To sell a condo in Satellite Beach, Florida, you must give your buyer eight association documents, and two are new enough that most sellers have never seen a copy: the inspector-prepared summary of your building's milestone inspection report, and your association's most recent structural integrity reserve study. Once the buyer has those documents and a signed contract, Florida gives them 7 days, excluding Saturdays, Sundays and legal holidays, to cancel. Assembling that file takes longer than most sellers expect, so it starts before the photographer does.

Verified as of August 19, 2026 against Florida Statutes 553.899, 718.111, 718.112, 718.116 and 718.503 at leg.state.fl.us. Florida amended its condominium laws in 2022, 2023, 2024 and again in 2025. Confirm current requirements with your association and a Florida attorney.

What documents do I need to sell my condo in Satellite Beach, Florida?

Florida Statute 718.503(2)(a) requires a condominium owner who is not the developer to give a prospective buyer eight items.

• The declaration of condominium.

• The articles of incorporation of the association.

• The bylaws and rules of the association.

• An annual financial statement and annual budget.

• A copy of the inspector-prepared summary of the milestone inspection report, if your building has had one.

• The association's most recent structural integrity reserve study, or a statement that the association has not completed one.

• A copy of the turnover inspection report described in s. 718.301(4)(p) and (q), for a turnover inspection performed on or after July 1, 2023.

• The Frequently Asked Questions and Answers sheet required by s. 718.504.

Why the order matters more than the list. The buyer's 7 day cancellation window does not begin until the contract is executed and the buyer has received these documents. Every day you spend chasing a copy of the reserve study is a day that clock has not started.

Lourdes Sliwa is a real estate agent in Satellite Beach, Florida who helps beachside condo owners assemble the association file before the listing goes live.

If you own in one of the older buildings along South Patrick Drive or the oceanfront stretch of A1A, you have read something about milestone inspections in the last two years, and some of it was written to alarm you. Here is the calm version. None of these rules stop you from selling. They change what you hand over, and how early you start. A milestone inspection is a structural inspection of the building, a reserve study is a funding plan for its expensive parts, and a special assessment is what an association charges when the plan and the bank account do not line up.

What is a milestone inspection, and does my building need one?

A milestone inspection is a structural inspection required by Florida Statute 553.899 for a building three habitable stories or more in height that is subject, in whole or in part, to the condominium or cooperative form of ownership. Height is the first filter, and it rules out more beachside buildings than people assume. The two story townhouse style condominiums common through Indian Harbour Beach and the inland side of Satellite Beach sit outside the requirement entirely.

If your building qualifies, the first inspection is due by December 31 of the year the building turns 30, and every 10 years after that. A building reaching 30 in 2026 is inside its window right now.

The inspection runs in phases. Phase One is visual, due within 180 days after the building's owners receive written notice from the local building official. If it finds substantial structural deterioration, a Phase Two follows, with a progress report due within 180 days of the Phase One report, and repairs must commence within 365 days after the association receives it. A Phase Two finding is not a verdict on your building. It means the visual inspection raised a question that requires testing, and that answer belongs to the engineer who signs the report.

What you hand your buyer is the summary. Within 45 days of receiving the applicable report, the association must distribute the inspector-prepared summary to every unit owner.

One local wrinkle worth a phone call. The statute lets a local enforcement agency require the inspection at 25 years instead of 30 based on local circumstances, and it names proximity to salt water as an example. That is a local option, not something that happens automatically on the barrier island, and each city here runs its own building department. Anyone who lives here has watched salt air take the finish off a door handle in one season. If your building is between 25 and 30 years old, call your city. Satellite Beach Community Development is at 321-773-4409.

What is a structural integrity reserve study, and what happens if my association does not have one?

A structural integrity reserve study, usually shortened to SIRS, prices what the expensive parts of a building will cost to replace and when, so the association can fund them in advance instead of billing owners in a lump. Florida Statute 718.112(2)(g) requires one at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fire protection systems, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item with a replacement cost over $25,000.

The deadline has already passed. Associations that existed on or before July 1, 2022 and are controlled by owners rather than the developer had to complete a SIRS by December 31, 2025. An association whose milestone inspection is due in 2026 may run the two together, but the statute is flat about the outside date: in no event may a structural integrity reserve study be completed after December 31, 2026.

If your association has not done one, you disclose that and you can still sell. You give the buyer the most recent study or a statement that none exists, and a buyer with a lender will notice either way.

Owners can no longer vote the reserves away. For a budget adopted on or after December 31, 2024, members of an owner-controlled association that must have a SIRS may not vote to provide less reserves than required for the items it covers. Narrow relief runs through budgets adopted by December 31, 2028: an association that completed a milestone inspection within the previous two years may pause or reduce contributions for no more than two consecutive budgets, with owner approval.

If you're a buyer and are asking yourself if you can rent a unit as a short-term rental, check out Can You Airbnb in Satellite Beach or Indian Harbour Beach? before you write an offer. The association rules and the city rules are two different sets and both apply.

Who pays a special assessment when a Satellite Beach condo sells?

