Selling by Owner in Highland Beach: FSBO Steps, Risks and When an Agent Pays Off

When you sell by owner in Highland Beach, you are almost always selling two things: your unit and your building. Most homes in this small barrier-island town are condos in towers along the ocean and the Intracoastal Waterway. So a buyer will look closely at your kitchen and your view. However, they will look just as closely at the building's inspections, its reserves and any planned assessments. A FSBO seller has to gather and explain all of that without help. This guide covers the steps, the Florida condo rules and the cases where a listing agent tends to leave you with more.

Key takeaways

• As of October 1, 2026, Pure Equity's MLS data shows 151 active listings in Highland Beach, a median list price of $980,000 and an average of 130 days on market for active listings. It is a small sample.
• Condo resale buyers in Florida get the building's main papers, including the milestone inspection summary and reserve study when they apply, plus 7 days to cancel.
• Buildings with unfunded critical repairs can lose access to Fannie Mae loans, which can leave you with mostly cash buyers.
• Florida sellers must disclose known defects, give a flood disclosure and include a radon notice.
• Pure Equity does not buy homes. We help owners compare a FSBO plan with a listing.

A small town with a narrow market

Highland Beach runs for about three miles along State Road A1A, between Boca Raton and Delray Beach in southern Palm Beach County. Twenty-one voting residents formed the town in 1949, largely to secure a fresh water supply after salt water got into local wells. Today the town is mostly 10- to 15-story condo buildings, along with a smaller number of large single-family homes. The Historical Society of Palm Beach County describes it as largely a retirement community, with about 4,000 year-round residents and roughly 8,500 in winter.

That size cuts both ways for a FSBO seller. On one hand, buyers who want Highland Beach often know exactly which buildings they like. On the other, there are few sales each month, so pricing takes care.

Highland Beach numbers before you sell by owner

According to Pure Equity's MLS data as of October 1, 2026, Highland Beach had 151 active residential listings. The median list price was $980,000, or $681 per square foot. Active listings had been on the market an average of 130 days. Because the sample is small, a few large listings can move these figures. Also, these are asking prices for homes still for sale, not closed sales.

For a wider view, Miami Realtors reported that in August 2026, Palm Beach County condos and townhouses had a median sale price of $300,000, a median of 69 days to contract and 6.7 months of supply. Highland Beach sits far above that county median, but the same high condo supply means buyers have choices. You can see current listings on our Highland Beach area page.

The building matters when you sell by owner in Highland Beach

Milestone inspections

Under section 553.899, condo buildings three stories or taller need a milestone inspection by the end of the year they turn 30. After that, they need one every 10 years. A local building office can move that to 25 years for buildings near salt water. In a town built along the ocean, many towers fall into this group. The association pays for the inspection, but repairs that follow can turn into special assessments.

Reserves and assessments

Florida now requires a structural integrity reserve study for many condo buildings. Buyers will read it to see whether the reserves look healthy or whether an assessment is likely. If your building has a large assessment pending, decide early who will pay it, and write that into the contract.

Financing limits

Fannie Mae's Selling Guide treats some condo projects as ineligible. That includes buildings with material deficiencies, failed safety inspections or more than $10,000 per unit in unfunded repairs needed within 12 months. When a building lands there, many conventional loans are off the table. As a result, you may be selling to cash buyers only, which can affect your price.

Condo paperwork and buyer rights

Section 718.503 lists what a resale seller must give the buyer. The list includes the declaration, articles, bylaws and rules, the annual financial statement and budget, and a question-and-answer sheet. It also includes the milestone inspection summary and the reserve study, or a statement that one was not done, when they apply. The buyer may cancel within 7 days, not counting weekends and holidays, after signing and receiving these items. That right cannot be waived.

Ask your association management company for these papers before you list. Then share them early, since buyers in this market often ask for them before they make an offer. Also, many buildings require a buyer application and board approval. Find out the timeline, since it affects your closing date.

Step-by-step: sell by owner in Highland Beach

1. Gather building documents. Inspection reports, the reserve study, the budget, minutes that mention repairs and any assessment notices.
2. Price from your own building. Compare recent sales of similar units, floor and view. Ocean views and Intracoastal views can sell far apart in the same tower.
3. Prepare the unit. Clean, fix small items and take wide, bright photos that show the water.
4. Get on the MLS if you can. Most out-of-area buyers search online. As a FSBO owner, you need a broker for MLS access, so many use a flat fee MLS listing.
5. Sign a standard Florida contract with a condo rider, and have an attorney review it if you are unsure.
6. Close through a title company or attorney who will order the estoppel letter and hold the deposit.

