Should You Sell Your Siesta Key Condo Furnished?

Wondering if you should sell your Siesta Key condo furnished? You are not alone. Many sellers weigh the ease of a turnkey sale against the simplicity of moving out empty. The right choice depends on who is most likely to buy your unit, how your HOA handles rentals and transfers, and how furniture affects price, financing, and taxes. This guide walks you through the trade-offs and a simple decision path so you can move forward with confidence. Let’s dive in.

Who is your likely buyer?

Understanding your buyer is the first step. On Siesta Key, the mix includes seasonal owners, investors, and second-home buyers alongside year-round residents.

• Primary residents often want unfurnished or minimal inclusions so they can personalize the space.
• Seasonal buyers and snowbirds often prefer furnished so they can enjoy the condo right away.
• Vacation rental investors value a turnkey setup that can start generating income quickly.
• Second-home buyers who plan to rent may want at least the basics or a quality turnkey package.
• Out-of-state or international buyers often prefer furnished to avoid shipping and setup costs.

If your building is rental-friendly and your unit attracts short-term guests, a furnished sale can be a strong fit. If your building caters to full-time residents, unfurnished may be better.

Pros of selling furnished

• Faster market appeal for investors and seasonal buyers seeking turnkey living.
• Potential to justify a modest “turnkey” premium when priced realistically.
• Convenience for out-of-state buyers who want immediate use.
• You can avoid moving and storage for items you no longer need.

Cons of selling furnished

• Furnishings are personal property. Allocation and valuation can complicate contracts and appraisals.
• Lenders and appraisers focus on real estate value. A high furniture value may reduce the financed amount.
• If you plan a 1031 exchange, furniture does not qualify as like-kind property and can create taxable proceeds.
• Coastal wear can lower perceived value if pieces are dated or corroded.

HOA and rental rules to confirm

Before promising a turnkey rental or offering furnishings, verify your condominium documents and local requirements.

• Review your condo or HOA bylaws and declarations for rental limits, minimum stays, transfer procedures, and any inventory or condition requirements.
• Confirm moving and approval steps for new owners so you can plan timing and access.
• Understand what the association’s master insurance covers compared to your personal property coverage. Keep coverage in place through closing.
• If marketing as a rental-ready unit, make sure a buyer can continue rentals under current HOA and local rules, and that they know about required taxes and registrations for short-term rentals.

Financing and appraisal basics

Lenders underwrite based on the appraised value of the real property, not furniture.

• Include an itemized list with reasonable values for any included personal property in the contract.
• Appraisers may allocate part of the contract price to furniture. This can reduce the loan amount if a buyer is financing.
• FHA and VA loans often require careful treatment of personal property. Coordinate early with the buyer’s lender and appraiser if financing is likely.

Tax and 1031 factors

Furniture and other contents are treated differently than the real estate for tax purposes.

• Personal property generally does not qualify for a 1031 like-kind exchange. Including furniture can create taxable “boot.”
• If you depreciated furniture for a rental, you may face depreciation recapture. A clear allocation between real property and personal property supports accurate tax reporting.
• Consult a CPA or 1031 intermediary before you list if you plan to exchange.

Staging vs sold furnished

Staging and selling furnished are not the same.

• Staged means items are placed for marketing impact. Staged pieces are typically not included in the sale.
• Sold furnished means you transfer ownership of specified items to the buyer. Be explicit in your marketing and contract language.

Valuing and listing the items

Set clear expectations with a clean, realistic inventory.

• Use methods like replacement-cost estimates, market-based allocation, consignment quotes, or a contents appraisal for high-value pieces.
• Avoid inflated values. Appraisers and lenders will adjust.
• Create an itemized list with photos, serial numbers, and condition notes. Mark personal keepsakes as excluded.
• Prepare a separate bill of sale for personal property. This helps with closing, appraisal, and insurance.

Coastal wear and presentation

Salt air accelerates wear on furniture and finishes. Buyers on Siesta Key know this.

