Haunted Houses in Key West: What Buyers and Sellers Should Know

Can you sell a haunted house in Key West? Yes. Ghost stories are part of the island's history and its charm, and in Florida a seller does not have to disclose that a home is "haunted." Florida law also says certain psychological stigmas, such as a death that happened on the property, are not material facts the seller has to disclose. Physical defects are different, and they must always be disclosed.

For buyers, the practical advice is simple: if a home's reputation matters to you, ask. For sellers, Damian Vantriglia's advice is to treat a home's story as part of its character, while keeping the focus on condition, location, and price. Those are what decide the sale.

What does the National Association of REALTORS® say about haunted properties?

The National Association of REALTORS® recently looked at what it means to sell a property with a ghostly reputation. Its main point holds true in Key West: a story rarely kills a deal by itself. Disclosure rules, the buyer's own comfort, and honest conversation matter much more than the legend. (Read the NAR article.)

Does a Florida seller have to disclose that a house is haunted?

No. Under Florida Statute 689.25, the fact that a property was the site of a homicide, suicide, or death is not a material fact that must be disclosed in a real estate sale. A reputation for being haunted falls under the same kind of "psychological stigma."

What Florida does require is disclosure of known facts that materially affect the property's value and are not easy for a buyer to see. Think of roof leaks, foundation problems, or water intrusion. In an old Conch house, a creaking floor or a door that swings open by itself is usually a sign of settling, not a spirit. Any defect behind it is still worth having inspected.

A seller should never lie when a buyer asks a direct question. Talk to your agent and, if needed, a real estate attorney about how to answer.

Why is Key West known for haunted houses?

Key West has more than two centuries of shipwrecks, wreckers, sea captains, and storms behind it, all packed into a small Old Town. Many of its homes date to the 1800s, so it is no surprise the island has plenty of local legends:

• Robert the Doll at Fort East Martello, perhaps the island's most famous "resident," who is said to inspire visitors to ask permission before taking his picture.
• The Artist House on Eaton Street, the original home of Robert's owner, Robert Eugene Otto, and now a guest house.
• Captain Tony's Saloon, a building with a long and colorful past and a tree growing through the bar.
• The Key West Cemetery, famous for its above-ground graves and good-humored epitaphs.
• Marrero's Guest Mansion on Fleming Street, a 19th-century home with a well-known ghost story of its own.

Ghost tours run through Old Town nearly every night, and many guest houses mention their stories with pride. In Key West, the past is something people celebrate.

Does a ghost story lower a Key West home's value?

There is no reliable Key West data showing that a ghost story by itself lowers price, and we will not guess at a number. What we see on the ground is that buyers of historic Old Town homes are usually drawn to history. For many of them a good story adds character. For others it is a dealbreaker, so that buyer simply moves on.

What does move value in Key West is the same as always: location, condition, flood zone, insurance costs, whether the home is in the historic district, and transient rental licensing. A good story does not make up for a weak inspection report.

How should you sell a home with a ghost story?

• Lead with the facts. Fix or disclose physical issues first. Get a pre-listing inspection on older homes.
• Know the law and answer honestly. Florida does not require disclosure of psychological stigma, but never make false statements.
• Use history carefully. Original heart pine, Bahama shutters, and the year built are selling points. The legend can be a small part of the story, not the headline.
• Price on the market, not the myth. Recent comparable sales nearby set the price.

What should buyers ask before buying a historic Key West home?

• How old are the roof, wiring, plumbing, and windows?
• Is the home in the historic district, and what does that mean for renovations?
• What are the flood zone and insurance costs?
• Is there anything about the home's history you would want to know? If so, ask the seller directly, and look up the address yourself.

Thinking about buying or selling an older Key West home?

Damian Vantriglia, REALTOR® with Berkshire Hathaway HomeServices Knight & Gardner Realty, was born and raised in Key West and knows the stories behind the island's historic streets. Whether you want a house with a past or a quiet place with none, book a consultation or browse current listings.

This article is general information, not legal advice. Talk to a Florida real estate attorney about your situation.