If you own a house instead of a condo

A smaller share of Highland Beach owners hold single-family homes or estates. Those sales skip the condo document rules, though an HOA disclosure summary may apply under section 720.401 if your street has an association. Pricing is the harder part. With so few house sales in town, you may need to look at similar oceanfront or Intracoastal homes in nearby Boca Raton and Delray Beach, then adjust for lot size, frontage and age. Also, buyers at this level often ask for proof of permits on past work, so pull those records before you list.

Other Florida disclosures

• Known defects. Johnson v. Davis (1985) requires sellers to disclose known facts that materially affect value and that the buyer cannot easily see. Past leaks into your unit are a common example.
• Flood. Section 689.302 requires a flood disclosure at or before signing, covering past flood damage, claims and federal aid.
• Radon. Section 404.056 requires a radon notice in a document signed at or before the contract.

Our Florida seller disclosure form guide covers a typical form in detail.

Costs if you sell by owner in Highland Beach

• Doc stamps. Florida taxes deeds at 70 cents per $100 of price. On a $980,000 sale, that is $6,860.
• Title and closing. Palm Beach County sellers often pay for the owner's title policy, though the contract decides.
• Association items. Estoppel fees, unpaid dues and any agreed share of a special assessment.
• Buyer's agent pay. Only if you agree. In your math, use a placeholder such as "X%" or a flat fee.

Buyer agents after the 2024 settlement

Since August 17, 2024, offers of buyer agent pay cannot appear on the MLS, and buyers must sign a written agreement with their agent first. Florida Realtors notes that sellers can still agree to pay a buyer's agent outside the MLS, and the amount is negotiable. Many Highland Beach buyers come from out of state and work with an agent, so expect the question.

FSBO vs. agent outcomes

NAR's 2025 Profile of Home Buyers and Sellers found that just 5% of sales were by owner. The median FSBO home sold for $360,000, compared with $425,000 for agent-assisted homes. However, 60% of FSBO sellers knew their buyer, and about 40% did not market the home. So the gap is not a pure measure of what an agent adds.

When an agent pays off over a plan to sell by owner in Highland Beach

• Your building has a pending assessment, milestone repairs or a reserve gap, and buyers need clear answers.
• Your building may not qualify for conventional loans, so you need to reach cash buyers.
• You spend part of the year elsewhere and cannot handle showings or board timelines.
• There are few recent sales in your building, which makes pricing hard.

On the other hand, FSBO can work if a neighbor in the building wants your unit, or you already have a buyer. Start with our home value estimate for a range.

Frequently asked questions

Can I sell by owner in Highland Beach without board approval?

It depends on your building's documents. Many condo associations require a buyer application and approval, so check before you sign a contract.

What if my building has a special assessment?

You must disclose it. Then you and the buyer can agree on who pays it, and write that into the contract.

Can a buyer cancel after signing?

Yes. Under section 718.503, a condo resale buyer has 7 days, not counting weekends and holidays, after receiving the required documents.

Will my buyer need cash?

Not always. However, if your building has unfunded critical repairs or failed inspections, conventional loans may not be available.

Sources

• Pure Equity, Highland Beach market data (as of October 1, 2026)
• Miami Realtors, Palm Beach County August 2026 report
• Historical Society of Palm Beach County, Highland Beach
• Florida Statutes, s. 553.899 milestone inspections
• Florida Statutes, s. 718.503 condo resale disclosure
• Fannie Mae Selling Guide, ineligible projects
• NAR, FSBOs reach all-time low (November 2025)
• Florida Realtors, NAR settlement FAQs
• Johnson v. Davis, Florida Supreme Court (1985)
• Florida Statutes, s. 720.401 HOA disclosure summary
• Florida Statutes, s. 689.302 flood disclosure
• Florida Statutes, s. 404.056 radon notice
• Florida Department of Revenue, documentary stamp tax

This article is general information, not legal, tax or financial advice. Talk with a Florida real estate attorney or tax professional about your own sale.

Selling a Highland Beach condo? Book a no-obligation listing consultation with a Highland Beach specialist. We will review your building's papers and compare FSBO with a listing on one net sheet. Talk to an agent or get a home value estimate. Looking to buy on the island? Ask a buyer's agent about homes for sale now.