• Replace or exclude items that show corrosion, heavy wear, or dated beach decor.
• Neutral, durable materials and washable textiles appeal to a wider pool.
• Use high-quality, clutter-free photography to highlight both the furnishings and the condo’s light and layout.

Logistics and cost trade-offs

Think through timing, costs, and the bottom line.

• Selling furnished can save on moving and storage, and it can speed the sale if your buyer wants turnkey.
• If your furniture has high value you plan to keep, your net may be better selling unfurnished and moving the items out.
• If you prefer a partial inclusion, offer a core package such as beds, sofas, dining set, and outdoor seating. Clearly list exclusions.

When furnished makes sense

• Your HOA allows short-term rentals and your unit is popular with vacationers.
• Your likely buyer is an investor, seasonal owner, or out-of-state purchaser.
• Your furnishings are in good condition and match buyer expectations for coastal living.
• You want to avoid moving and storage costs and you do not plan a tight 1031 exchange timeline.

When unfurnished is better

• Your building caters to year-round residents who want to customize.
• The buyer pool is likely to use conventional or FHA/VA financing that could be complicated by personal property.
• You plan to reuse or sell valuable pieces independently, or your furnishings show visible coastal wear.
• You are structuring a 1031 exchange and want to keep the transaction clean.

Simple decision checklist

Use this practical path to move from idea to action.

1. Define your target buyer: investor, seasonal buyer, or primary resident.
2. Review your HOA resale packet for rental limits, approval steps, and insurance details.
3. Speak with your listing agent about buyer profiles, pricing, and appraisal strategy.
4. If financing is likely, consult a local lender or appraiser about personal property treatment.
5. If this is an investment sale or a potential 1031, consult a CPA or exchange intermediary.
6. Create an inventory with photos and condition notes. Remove or exclude sentimental items.
7. Decide your approach: full turnkey, partial inclusion, or staged-only.
8. Set a realistic value for personal property and draft a bill of sale.
9. Prepare marketing that clearly states whether furnishings are included.
10. Keep insurance on personal property until closing and clarify who is responsible for any interim damage.

How we can help

You deserve clear guidance and a smooth process. Our team helps you identify the right buyer profile, set an inclusion strategy, coordinate valuation and paperwork, and market your condo to the audiences most likely to pay for turnkey convenience. If you decide to sell furnished, we will position your property for investors and seasonal buyers. If unfurnished is right, we will present a clean, flexible canvas that appeals to primary residents. Ready to talk through your options and timing? Connect with the boutique, principal-led team at The VanDuren Group for a white-glove consultation.

FAQs

Will including furniture raise my sale price on Siesta Key?

• It can in the right scenario. Turnkey units often attract investors and seasonal buyers and may sell faster, but the premium must be realistic and lenders will focus on the real property value.

How do I document what furniture is included in a condo sale?

• Use a detailed, itemized list with photos and condition notes, include values in the contract, and transfer items with a separate bill of sale at closing.

Will a buyer’s lender finance a furnished condo purchase?

• Yes, but the loan is based on the appraised real estate value. High personal property allocations can reduce the loan amount, so coordinate early with the lender and appraiser.

What should Siesta Key sellers know about short-term rental rules?

• Verify your HOA’s rental limits and approval steps, and make buyers aware of required registrations and taxes. Confirm that rentals can continue under current rules before marketing as turnkey.

Can I still do a 1031 exchange if I include furniture in the sale?

• Real property may qualify, but personal property typically does not. Including furniture can create taxable boot, so discuss your plan with a CPA or 1031 intermediary before listing.

What if I want to keep some pieces but sell the rest furnished?

• Offer a partial package. Include a core set of essentials and clearly list exclusions so buyers know exactly what stays and what goes.

Do I need to disclose the condition of the furniture I include?

• Yes. Disclose known material issues and note condition in your inventory. For rental setups, disclose any functional issues that affect safety or habitability.