Selling a Tenant-Occupied Home in South Miami: What You Can and Can’t Do

Selling a tenant-occupied home in South Miami comes with unique challenges—and clear legal boundaries.

Whether your property is in Coral Gables, Coconut Grove, or South Miami proper, it’s critical to know your rights and your tenant’s. In 2026, buyers are still active, but so are renters—and how you handle the transition can affect both your sale price and timeline.

Here’s what South Miami homeowners need to know about selling a tenant-occupied property—what’s allowed, what’s not, and how to get it done smoothly.

Can You Sell a Home With a Tenant in Place?

Yes. Under Florida law, property owners have the right to sell their property—even while it’s tenant-occupied. But the lease stays in place unless both parties agree otherwise.

Two common scenarios:

1. Month-to-month tenancy: Easier to navigate with proper notice
2. Fixed-term lease: Buyer inherits the lease unless it’s terminated early

Before you list, it’s essential to review the lease terms and plan accordingly.

What You Can’t Do When Selling a Tenant-Occupied Property

There are specific rules in place to protect tenants—and violating them can delay or even derail your sale.

South Miami sellers cannot:

• Force a tenant to move out before the lease ends (unless they agree)
• Shut off utilities, change locks, or create “unlivable” conditions to encourage a move-out
• Enter the property for showings or inspections without proper notice (usually 24 hours in Florida)
• Misrepresent the terms of tenancy to buyers

In short: tenants have legal rights, even during a sale—and respecting them helps protect your deal.

How to Sell With a Tenant in Place

If your buyer is an investor, keeping the tenant may actually help. The rental income becomes part of the value. But if your buyer plans to occupy the home, things get more complex.

Tips for selling with tenants:

• Communicate early and respectfully with the tenant
• Offer incentives for cooperation (rent reduction, move-out bonus, flexible timelines)
• Work with a real estate team experienced in tenant-occupied transactions
• Be transparent with buyers about the lease status and timeline

Riley Smith Group has successfully navigated dozens of tenant-occupied sales across South Miami—and can help create a win-win scenario for everyone involved.

Should You Wait Until the Tenant Moves Out?

Sometimes, yes. Especially if:

• The tenant isn’t cooperative
• The home shows poorly with someone living in it
• Your target buyer is looking for a primary residence
• The lease is close to ending

In these cases, it may be worth waiting 30–90 days to regain possession and list the home vacant and staged.

RSG can help you weigh the pros and cons of selling now vs. waiting—and even help time your listing for maximum buyer activity once the home is empty.

What About Cash-for-Keys Agreements?

A “cash for keys” deal is when a landlord offers money or incentives for a tenant to move out voluntarily before the lease ends. These are legal, provided:

• The agreement is in writing
• The tenant voluntarily accepts
• Terms are clear and enforceable

This approach can be a useful tool when handled professionally, especially in competitive neighborhoods like Coral Gables or Coconut Grove.

Can You Show a Tenant-Occupied Home?

Yes—but only with proper notice, and preferably with the tenant’s cooperation.

Best practices:

• Schedule showings in advance (24+ hours)
• Limit showing windows to specific days/times
• Offer the tenant a cleaning or prep bonus
• Use virtual tours or professional photos to minimize in-person traffic

An experienced agent can help manage this process respectfully and efficiently.

Final Thought: Clear Communication and Professional Strategy Win Every Time

Selling a tenant-occupied home doesn’t have to be complicated—but it does require strategy, planning, and knowledge of Florida tenant laws.

With over $2 billion in closed sales and deep experience in Coral Gables, Coconut Grove, and South Miami, Riley Smith Group helps owners navigate these sales with clarity, respect, and strong results.