What Conveys and What Stays with the Sale of a Home in Northeast Florida?
When you buy or sell a home, one of the most common questions that comes up is: “What actually stays with the house?” Buyers don’t want surprises after moving in, and sellers want to avoid last-minute disputes. Let’s break down what conveys (stays) and what typically goes, so everyone’s on the same page at closing.
Fixtures vs. Personal Property
Here’s the general rule: if it’s attached, it conveys.
Fixtures: Built-in shelving, ceiling fans, mounted light fixtures, curtain rods, attached mirrors, and even mounted TVs usually stay.
Personal property: Furniture, rugs, artwork, freestanding shelves, or anything not attached is considered personal property and goes with the seller.
A quick test: if you’d need a screwdriver or drill to remove it, it probably conveys.
Appliances: What Buyers Can Expect
Built-ins (dishwashers, microwaves, ovens) almost always stay.
Refrigerators, washers, and dryers can be tricky. In Northeast Florida, refrigerators are often negotiable, so never assume.
Outdoor kitchen appliances like built-in grills usually convey, but portable grills or smokers go with the seller.
Pro tip for sellers: If you want to keep an appliance, be upfront and put it in writing.
Outdoor Items and Landscaping
Convey: Fences, sheds that are bolted down, in-ground pools, and landscaping (trees, bushes, flowerbeds).
Do not convey: Potted plants, portable sheds, yard décor, and outdoor furniture.
Buyers—if you love that porch swing or garden statue, make sure it’s listed in your offer!
Don’t Forget the Ring Doorbell (and Other Smart Devices)
This is one of the most overlooked areas in real estate today. Many homes in Northeast Florida have Ring doorbells, Nest thermostats, or other smart home devices. Since they’re often wired in or mounted, they typically convey with the property—unless the seller specifically excludes them in the contract.
If sellers want to keep these items, they should remove and replace them before listing or clearly disclose in the MLS notes. Buyers should always confirm in writing what smart devices are included.
How to Avoid Surprises
Put it in the contract – Whether you’re a buyer or seller, never rely on assumptions. Spell out what stays and what goes.
Walk the home before closing – Always do a final walkthrough to confirm everything you agreed on is still there.
Ask early – If you’re unsure about a particular item, bring it up during negotiations—not at the last minute.
Final Thoughts
Buying or selling a home is exciting enough without arguing over light fixtures or appliances. The best way to avoid headaches is to work with a Realtor who makes sure everything is clear in writing from the start.
💡 Thinking of selling in Northeast Florida? I’ll help you prepare your home, avoid last-minute surprises, and get it sold with confidence. Let’s connect today!
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