What Really Conveys at Closing in South Florida Luxury Real Estate (and What Does Not)
Quick Summary
- Fixtures convey, furniture usually does not
- Spell out every item in writing
- Use bill of sale for art and contents
- Coordinate early with buyer financing
The “turnkey” myth: what buyers assume vs what contracts say
In most residential sales, furniture and personal property do not automatically convey with the home unless the purchase agreement specifically includes them. In the luxury tier, the gap between expectation and documentation can be costly, not only in dollars, but in deal velocity. A late-stage disagreement over a dining set, a wall-mounted television, or a curated collection can slow a transaction that otherwise feels straightforward.
South Florida magnifies the issue because many homes are purchased as second residences, and buyers often value speed and immediate livability as much as square footage. “Move-in ready” can imply more than polished stone and fresh paint; it can imply a complete lifestyle. The practical reality is simple: if it matters to you, put it in writing.
Fixtures vs personal property: the line that creates most disputes
Most closing disputes begin with a deceptively simple question: is the item a fixture (it stays) or personal property (it goes)? A useful rule of thumb is physical attachment. Items that are screwed in, nailed in, wired, or plumbed are more likely to be treated as fixtures. Freestanding pieces are more likely to be treated as personal property.
Luxury interiors routinely blur the line. Custom-installed elements can read as “decorative” while functioning like infrastructure. Think motorized shades and drapery hardware, gallery lighting, built-in speaker systems, mirrors integrated into millwork, or a TV mounted and wired through a wall. The best practice is not to rely on default assumptions. A written agreement can override the fixture versus personal property debate, and in high-value homes, that clarity is part of responsible stewardship.
Why South Florida luxury deals are more sensitive to contents
Luxury buyers often shop with their eyes first, and the staging supports that. At the high end, styling and premium staging are common because they help buyers connect emotionally with the lifestyle a residence presents. The downside is that the very styling that sells a home can also suggest that the “look” is included.
This is especially true in Miami Beach, where a residence may be marketed as an effortless landing: linens in closets, art on the walls, and outdoor seating aligned to sunset views. In buildings and branded environments, buyers may also expect design cohesion and service-forward living. The effect can be heightened in residences associated with hospitality and membership culture, such as Casa Cipriani Miami Beach, where the lifestyle narrative and the interiors are closely linked.
Three clean ways to include furnishings without derailing closing
There is no single “right” structure for including furniture and personal property, but a few approaches tend to keep luxury transactions orderly.
First, the parties can include furnishings while assigning them a $0 value in the contract. This can be attractive when the objective is certainty, not item-by-item pricing, and when you want to reduce the risk of financing and appraisal complications tied to valuing used items.
Second, furnishings can be structured as a seller concession. This is sometimes discussed as a way to make the overall package more compelling. The tradeoff is that concessions interact with underwriting, and concession limits can vary by loan type. In practice, that means the lender should be looped in early if the buyer is financing.
Third, execute a separate bill of sale for furniture and other personal property. For many luxury closings, this is the most surgical option because it documents the transfer independently from the real estate purchase agreement. A bill of sale typically identifies the parties, describes the items transferred, states the purchase price, and is signed. Contents are not “real property,” and dedicated paperwork can reduce confusion.
The luxury standard: item-level specificity (yes, even for beautiful things)
In premium homes, “all furniture” is rarely a complete instruction. A stronger practice is to document inclusions at the item level. Buyer and seller can use the offer and counteroffer process to specify exactly what is included, such as window treatments, televisions, and patio furniture.
The goal is to eliminate ambiguity, not to create a 40-page exhibit. A practical schedule can include:
- A room-by-room inventory with brief descriptions and condition notes.
- Designer or brand details for furniture, plus identifying marks where relevant.
- Maker, model, and serial numbers for electronics.
- For art, enough information to distinguish what is conveyed and what is not (artist, title, medium, and edition details if applicable).
This level of specificity also supports insurance planning and move-out logistics. If significant fine art is involved, professional valuations can be useful for documentation and coverage, especially when pieces are being transferred with the residence.
Pricing the contents: the “fraction of retail” reality
When furnishings are included with a stated value, the next question is how to price them. A common starting point for used furniture is a fraction-of-retail approach, then adjusting for condition, brand or designer, and demand.
In South Florida, demand is often contextual. What works perfectly in a pied-à-terre may not suit a full-time family residence, and vice versa. For sellers, the discretion play is simple: be realistic. If the buyer is purchasing for immediate use, convenience has value. If the buyer is purchasing for customization, removals have value. Either way, the agreement should make the business decision explicit rather than implied.
