Your Questions Answered
Everything you need to know about selling your property for cash. If you do not see your question here, call us - we are happy to help.
Selling a property for cash follows a simple three-step process. First, you contact us with your property details - address, condition, and your preferred timeline. Second, we analyze the property using comparable sales data, market conditions, and property condition to determine a fair cash offer, which we present within 24 hours. Third, if you accept, we open escrow with a licensed title company, handle all paperwork, and close on your chosen date - typically 7 to 14 days.
Unlike traditional sales, there are no showings, no open houses, no repairs, no staging, no appraisals, and no financing contingencies. The offer we make is what you receive at closing (minus any existing liens, which are paid through the title company at closing).
Most cash sales close in 7 to 14 business days. The primary factor controlling timeline is the title search - the title company must verify clear ownership and check for liens, judgments, or encumbrances. A clean title can be verified in 3 to 5 business days in most Florida counties. If there are title issues (liens, probate, boundary disputes), resolution may add 2 to 6 weeks depending on complexity.
You also control the timeline. If you need more time to move or arrange your next living situation, we can schedule closing weeks or even months out. Some sellers also request a rent-back arrangement where they stay in the property after closing for a short period.
No. You do not need to clean, repair, paint, landscape, or prepare the property in any way. Leave behind furniture, appliances, personal belongings, or debris - we handle all of it after closing. This is one of the primary advantages of a cash sale. We buy properties in any condition: fire-damaged, water-damaged, mold-infested, structurally compromised, hoarded, or simply outdated. The condition is already factored into our offer price.
Zero cost. The cash offer is completely free and comes with no obligation. There are no application fees, no inspection fees, no appraisal fees, and no consultation fees. If you decide not to sell after receiving the offer, simply let us know - no penalty, no pressure, no questions asked. Many sellers use our free offer as a baseline to compare against listing with an agent.
We pay the closing costs. In a traditional Florida real estate transaction, the seller typically pays 1% to 3% of the sale price in closing costs (title insurance, doc stamps, recording fees, etc.). In our cash transactions, we absorb these costs so the offer price is your net amount. The only deductions from the offer price would be existing liens, mortgages, or back taxes that must be satisfied at closing - which the title company handles automatically.
We analyze four primary factors: (1) comparable sales - recent sales of similar properties within a 1-mile radius, (2) current market conditions - supply and demand, average days on market, and price trends in your specific area, (3) property condition - estimated repair costs based on the information you provide and, when possible, a brief walkthrough, and (4) location factors - neighborhood desirability, school districts, flood zones, and proximity to amenities.
Our offers typically range from 70% to 85% of the after-repair market value (ARV). While this is below full retail price, it accounts for the repairs, holding costs, and risk we take on. When you factor in the 8% to 10% in costs that traditional sellers pay (commissions, closing costs, repairs, carrying costs), the net difference between a cash offer and a traditional sale is often 5% to 10%.
No. We build long-term reputation on fair dealing. Our offers are based on verifiable market data - not arbitrary numbers. We provide a detailed breakdown showing how we arrived at the offer price, including the comparable sales we used. You are free to verify every data point independently. If our offer does not work for you, there is zero pressure to accept. We would rather lose a deal than make an unfair offer that damages our reputation.
Yes. The initial offer is a starting point. If you believe the property is worth more based on factors we may not have considered - recent upgrades, unique features, or comparable sales we may have missed - we are open to discussing it. We want the deal to be fair for both parties. In some cases, we can increase the offer if new information justifies it.
A cash offer (also called an all-cash offer) means the buyer has the funds available immediately without needing a mortgage loan. This eliminates several risks and delays: no loan application, no underwriting, no bank appraisal, no financing contingency, and no risk of the deal falling through because the lender denied the loan. According to the National Association of Realtors, approximately 15% of financed offers fall through before closing. Cash offers close at a rate above 95%.
We purchase virtually every type of real estate: single-family homes, condominiums, townhouses, multi-family properties (duplexes through large apartment complexes), commercial buildings (office, retail, medical), vacant land (residential lots, commercial parcels, agricultural acreage), mobile and manufactured homes, industrial properties (warehouses, factories, flex space), farms and ranches, mixed-use buildings, and retail properties. If the property has a deed and can be legally transferred, we can most likely make an offer.
Yes. We buy office buildings, retail storefronts, strip malls, medical offices, restaurants, auto shops, warehouses, and other commercial properties. Commercial cash sales are especially valuable because commercial financing is significantly more complex and time-consuming than residential - often taking 60 to 120 days with extensive documentation requirements. Cash eliminates all of that.
Yes. We buy residential building lots, commercial parcels, agricultural acreage, waterfront land, and undeveloped tracts. Land is one of the hardest property types to sell traditionally because most real estate agents do not specialize in land sales, and banks rarely provide mortgages for raw land. Cash is often the only practical way to sell land within a reasonable timeframe.
Yes. We frequently purchase rental properties with tenants in place. You do not need to evict tenants before selling. We honor existing lease agreements and assume responsibility for tenant management at closing. This is especially valuable for tired landlords who want to exit the landlording business without the hassle and legal complexity of evictions.