Whoever your contract says, and if nobody pays it, the association can pursue the buyer. Florida Statute 718.116(1)(a) is the sentence that decides it: a unit owner is liable for all assessments that come due while he or she is the owner, and is jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title.

The document that surfaces the number is the estoppel certificate. Under 718.116(8), the association must issue one within 10 business days of a written or electronic request, and it must itemize every assessment, special assessment and other sum owed on the date of issuance, plus anything scheduled to come due during the certificate's effective period. Hand delivered or sent electronically it is good for 30 days, by regular mail 35 days, and the fee is capped at $250 when no delinquent amounts are owed.

Timing of the levy changes the conversation. An assessment discussed at a board meeting but not yet levied is not a balance owed. One that has been levied and is payable in installments is. Those are two different negotiations, and the difference between them can be a single board vote.

What stays negotiable is who writes the check. Whether the seller pays a levied assessment at closing, whether remaining installments transfer, whether the buyer takes a credit against one that is coming but not yet levied: that is contract language, decided in writing before you go under contract. Your closing agent should draft it, and if the number is large, a Florida attorney should read it.

How long does the association paperwork actually take?

Longer than the two weeks most sellers assume, and the pieces move at different speeds.

Everything above the estoppel belongs to the listing stage and should be in hand before the sign goes in the yard. The estoppel is a closing document with a short shelf life, which is why nobody orders it early.

Now put that against the calendar. What I see every year is that condominium buyers arrive with the snowbirds starting in October, and the closings concentrate from January through March. An owner who wants to be listed January 1 is deciding in October or November, which is earlier than it feels like it should be.

If you are working out whether this season or the next one makes more sense, start with What's Your Home Worth? and we can look at the timeline together.

What the Satellite Beach condo market looked like in June 2026

In June 2026, Satellite Beach recorded 18 closed condominium sales at a median sold price of $356,500, closing at 96.51% of list price, with 50 median days in RPR and 4.93 months of inventory. Indian Harbour Beach recorded 10 closed condominium sales at a median sold price of $342,900, closing at 96.03% of list, with 28 median days and 3.60 months of inventory. Read the counts before the medians, because at that volume one unusual unit moves the middle number.

Inventory is looser on condominiums, execution is not. Satellite Beach single family homes sat at 1.95 months of inventory the same month, against 4.93 for condominiums. Sold-to-list still held near 96% on both property types. More competition, same execution, when the file is clean.

Lourdes Sliwa is a real estate agent in Satellite Beach, Florida who prices condominiums against condominium sales rather than a blended ZIP code average.

Quick Signs Your Condo Sale Needs a Paperwork Head Start

If more than one of these is true, start the association file now rather than at listing.

• Your building is three habitable stories or more and turns 30 in 2026.

• You have never seen an inspector-prepared milestone summary for your building.

• Your association has not told owners in writing whether the reserve study is complete.

• An assessment has been discussed at a board meeting but not yet levied.

• You want to be listed by January 1 for the winter season and it is already November.

Key Takeaways

• Florida Statute 718.503(2)(a) requires a condominium seller to give the buyer eight documents, including the milestone inspection summary and the most recent structural integrity reserve study.

• The buyer's 7 day cancellation window does not start until the contract is executed and those documents are delivered.

• A milestone inspection applies to buildings three habitable stories or more under condominium or cooperative ownership, with the first due by December 31 of the year the building turns 30.

• A city may require that inspection at 25 years based on proximity to salt water, which makes it a question for your building department rather than an assumption.

• Associations existing on or before July 1, 2022 had to complete a structural integrity reserve study by December 31, 2025, and none may be completed after December 31, 2026.

• A new owner is jointly and severally liable with the previous owner for unpaid assessments that came due before transfer of title, which is why the estoppel certificate governs the money conversation.

• Satellite Beach condominiums closed at 96.51% of list price across 18 sales in June 2026, with 4.93 months of inventory against 1.95 months for single family homes.

Thinking About Selling Your Satellite Beach Condo?

Lourdes Sliwa is a real estate agent in Satellite Beach, Florida who guides beachside condominium owners through the association paperwork, the assessment question and the pricing decision, in that order.

• Request a home value report priced against condominium sales rather than a blended ZIP code estimate.

• Book a call before you request anything from your association, so the file gets assembled once and in the right order.

• Set up a saved search if you are selling the condominium to move into something else on the beachside.
  

Call or text 321-425-8552, or start at https://lourdessliwa.com.

No pressure, just a clear read on what your association owes you and how long it will take to get it.

Next, read How to Downsize Your Space Coast Home Without Feeling Overwhelmed if the condominium sale is one step in a larger move.

Lourdes Sliwa is a REALTOR with Avanti Way Realty and a Certified Luxury Home Marketing Specialist serving Satellite Beach, Indian Harbour Beach, Indialantic, Melbourne Beach and the greater Space Coast. She has lived in Tortoise Island for 23 years and has closed 317 sales since 2008, about 250 of them in the 32937 beachside ZIP. Call or text 321-425-8552.