Landlords and rentals
SELLING A
TENANT-OCCUPIED RENTAL
You are done being a landlord in North Port and Venice. Insurance doubled, the tenant is month-to-month, and you would rather not spend a season coordinating showings around someone else's schedule.
Short answer
You can sell with the tenant in place. In Florida the lease generally survives the sale, so the buyer inherits both the tenant and the security deposit.
That makes an occupied rental attractive to investors and awkward for retail buyers. Which pool you aim at determines the price, the marketing, and how much the tenant is disturbed.
Occupied, vacant, or wait out the lease
| Sell occupied | Deliver vacant | |
|---|---|---|
| Buyer pool | Investors, 1031 buyers | Retail buyers — usually higher price |
| Showings | Limited, by notice | Open access, better photos |
| Income | Continues to closing | Stops when they leave |
| Timeline | Immediate | After lease end or agreed move-out |
| Risk | Tenant cooperation | Vacancy carry while it sells |
A cash-buy-and-hold purchase is the least disruptive: nobody moves, the tenant keeps paying, and the deposit transfers at closing.
The rules that matter
- The lease runs with the property. A buyer takes subject to an existing written lease; they cannot simply end it at closing.
- Month-to-month. Florida requires written notice to terminate; confirm the current notice period before you plan a vacancy date.
- Access for showings. Reasonable notice is required — and in practice, cooperation buys far more access than a statute does.
- Security deposit. It transfers to the buyer at closing and must be accounted for on the settlement statement.
- Estoppel. Expect the buyer to request a signed tenant estoppel confirming rent, term and deposit.
Selling into a 1031 exchange
If you are trading into another investment property, the clock is unforgiving: 45 days to identify replacements and 180 days to close, both starting at your sale closing. The qualified intermediary must be engaged before your sale closes — touching the proceeds ends the exchange.
Tell us at the first call if an exchange is likely. Timing the sale to your replacement target is easier than repairing it afterward.
Questions sellers actually ask
Can I sell if the tenant has eight months left?
Yes. It sells as an investment with the lease in place, and the buyer collects rent from the closing date.
Will a tenant hurt the price?
For retail buyers, sometimes. For investor buyers, a paying tenant is a feature. We price and market to whichever pool nets you more.
What about the security deposit?
It transfers to the buyer at closing and appears as a credit on the settlement statement.
Can I do a cash sale and still 1031?
Yes, provided the qualified intermediary is in place before closing and the identification and closing deadlines are met.
Tell us the situation, we will tell you the options
One conversation, two numbers: what a cash offer looks like and what the open market should bring. No obligation either way.