In today's Naples condo market, the building's record sells the residence.
Florida's condominium safety laws changed what it means to sell a condo. Buyers and their advisors now review the milestone structural inspection, the reserve study and the association's finances before they consider the kitchen. A seller who understands the building's position, and presents it clearly, sells faster and at a better price than one who leaves the buyer to discover it. We prepare that record for every condominium we list, from garden units to Gulf-front penthouses.
| Milestone Inspection | Required for buildings three stories and taller at 30 years (25 within three miles of the coast); Phase 1 report and any Phase 2 findings |
| Reserve Study | Structural integrity reserve study (SIRS) and the association's funding plan for roof, structure, waterproofing and other required components |
| Assessments | Pending, approved and recently completed special assessments, and who pays at closing |
| Financials | Current budget, reserve balances, delinquencies, insurance program and any litigation |
| Rules | Rental minimums and frequency, pet policy, approval process and timeline |
| Pricing | Floor, stack, exposure and view within the building; renovation level; comparable closings in the same tower and its peers |
| Disclosure | Statutory condominium disclosures and the three-business-day buyer rescission period on delivery of documents |
Request a Complimentary Condo Valuation
Tell us the building and residence and we will prepare a private, advisor-reviewed valuation by floor, stack and view against closed sales in your tower and its true peers, with a candid read on how the building's inspection and reserve status affects price. No obligation; your information is never shared.
Why the Building Comes First
Since 2022, Florida has required milestone structural inspections for older multi-story buildings and full funding of structural reserves, ending the waivers many associations relied on for decades. The result is a market that now distinguishes sharply between buildings that have completed the work and funded their reserves and those still facing assessments. Two identical residences in neighboring towers can trade hundreds of thousands of dollars apart on that basis alone. We obtain the building's documents before listing, understand exactly where it stands, and position the residence accordingly — leading with a strong record, or pricing candidly around a known assessment so it never becomes a renegotiation.
Pricing by Floor, Stack and View
Automated estimates treat a tower as one building. It is not. In Park Shore, Pelican Bay, Bay Colony and Vanderbilt Beach, a fifth-floor residence and a fifteenth-floor residence with the same floor plan can differ by 40 percent, and a west-facing end unit commands a premium over an interior stack. We price from closed sales in your building and its true peers, adjusted for floor, exposure, view and renovation, and we show you every comparable we relied on.
Preparing a Condo to Sell
Beyond the building record, condos sell on light, view and condition. We advise on what to refresh and what to leave, coordinate vendors around the association's work rules and elevator schedules, and photograph and film from the residence at the hour the view is best. Furnished sales are common in Naples; we help you decide what conveys and price it appropriately. Sellers who have already left for the season can complete the entire process remotely.
Timing in a Changing Market
Buyers for Naples condominiums concentrate in season, but the building's calendar matters too: an assessment vote, a completed milestone repair, or a newly funded reserve can change the buyer's calculus overnight. We track the associations across the buildings we work in and advise on whether to list now or after the building's next milestone. Either way, we tell you plainly what we expect the residence to bring.
Selling a Condo in Naples — Frequently Asked Questions
What documents does a condo seller need to provide in Florida?
The declaration, bylaws and rules, the most recent year-end financial statement and current budget, the frequently asked questions sheet, and where applicable the milestone inspection report and structural integrity reserve study. Buyers of a resale condominium have three business days after receiving these documents to cancel. We assemble the package before listing so it is delivered with the contract.
Can I sell my condo if the building has a pending special assessment?
Yes. The assessment must be disclosed, and the contract will specify whether the seller or buyer pays it. Pricing candidly around a known assessment, with the association's repair plan in hand, sells better than leaving buyers to discover it during due diligence.
How do milestone inspections affect condo values in Naples?
Significantly. Buildings that have completed milestone inspections and funded structural reserves command a premium; those with open findings or unfunded reserves are discounted, sometimes heavily. The building's status is now among the first things a buyer's advisor checks.
Does floor level really change a condo's price?
In Naples' coastal towers, yes. Residences above the tree line or the neighboring building's roofline gain the full Gulf view and price accordingly; west-facing end units carry a further premium. We price from sales in your specific building and stack, not the tower average.
Should I sell my Naples condo furnished?
Often. Many Naples condo buyers are seasonal and value a turnkey residence. We advise on what to include, exclude the pieces you want to keep by name in the contract, and price the furnishings so they add value rather than complicate the negotiation.
This page is general information and not legal advice. Florida condominium statutes and disclosure requirements change; consult a Florida real estate attorney for the requirements applicable to your sale.
Meet the Team
Connect with Real Estate Advisors... not Salespeople.
Alpizar & Company is a family-owned independent brokerage specializing in luxury waterfront real estate across Naples' most sought-after neighborhoods. Led by Robert Alpizar (CLHMS, GRI, SRS, PSA) and Marlene Alpizar, our team operates as advisors — not salespeople — guiding buyers and sellers with firsthand local expertise and no corporate quotas.
We offer complimentary, pressure-free consultations without any commitment.
Over 250 closed transactions. $100 million in Naples luxury waterfront sales. Read what our buyers and sellers say about working with an advisor-driven independent brokerage — and why they come back.
What's it like working with Alpizar & Company?