Financing and underwriting: keep the lender out of surprises
Luxury buyers often pay cash, but financing is still common enough that sellers should treat it as a planning factor. The moment personal property touches the transaction, underwriting can become more sensitive. That is why early coordination matters if the buyer is financing, particularly when concessions or separate pricing is under consideration.
Seller concession caps vary by loan type, and some scenarios limit how much “extra” value can be wrapped into the deal. This is not an argument against including furnishings. It is an argument for structuring the inclusion in a way that avoids last-minute revisions.
Final walkthrough and timing: how to make sure the home matches the agreement
The final walkthrough is typically held shortly before closing so the buyer can confirm the home’s condition and verify that agreed-upon items remain in place. In a luxury transaction, this is also the moment to confirm details that are often overlooked: remotes, control systems, shade programming, specialty hardware, and the exact contents list.
If the seller needs time after closing to move high-value contents or coordinate specialty shipping, a rent-back agreement can allow the seller to remain temporarily under defined terms. This can be an elegant solution when the real estate closing stays on schedule but art handlers, storage, or new-residence logistics require additional time.
Market nuance: where expectations tend to be highest
Different micro-markets carry different “default” expectations about what a buyer is walking into. In branded, design-forward residences, a buyer may be especially likely to expect a cohesive, ready-to-live environment. That is why the paperwork must be unambiguous even when everyone is acting in good faith.
In Miami Beach trophy inventory, a buyer touring a finished residence at Faena House Miami Beach may mentally equate the residence with its styling: sculptural seating, statement lighting, and a terrace composition that feels inseparable from the home. Similarly, a buyer considering a residence in Setai Residences Miami Beach may be drawn to a hospitality-calibrated experience and assume delivery with a comparable level of completeness.
On the oceanfront, turnkey expectations can be equally strong in boutique settings like 57 Ocean Miami Beach, where privacy and finish quality can make contents feel integrated with the architecture. And for buyers prioritizing discreet service and polished execution, The Ritz-Carlton Residences® Miami Beach can attract a profile that values arrival-readiness.
Outside the beach, similar dynamics play out in Brickell, where many buyers want a lock-and-leave lifestyle, and in Bal Harbour, where buyers may be particularly attentive to design pedigree and the treatment of art, lighting, and bespoke millwork. The location changes; the contract discipline does not.
A discreet checklist for clean conveyance
Luxury closings reward calm precision. Before you sign, confirm you can answer these questions without guessing:
- What is included, by item, and where is it written?
- Which items are excluded, even if they look “built in”?
- If art, wine, or collectibles are involved, are they documented and valued appropriately for the parties’ intent?
- Is the transfer structured to avoid financing complications if the buyer is financing?
- Is the final walkthrough aligned with the inclusion list?
FAQs
Does furniture automatically come with the home? No. In most sales, furniture and personal property are not included unless the purchase agreement states they are.
What is the difference between a fixture and personal property? Fixtures are items attached to the home (nailed, wired, or plumbed) and often convey; personal property is typically movable and usually does not convey.
Are wall-mounted TVs included? Not always. Even when physically mounted, the safest approach is to specify TVs and related equipment explicitly in the contract.
Do window treatments convey? Sometimes, especially if they are installed. Because disputes are common, list what stays, including drapery hardware, shades, and remotes.
What is the cleanest way to include furniture? Many luxury transactions use either detailed contract language or a separate bill of sale so the items and terms are unmistakable.
Why would a bill of sale help? It documents the transfer of personal property separately by identifying the parties, describing the items, stating the price, and capturing signatures.
Can furniture be priced at $0 in the contract? Yes. Parties sometimes include furnishings with a $0 value to reduce financing and appraisal complications tied to valuing used items.
Can furnishings be a seller concession? Yes, but concessions interact with underwriting and may be capped depending on the loan type, so lender coordination matters when financing is involved.
When should we confirm included items are still in the home? At the final walkthrough shortly before closing, when the buyer verifies condition and confirms agreed-upon items remain.
What if the seller needs extra time to move valuables after closing? A rent-back agreement can allow the seller to stay temporarily under defined terms while contents are removed and the buyer’s ownership is protected.
For discreet guidance on South Florida luxury transactions, connect with MILLION Luxury.
Million Luxury
Million Luxury
Welcome to MILLION, an exclusive luxury real estate boutique nestled in the heart of South Florida’s most desirable locations. Specializing in high-end properties, we provide a sanctuary for discerning clients including top Fortune 500 executives, affluent families, celebrities, and professional athletes from across the globe. At MILLION, we understand the unique demands of our elite clientele and offer a seamless blend of confidentiality and personalized attention. Our commitment to privacy is unwavering; we ensure that every transaction and interaction is handled with the utmost discretion and according to stringent confidentiality protocols. Our concierge service embodies the pinnacle of white-glove care, offering tailored assistance that transcends traditional real estate support.
