Thinking about selling your Toscana condo and wondering how to stand out in a high-amenity building where details matter? You are not alone. Toscana attracts discerning buyers who compare view lines, renovation levels and carrying costs within the towers before making a move. In this guide, you will learn how to price with confidence, prepare the right documents, time your launch and market to the buyers who shop Toscana. Let’s dive in.
Toscana at a glance
Toscana is a three-tower, full-service condominium community along A1A in Highland Beach with addresses commonly cited as 3700 S Ocean Blvd, 3720 S Ocean Blvd and 3740 S Ocean Blvd. Owners enjoy a private Beach Club across A1A along with multiple onsite amenities that appeal to seasonal and year-round buyers alike.
Common selling points include:
- Private beach club with towel service and locker rooms
- Three resort-style pools and sundecks
- Fitness centers, billiards and social rooms
- 24-hour lobby staff, concierge and valet
- Assigned garage parking with underground access
- Tennis courts and on-site management
- Private elevator entry to many units
Units generally range from about 1,900 to more than 5,400 square feet and were built in the early 2000s. Exact counts and inclusions vary by tower, so plan to confirm details in your association documents before you list.
Recent sales and price bands
Values at Toscana vary widely by tower, floor, view and renovation level. Recent examples from 2024–2025 show the spread sellers should expect to navigate:
- 3700 S Ocean Blvd Unit 510 closed around April 10, 2025 for about $1.325M
- 3700 S Ocean Blvd Unit 1107 closed November 7, 2025 for about $1.995M
- 3740 S Ocean Blvd Unit 1408 closed September 3, 2024 for about $3.55M
- A 3720 S Ocean Blvd penthouse closed in April 2025 around $3.15M
These examples illustrate why a building-specific CMA is essential. A mid-floor three-bedroom with an intracoastal slice will not track a high-floor corner with sweeping ocean and intracoastal views. Expect smaller or dated plans to land closer to the lower band and fully renovated, high-exposure layouts to command premiums.
Top factors that move price
- View and exposure. Wide ocean or dual ocean and intracoastal panoramas add significant value. Corner stacks and floor-to-ceiling exposures help.
- Tower and Beach Club proximity. Units that offer especially convenient access to the Beach Club can draw stronger demand.
- Floor level and private elevator entry. Higher floors with private foyers and taller ceilings trend higher per square foot.
- Renovation and mechanicals. Updated kitchens and baths, newer HVAC, impact glazing and fresh flooring reduce buyer friction and shorten market time.
- Size, parking and storage. Larger plans and multiple deeded garage spaces or storage lockers add measurable value.
- Carrying costs and assessments. Monthly HOA dues at Toscana vary from roughly the low $1,000s to near $6,000 per month depending on unit size and inclusions. Buyers weigh total monthly cost heavily and will discount for upcoming assessments or large named-storm deductibles.
How to set your list price
- Build a Toscana-only CMA. Start with recent closings within your tower if possible, then adjust for view, floor, private elevator entry, garage count and renovation level. State the sale date and price for each comparable.
- Use price per square foot carefully. Per-square-foot can be noisy in a heterogeneous luxury community. Let it guide ranges, not exact targets.
- Model the monthly picture. Many buyers judge affordability by total monthly cost. When you review comps, include HOA dues, estimated insurance, and taxes. For example, a buyer comparing two similarly priced units will often favor the lower all-in monthly even if the list price is higher.
Association documents and timelines to get right
Florida condominium resales come with required documents and a defined rescission period for buyers. Getting this right prevents closing delays.
- Resale packet and rescission rights. Florida law outlines what must be provided to buyers and when they can cancel after receiving documents. Review the statute on condominium resales for guidance in Florida Statute 718.503.
- Estoppel timing. Associations must issue an estoppel certificate within 10 business days of a written or electronic request. Fee caps and rush options are defined in Florida Statute 718.116. Order the estoppel early to avoid last-minute surprises.
What the resale packet typically includes:
- Declaration, bylaws, rules and FAQs
- Most recent year-end financials and current budget
- Reserve study or summary of reserves
- Master insurance declarations page, including named-storm deductible
- Recent board meeting minutes and any litigation disclosures
Financing and project eligibility
Conventional lenders review a condo’s project eligibility. Factors like reserves, delinquency rates, litigation and commercial space share can impact whether loans are available on standard terms. If eligibility is a concern, some buyers will need portfolio or non-warrantable financing, which can reduce the buyer pool. You can learn more in Fannie Mae’s project eligibility overview. If any project-level issues exist, disclose them early and provide board plans or timelines to resolve them.
A 6 to 12 month prep plan that works
A clear, step-by-step plan can make your sale smoother and more profitable. Use this timeline to organize your efforts.
6 to 12 months out
- Review association documents and recent board minutes. Ask management directly about planned assessments or major projects and request timelines and cost ranges.
- Prioritize updates. Focus on kitchens, baths and visible cosmetic improvements. Service the HVAC and address any obvious maintenance items.
- Line up insurance-friendly reports. For coastal properties, confirm whether current wind mitigation or related documentation is available. Florida’s Office of Insurance Regulation explains how these forms affect premiums in its wind mitigation resources.
1 to 2 months out
- Order the estoppel. The association has 10 business days after a written request, so start early to keep your timeline intact. See the timing and fee rules in Florida Statute 718.116.
