FREQUENTLY ASKED QUESTIONS

Selling and Investing in Brevard County, Florida

Whether you are getting ready to sell your home or looking at investment property on the Space Coast, you probably have questions. Here are the ones I hear most often from sellers and investors across Melbourne, Satellite Beach, Palm Bay, Viera, Rockledge, Cocoa Beach and the rest of Brevard County. If you do not see your question here, reach out. I am always happy to talk it through.

Debbie Strawhand, REALTOR®, Avanti Way Realty

How do I know what my home is worth in Brevard County?

The most accurate way is a Comparative Market Analysis (CMA) prepared by a local agent. I compare your home to recently sold, pending and active properties nearby, then adjust for differences like size, updates, roof age, pool, lot and location. Online estimates can miss by a wide margin here because they cannot see your home's condition, flood zone or insurance factors. A CMA from me is free and comes with no obligation.

How long does it take to sell a home in Brevard County?

It depends on price, condition and location, and it changes with the market. Well-priced, well-prepared homes sell faster. As one example, my listing at 184 SE 2nd St in Satellite Beach went under contract in 28 days, compared with a 56-day average for that zip code. For current numbers in your area, see my monthly market update or ask me for a report specific to your neighborhood.

What should I fix or update before I list?

Focus on what buyers, inspectors and insurance companies notice first. In Florida that usually means the roof, HVAC, water heater, electrical panel and any visible water issues. After that, fresh paint, clean landscaping, good lighting and a deep clean give the best return. Big remodels rarely pay for themselves right before a sale. We walk through your home together and make a short, prioritized list so you spend money only where it counts.

How do you market my home?

Every listing gets professional photography and video, a written marketing plan, MLS exposure, and promotion across major home search sites, including premium placement on Homes.com. I also market on Facebook, Instagram and LinkedIn, run targeted ads, and send direct mail to nearby homeowners. You receive regular updates on showings, online views and feedback so you always know how your home is performing.

How much does it cost to sell a home?

Plan for the listing brokerage fee, any compensation you choose to offer a buyer's agent, title insurance and closing fees, Florida documentary stamp tax on the deed, prorated property taxes, and any repairs or credits you agree to. Commissions are always negotiable. Before you list, I give you an estimated seller net sheet so you can see what you are likely to walk away with.

Do I have to pay the buyer's agent?

No law requires it. Since August 2024, buyers sign a written agreement with their own agent that states how that agent is paid, and buyer-agent compensation is no longer advertised in the MLS. Many sellers still choose to offer it, or agree to it in the offer, because it can widen the pool of buyers. We decide together what makes sense for your home and your goals.

What happens after we accept an offer?

The buyer typically has an inspection period, an appraisal if they are financing, and a loan approval process. Title work, the survey and insurance quotes happen during this time too. Most financed purchases close in about 30 to 45 days; cash sales can close faster. I coordinate with the buyer's agent, lender, title company and inspectors and keep you updated at every step.

Can I sell my home if I still have a mortgage?

Yes. Most sellers do. Your remaining loan balance is paid off at closing from the sale proceeds, and the title company handles the payoff. If you think you may owe more than the home is worth, contact me early so we can look at your options.

What do I have to disclose about flooding when I sell?

Since October 1, 2024, Florida law (Section 689.302, Florida Statutes) requires residential sellers to give buyers a written flood disclosure at or before the time the contract is signed. It asks whether you have ever filed a flood insurance claim, including with the National Flood Insurance Program, and whether you have received federal flood assistance such as FEMA aid. Beyond that form, Florida sellers must also disclose known facts that materially affect a home's value.

Will my roof age affect my sale?

Often, yes. Many Florida insurance companies are reluctant to write new policies on older roofs, especially shingle roofs, and a buyer who cannot get insurance cannot get a mortgage. If your roof is older, we can gather a roof certification, permits and receipts up front so buyers and their insurance agents have what they need. Sometimes a roof credit or replacement makes the sale smoother. We look at the numbers together.

What are 4-point and wind mitigation inspections?

A 4-point inspection reviews the roof, electrical, plumbing and HVAC, and insurers often require one on older homes. A wind mitigation inspection documents features that resist hurricane damage, such as roof-to-wall connections and impact windows, and can lower the insurance premium. Having recent reports available can make your home more attractive to buyers because they can get insurance quotes quickly.

