversation might be uncomfortable. It is also the most valuable conversation you will have in the entire selling process.

SECTION 4 · What South Florida Buyers Want Right Now

Understanding what buyers are looking for gives you a significant advantage as a seller — both in how you prepare your home and how you price it.

After working with buyers across South Miami-Dade every week here is what they are consistently asking for:

🏠 Impact windows and doors

Storm protection is not a luxury in South Florida — it is a requirement. Buyers ask about impact windows before they ask about almost anything else. Homes with full impact protection command meaningful premiums.

🏠 Newer roof — under 10 years old

Florida's homeowners insurance market is challenging right now. A newer roof dramatically affects a buyer's ability to insure the home affordably — and many buyers are being advised by their agents to avoid older roofs entirely.

🌴 Outdoor living space

South Florida buyers live outside. A well designed pool area, covered lanai, and mature landscaping are not extras — they are often the deciding factor between two otherwise comparable properties.

✅ Move in ready condition

The days of buyers wanting a project are largely over at most price points. Clean, updated, and genuinely ready to live in sells faster and for more money than comparable homes that need work.

📍 Location within the community

In communities like Palmetto Bay and Cutler Bay buyers are asking specifically about canal access, school proximity, and which streets have the most established neighborhood feel.

💡 If your home has impact windows, a newer roof, and a well maintained outdoor space — you are already ahead of most of your competition. Make sure your marketing highlights these features prominently.

SECTION 5 · The True Cost of Waiting to Sell

One of the most common mistakes sellers make is assuming that waiting is a neutral decision. It is not.

Every month you delay listing your home has a real carrying cost — and those costs add up faster than most sellers realize.

$625 average monthly property taxes on a $1,000,000 South Florida home

$500 average monthly homeowners insurance

$250 average monthly utilities on a vacant or semi-vacant home

$400 average monthly HOA fees where applicable

$1,775+ total monthly cost of waiting — every single month

⚠️ Three months of waiting costs over $5,000 out of pocket before a single buyer walks through the door. Six months costs over $10,000.

Beyond the carrying costs there is the market risk. Nobody can predict with confidence where rates, inventory, or economic conditions will be in three to six months. The buyers who are in the market right now have made their peace with current conditions. Future buyers are an unknown variable.

💡 The best time to sell is when motivated buyers are actively searching and your competition from other sellers is limited. In South Florida right now — that describes today's market for well priced properties.

SECTION 6 · How to Choose the Right Agent

Choosing the right agent is the most important decision you will make in the selling process. Here is an honest checklist.

✅ Do they know YOUR specific community?

Not South Florida generally — your specific neighborhood. Ask them about recent sales on your street and nearby streets. Their answer will tell you everything.

✅ Do they tell you the truth about price?

The agent who tells you the highest price is not doing you a favor. The agent who shows you the data and gives you an honest recommendation is.

✅ What is their specific marketing plan?

Ask for it in writing. It should go well beyond 'I will put it in the MLS.' Professional photography, social media marketing, international buyer outreach, targeted digital advertising, agent network marketing.

✅ How do they communicate?

Ask how often they will update you, how they share showing feedback, and how quickly they respond to questions. Communication failures are the number one complaint sellers have about agents.

✅ What is their track record in your price range?

Recent sales — in the last 12 months — in your specific community and price range. Not awards from five years ago.

✅ Do they have genuine local knowledge?

Not just market statistics — do they actually live here? Do they know the community? Do they know the neighbors? Genuine local knowledge is irreplaceable.

SECTION 7 · Your Net Proceeds — What You Actually Walk Away With

Understanding your net proceeds BEFORE you list your home puts you in a position of strength throughout the entire selling process.

Here is what sellers in South Florida typically pay at closing:

💰 Real estate commission

Typically 5% to 6% of the sale price — split between buyer and seller agents. On a $700,000 sale that is $35,000 to $42,000.

💰 Title insurance and closing costs

Typically 1% to 2% of the sale price. In Florida the seller traditionally pays for the owner's title insurance policy.

💰 Property tax proration

You pay property taxes for the portion of the year you owned the home. This is calculated at closing.

💰 HOA fees and estoppel

If your home has an HOA you will pay any outstanding fees and an estoppel fee — typically $100 to $500.

💰 Mortgage payoff

If you have an outstanding mortgage the balance is paid from proceeds at closing.

💰 Repairs from inspection

Budget for potential repair requests or credits following the buyer's inspection.

💡 I prepare a detailed net proceeds sheet for every seller I work with — showing exactly what you will walk away with at different price points before you ever sign a listing agreement. No surprises at closing.

SECTION 8 · Sandra's Promise to Every Seller

If you choose to work with me here is what I promise you.

💙 Complete honesty

I will tell you what your home is worth based on real data — even if that number is not what you were hoping for. You deserve the truth, not a number designed to win your listing.

💙 Clear communication

You will never wonder what is happening with your listing. I will update you after every showing, share buyer feedback promptly, and be available when you have questions.

💙 A specific marketing plan

Professional photography. Social media marketing across Instagram, TikTok, Facebook, and LinkedIn. International buyer outreach through Christie's International Real Estate. Agent network marketing through Brown Harris Stevens.

💙 Local expertise you can trust

I have lived in South Miami-Dade for over 20 years. I know these communities not as data points but as a neighbor. That knowledge works for you in every negotiation and every conversation with a buyer.

💙 Bilingual service

I serve clients in both English and Spanish — because in South Florida that matters.

💙 Your best outcome

Not the fastest sale for me. Your best outcome. Those are not always the same thing — and I will always prioritize yours.

Ready to talk about selling your home?

I offer a complimentary no pressure home consultation for every seller — including a complete comparative market analysis showing exactly what your home is worth right now.

No obligation. No pressure. Just honest local expertise.



Call or text: 305-613-3376

Email: salonso@bhsusa.com

www.homesbysandraalonso.com

Sandra K. Alonso, PA · Brown Harris Stevens · 305-613-3376 · salonso@bhsusa.com · www.homesbysandraalonso.com · Coral Gables · Palmetto Bay · Cutler Bay · Pinecrest · South Miami