By Glen Bigness, Realtor, Premiere Plus Realty. Updated November 15, 2026.

Condo sellers in Naples and Marco Island face a different market than a few years ago. After the Surfside collapse, Florida added milestone inspections and reserve-study requirements, and buyers now read the building's paperwork as closely as the unit itself. In September 2026 the Collier County condo median was $400,000, down 2.4% from a year earlier, with about 7 months of supply. Well-prepared condos still sell. Here's how to be one of them.

Gulf-front condominium buildings in Park Shore, Naples Florida

The rules buyers are asking about

  • Milestone inspections are required for condo buildings three habitable stories or more as they age, with a structural inspection by an engineer or architect.
  • Structural Integrity Reserve Studies (SIRS) require associations in those buildings to study and fund reserves for structural items such as roofs, load-bearing walls, plumbing and waterproofing.
  • Boards can act faster. Since July 1, 2025 (HB 913), boards may levy special assessments or borrow for required milestone repairs without a unit-owner vote.
  • Buyers get 7 business days to review the association documents, including the milestone inspection and SIRS status, and can cancel within that window. If required items are missing, the contract may be voidable by the buyer before closing.

Step 1: Get your building's facts before you list

Ask your association manager for:

  • The milestone inspection report (or the date one is due) and any repair plan
  • The SIRS, or a statement on its status
  • The current budget, reserve balances and the latest financial statement
  • Any approved or proposed special assessments and their payment schedule
  • Rules on rentals, pets and approvals, plus the association's insurance details
  • Recent board minutes, which buyers increasingly read

Having these in hand before the first showing shortens the buyer's review and prevents last-minute cancellations.

Step 2: Decide how to handle assessments

If there is a pending or approved assessment, it will come up. You can pay it off before closing, credit the buyer, or price the unit to reflect it. A clear plan in the listing beats a surprise in the estoppel letter. Ask me how recent sales in your building were affected.

Step 3: Price against the right competition

Buyers compare buildings first and units second. A unit in a building with completed repairs and funded reserves can sell for more than a similar unit in a building that is just starting its work. Compare against recent sales in your building and in buildings of similar age on the same stretch of beach or bay. See how to price your Naples home.

Step 4: Plan for financing questions

Lenders review the building as well as the buyer. Buildings with major deferred maintenance, litigation or low reserves can be harder to finance, which narrows the pool to cash buyers. Knowing this up front helps set realistic terms.

Step 5: Show the unit at its best

  • Professional photos that show the view and the building's amenities
  • Small updates where they count: paint, lighting, hurricane protection details
  • Furnished or unfurnished? Many seasonal buyers want turnkey; say clearly what's included

Frequently asked questions

Can I sell my condo before the milestone repairs are done?

Yes. Many units sell during repairs. The key is full disclosure of the inspection, the repair plan and any assessments, and pricing that reflects them.

Who pays a special assessment when a condo sells?

It is negotiable. Typically, installments due before closing are the seller's, and the contract states who pays the rest. Your estoppel certificate shows what is owed.

Are two-story condo buildings affected?

The milestone inspection and SIRS requirements apply to buildings three habitable stories or more. Other parts of the condo law apply to associations generally.

Thinking about selling your condo?

I've helped buyers and sellers in Southwest Florida since 1994. I'll review your building's documents with you and give you a realistic price and plan. Call or text Glen Bigness at 239-272-4663 or email glenbigness@gmail.com.

More guides: All seller guides | Seller disclosures | Closing costs and net proceeds | What condo buyers are told to check | Naples market report

See the competition: Naples waterfront condos | Marco Island beachfront condos | Naples Gulf-access condos

General information, not legal advice. Sources: Florida Realtors on HB 913 (2025); Florida Realtors condo rules; Naples Area Board of Realtors September 2026 report. Florida DBPR condo resources: condos.myfloridalicense.com.