I own a condo. What do Florida's newer condo laws mean for my sale?

Florida now requires milestone structural inspections for many condo buildings three stories or taller, plus structural reserve studies and funded reserves for key building components. Buyers and lenders review these documents closely, and special assessments can affect price. Gather your association's inspection reports, reserve study and budget early so we can price accurately and avoid surprises.

Does my home need to be in a flood zone to need flood insurance?

Flood insurance is typically required by lenders only in FEMA high-risk flood zones, but flooding can happen outside those zones too, and standard homeowners policies do not cover flood damage. Buyers increasingly ask for flood insurance quotes on every home. Having a quote ready helps buyers budget and keeps your sale moving.

Can I buy investment property in Brevard County if I live out of state?

Absolutely. A large share of my investor clients buy remotely. I handle live video tours, send detailed photos and notes, attend inspections, and coordinate with your lender, title company, inspectors and property manager. Closings can be completed with remote or mail-away signing. You get local eyes on every property without having to fly in.

What is a 1031 exchange?

A 1031 exchange, named for Section 1031 of the Internal Revenue Code, lets an investor sell one investment property and defer capital gains taxes by reinvesting the proceeds into another "like-kind" investment property. The funds must be held by a qualified intermediary, not by you. Always work with a qualified intermediary and your tax advisor to structure the exchange correctly.

What are the 1031 exchange deadlines?

You have 45 days from the sale of your original property to formally identify replacement properties, and 180 days from that sale to close on the replacement. These deadlines are strict and generally are not extended. Because the 45-day window goes fast, I help 1031 buyers start searching and touring Brevard properties before their sale closes, so they are ready to identify strong options on time.

Why do investors look at Brevard County?

The Space Coast has a diverse economy anchored by aerospace, defense, technology and healthcare employers, along with beaches, the Indian River Lagoon and access to Orlando. Florida also has no state personal income tax. Every investment is different, so I help you look at rents, vacancy, insurance, taxes and HOA rules for the specific property rather than relying on general trends.

Can I use a Brevard property as a short-term or vacation rental?

It depends on the city or town and on any HOA or condo association rules. Some beachside communities limit rentals to longer minimum stays or require registration. Before you make an offer, I help you confirm the local ordinance and the association's rental rules so your plan matches what is allowed.

What costs do out-of-state investors often underestimate?

Insurance is the big one in Florida, including windstorm and flood coverage. Others include property management fees, HOA or condo dues and assessments, property taxes (which reset based on the purchase price after a sale), maintenance and vacancy. I help you build a realistic estimate for each property before you commit.

Do you work with commercial property as well?

Yes. In addition to residential and investment homes, I handle commercial sales and leasing on the Space Coast, listing through the MLS and commercial platforms. If you are exploring a commercial purchase or lease, let's talk about what you need.

What areas do you serve?

I serve all of Brevard County, including Melbourne, West Melbourne, Satellite Beach, Indian Harbour Beach, Indialantic, Melbourne Beach, Palm Bay, Viera, Suntree, Rockledge, Cocoa Beach, Merritt Island and Port St. John.

How long have you been in real estate?

I started as a full-time REALTOR® in January 2017 and have closed around $38 million in sales, working with buyers, sellers and investors. I am with Avanti Way Realty in Melbourne. 

What makes working with you different?

You work directly with me from the first conversation through closing. I explain the process in plain language, give you clear data to make decisions, and keep you updated without you having to chase me down. My goal is simple: real estate made simple, whether you are buying or selling.

How do I get started?

Call or text me at 321-317-8241, email dkstrawhand@gmail.com, or request a free home value report on my website. We start with a no-pressure conversation about your goals and timeline and go from there.

Debbie Strawhand, REALTOR®

Avanti Way Realty  |  2825 Business Center Blvd, Suite A1, Melbourne, FL 32940

321-317-8241  |  dkstrawhand@gmail.com  |  DebbieStrawhandSellsFLHomes.com

Florida Real Estate License SL3375202

The information on this page is general in nature and is not legal, tax or insurance advice. Please consult a qualified attorney, tax advisor, or insurance professional about your specific situation. Laws and market conditions change; information is believed accurate as of the date posted.

Equal Housing Opportunity