- Book photography and decide on staging. Stage the living room, primary bedroom and key entertaining spaces first. NAR surveys show these rooms deliver the strongest ROI. Review the latest insights in the NAR home staging snapshot.
- Assemble a buyer packet. Include the estoppel ETA, current budget and financials, reserve study or summary, master insurance declarations, rules, parking and storage assignments, and recent minutes.
Listing launch and showings
- Coordinate building logistics. Confirm showing hours, valet or guest parking, elevator reservations and any lockbox restrictions with management. Add clear instructions to your showing remarks.
- Lead with lifestyle in your visuals. Include twilight balcony shots, private elevator entry and a concise sequence that shows how you access the Beach Club. Seasonal and relocation buyers respond to the lock-and-leave message.
- Target the right audiences. Seasonal interest typically peaks from late fall through early spring. Pair your launch with targeted digital outreach to Northeast and Eastern Canadian markets, plus relocation channels tied to Boca and Delray employers.
Your Toscana showing packet checklist
Make it easy for buyers and their lenders to say yes. Prepare these items before the first showing.
- Current estoppel or confirmation of order date and delivery window. The 10 business day rule helps set expectations. See Florida Statute 718.116.
- Most recent year-end financials and current budget, plus a reserve study or summary. These inform lender project reviews.
- Master insurance declarations page with the named-storm deductible highlighted. Lenders and buyers use this to estimate HO-6 coverage and out-of-pocket risk. For financing context, see Fannie Mae’s project eligibility guidance.
- Rules and FAQs, including pet policy and leasing terms, so buyers can confirm fit before they write.
- Parking and storage documentation, including garage space numbers and any deeded storage lockers.
- Service and repair records for in-unit systems and notes on any building or Beach Club improvements that could affect access or timelines.
What to expect in today’s market
Early 2026 in Palm Beach County showed increased listing activity, higher median sale prices and longer days on market compared with late 2025, with months of supply sitting in a balanced range. Translated to Toscana, buyers are comparing condition and view line by line within the community. Accurate, building-specific pricing and strong presentation still win.
Common friction points and how to avoid them
- Slow or late estoppel. Order the estoppel before you go active and track the delivery window defined by statute. If the association misses it, fee rights can be affected, so start early.
- Insurance and lender project review. High named-storm deductibles, low reserves or active litigation can trigger additional review and limit conventional financing. Share the master policy declarations page and reserve summary upfront. See Fannie Mae’s overview for the kinds of items lenders evaluate.
- Building or Beach Club repairs. If concrete, pool or exterior work is underway, disclose the scope, expected completion and any alternate amenity access. Clear timelines prevent contract turbulence later.
Marketing that speaks to Toscana buyers
Seasonal buyers
From late fall through early spring, seasonal buyers look for turnkey, low-maintenance living. Highlight furnishings if offered, the Beach Club routine, valet and concierge, and secure storage for off-season items. Time your launch early in the season to ride peak interest.
Relocation and year-round buyers
These buyers want clarity on HOA governance, reserves, monthly dues and financing friendliness. They also appreciate commuting context for Boca and Delray, plus a short list of vetted local vendors for insurance, housekeeping and property care.
Investor considerations
If leasing is permitted within your tower and stack, present the rental rules, any caps, minimum lease terms and a clear history of rental activity and tax compliance. Share rules early so buyers know what is permissible before they underwrite returns. For disclosure requirements on condominium resales, see Florida Statute 718.503.
The bottom line
A successful Toscana sale is part pricing science, part presentation and part condo governance readiness. When you pair an accurate, building-focused CMA with a clean document package and targeted seasonal marketing, you give buyers what they need to write stronger offers faster. If you would like a custom pricing analysis and a preparation plan matched to your specific tower, view and renovation level, connect with us. As a boutique, broker-led firm based in Highland Beach with deep Toscana experience, we are ready to help you list with confidence and close smoothly.
Ready to map out your sale? Schedule your consultation with Judith Randon Realty Inc.
FAQs
How long does it take to sell a Toscana condo in Highland Beach?
- Timelines vary by view, renovation level and pricing accuracy. In a balanced market, well-presented units with strong views and current finishes tend to move faster than dated plans.
What documents do I need before listing my Toscana unit?
- Prepare the resale packet items: rules and declaration, recent financials and budget, reserve summary, master insurance declarations, recent minutes and a timely estoppel request per Florida statute.
How do HOA fees affect my sale price at Toscana?
- Buyers compare total monthly costs. Higher dues or pending assessments can reduce buyer willingness to pay. Show dues, insurance and taxes alongside list price to set clear expectations.
What is a Florida condo estoppel letter and when should I order it?
- It is an association certificate that confirms dues, assessments and compliance items. Associations have 10 business days to deliver after a written request, so order it before you go active.
Will financing be an issue for buyers at Toscana?
- It depends on project eligibility. If reserves, litigation or delinquency metrics trigger a project review, some buyers may need portfolio financing. Share eligibility-related documents early.
When is the best time of year to list a Toscana condo?
- Seasonal demand typically peaks from late fall through early spring. Listing during this window can attract more snowbird buyers, but you may also face more competition. A well-staged, well-priced launch performs in any season.
