Selling · Palm Beach County
Sell your home with white-glove care.
I’m Ella Falcone, a real estate agent with Safebound Realty. I help homeowners sell across Wellington and Palm Beach County, from first townhomes to equestrian estates, with the same presentation, communication and negotiation at every price point.
Here is exactly how I do it, and what Florida asks of you along the way.
How I sell your home
Five steps, one standard.
Every sale I handle follows the same path, whether it’s a condo in West Palm Beach or an estate in Wellington. You always know which step we’re on and what comes next. For the pricing step, here’s how I price a home in Wellington.
Step 1: Consultation
We walk through your home together and talk about timing, your next move and what you need the sale to do. Then I prepare a personal pricing analysis from what is actually selling around you.
Step 2: Preparation
I’ll walk the house with you and tell you plainly what’s worth doing before we list, so it’s ready before anyone sees it.
Step 3: Launch
Your home goes to market with editorial-quality presentation, the same standard for a townhome as for an estate, with Florida’s seller disclosures ready from day one.
Step 4: Showings & offers
I coordinate showings, keep you posted, and negotiate every offer with you, including the terms that matter as much as the price.
Step 5: Closing
Inspections, appraisal, the association estoppel, title: I keep every contract deadline in view and stay with you to the closing table.
Every listing includes
Presentation that doesn’t drop below $1M.
This is the list I hold myself to on every listing. It isn’t a luxury upgrade. Luxury homes get more on top, and you can see those additions on my White-Glove Marketing page.
A personal pricing analysis
Prepared by me, not an algorithm, from recent sales and active competition near your home, with the reasoning shown.
Editorial-quality presentation
Every listing gets the same care in how it looks and reads, whether it’s a first townhome or a Wellington estate.
Clear guidance from offer to keys
You always know what happens next, what is due, and what each document means for you.
Negotiation, handled personally
I negotiate every offer myself: price, credits, inspection requests and the closing date.
An agent who picks up the phone
Straight answers and regular updates by text, call or email, whichever suits you.
Florida seller basics
What Florida asks of sellers.
A handful of rules shape every sale here. I keep them on the checklist from our first meeting so nothing surfaces late in the contract.
Disclose what a buyer can’t see
Under Johnson v. Davis (1985), a seller who knows of facts that materially affect value, aren’t readily observable and aren’t known to the buyer must disclose them.
Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
Flood history, in writing
At or before the contract: flood insurance claims, known flood damage during ownership and any flood-related assistance, plus a note that homeowners’ policies don’t cover flood. Expanded October 1, 2025.
Source: s. 689.302, F.S.
Association documents
HOA buyers get the disclosure summary before signing. Condo buyers get the governing documents, budget, milestone summary and reserve study, then 7 days (excluding weekends and holidays) to cancel.
Source: ss. 720.401 and 718.503, F.S.
The estoppel certificate
The association’s statement of what’s owed, due within 10 business days of a request. If it’s late, no fee may be charged.
Source: ss. 720.30851 and 718.116, F.S.
Doc stamps on the deed
70 cents per $100 of the price. In Palm Beach County it customarily sits on the seller’s side of the closing statement, though the contract controls.
Source: s. 201.02, F.S.; Florida’s Title Insurance Co.
Commission is negotiable
Listing agreements must say commission isn’t set by law and is fully negotiable. Buyers also get a property tax disclosure and a radon notice.
Source: NAR settlement FAQs; ss. 689.261 and 404.056, F.S.
Seller questions
What sellers ask me first.
Short answers to the questions I hear most. There are more on my FAQ page.
What does a Florida home seller have to disclose?
Florida sellers must disclose known facts that materially affect the home’s value and that a buyer can’t readily see, a duty set by Johnson v. Davis in 1985. Florida’s flood disclosure, expanded on October 1, 2025, covers flood insurance claims, known flood damage during your ownership and any flood-related assistance, and notes that homeowners’ policies don’t cover flood. In an HOA or condominium, association disclosures apply too, and buyers receive a property tax disclosure and a radon notice at or before the contract. If you’re unsure about something, raise it with me early, and with your attorney.
What closing costs does a seller pay in Palm Beach County?
Florida’s documentary stamp tax on the deed is 70 cents per $100 of the sale price, so $3,500 on a $500,000 sale. In Palm Beach County it customarily appears on the seller’s side of the closing statement, though the contract controls. Commission is not set by law and is fully negotiable. If the home is in an HOA or condominium, the estoppel certificate has its own capped fee. We go through the numbers line by line before you list.
How do you price a home without an online estimate?
Online estimates can’t see your renovations, your view or your acreage. I walk through the home, then build a personal pricing analysis from recent sales and the homes you would be competing with right now, and I show you the reasoning, not just a number. We talk about what would move the price and what wouldn’t, and you choose the strategy with the full picture in front of you. You can start by telling me about your home on the home value page. There’s no obligation.
Related: What’s my home worth?
I’m selling from outside the U.S. Does FIRPTA apply?
It may. When the seller is a foreign person, the buyer generally must withhold 15% of the amount realized. There is no withholding when the buyer acquires the home as a residence for $300,000 or less, and different rules apply between $300,000 and $1 million. Because the money is held back at closing, plan for it early with your tax adviser and the title company, before you accept an offer. I make sure it’s on the table from our first conversation so nothing surprises you at the closing table.
Source: IRS: FIRPTA Withholding
No obligation
What is your home worth today?
Finding out can’t hurt. Tell me about your home and I’ll prepare a personal analysis.
Listing consultation
Let’s talk about your sale.
Tell me a little about the home and your timing. We’ll walk through it together, and you’ll leave the first meeting with a plan you understand.
What happens next
Step 1: You send a note
A few lines about your move is plenty. Buying, selling, renting or just curious.
Step 2: I reply personally
By text or email, from me, not a call center. No sales calls, no pressure.
Step 3: We make a plan
If it’s a fit, we set a time to talk through your goals, timing and next steps.
Rather text? Text (561) 693-7123