Yes. Florida law (FL Statute 475) does not require a real estate agent to sell property. Homeowners can sell directly to a buyer (including cash buyers) without agent involvement. The only legal requirement is that a licensed title company or real estate attorney handles the closing and title transfer. In Florida, the seller traditionally selects the closing agent. All documents - including the purchase agreement, deed, and closing disclosure - are prepared by the title company or attorney at no cost to you in our transactions.
The Florida Homestead Exemption (Article X, Section 4 of the Florida Constitution) provides property tax benefits and creditor protection for your primary residence. When you sell your homestead property, the exemption transfers to your next Florida primary residence if you establish one within a specific timeframe. A cash sale does not change how the homestead exemption works - the same rules apply whether you sell through an agent, FSBO, or to a cash buyer. Your title company will handle the homestead documentation at closing.
In a traditional Florida sale, sellers typically pay: documentary stamp tax (0.70% of sale price, or 0.60% in Miami-Dade County), owner's title insurance (varies by sale price, roughly $1,000-$3,000), prorated property taxes, any outstanding HOA fees, and the real estate commission (5-6%). On a $350,000 home, that totals approximately $28,000 to $35,000. In our cash transactions, we pay the closing costs, so your offer price is your net amount (minus any existing liens or mortgages paid off at closing).
We buy properties in all 67 Florida counties. Our heaviest activity is in Miami-Dade, Broward, Palm Beach, Orange, Hillsborough, Pinellas, Duval, Brevard, Lee, Collier, Sarasota, Volusia, Seminole, and Polk counties. Whether your property is in downtown Miami or rural Gilchrist County, we can make an offer. We also buy properties nationally - Florida is our primary market, but we serve sellers across the United States.
Yes. Hurricane damage is one of the most common reasons Florida homeowners seek cash buyers. Insurance claim complications, repair cost uncertainty, and the lengthy reconstruction timeline make cash sales attractive. We buy properties with roof damage, water intrusion, flooding damage, structural damage, and total losses. If there is an open insurance claim, we can often work with the assignment of benefits or purchase the property with the claim in progress.
Yes. Selling a house during divorce is one of the most common reasons sellers come to us. A cash sale simplifies the process because it is fast (both parties can move on quickly), the price is certain (no negotiations falling through), and the proceeds can be split cleanly at closing. Both parties on the deed must agree to the sale and sign the closing documents. If the divorce is contentious, the title company can coordinate with both parties' attorneys to ensure the process is handled properly.
Selling an inherited property depends on whether the estate has gone through probate. If the property is in a trust or has been through probate and the deed is in your name (or you are the personal representative with letters of administration), you can sell immediately. If probate is pending, we can still make an offer and close once probate is complete. In Florida, formal probate typically takes 3 to 6 months. Summary administration (for estates under $75,000 or when the decedent has been dead for more than 2 years) is faster. We work with probate attorneys regularly and can guide you through the process.
Yes, and time is critical. In Florida, foreclosure is a judicial process that takes an average of 180 to 240 days from the first missed payment to the foreclosure sale. If you are behind on payments, selling for cash before the foreclosure sale can save your credit from a foreclosure record, allow you to pay off the mortgage in full (or negotiate a short sale if the property is underwater), and potentially walk away with cash in hand. The key is acting before the foreclosure sale date. Contact us as early as possible - even if you have only missed one or two payments.
Yes. Tax liens, IRS liens, mechanic's liens, HOA liens, and judgment liens are all resolved at closing through the title company. The lien amounts are deducted from the sale proceeds, so you do not need to pay them out of pocket before selling. In some cases, we may be able to negotiate lien reductions with creditors as part of the closing process.
We buy properties with code violations. In Florida, code violations can include unpermitted construction, zoning violations, overgrown vegetation, inoperable vehicles, structural issues, and building safety violations. Outstanding code violation fines can sometimes be negotiated with the county or municipality as part of the sale. We have experience working with local code enforcement offices to resolve or reduce fines during the closing process.
Yes. Cash real estate transactions are completely legal and have been a part of the real estate market since real estate has existed. In fact, according to ATTOM Data Solutions, cash sales represent approximately 30% to 35% of all residential real estate transactions nationally. The process uses the same title companies, attorneys, and closing procedures as any other real estate transaction. The difference is simply the funding source - cash instead of a mortgage.
Florida does not legally require an attorney for real estate transactions (unlike some states). However, you are always welcome to have your own attorney review the purchase agreement before signing. The title company handling the closing is a neutral third party that protects both the buyer and seller. If your situation involves probate, divorce, bankruptcy, or complex title issues, we strongly recommend having your own attorney involved.
The tax implications of a cash sale are the same as any other property sale. If the property is your primary residence and you have lived in it for at least 2 of the last 5 years, you may exclude up to $250,000 in capital gains ($500,000 for married couples) under the IRS Section 121 exclusion. If it is an investment property, you will owe capital gains tax on the profit. The method of sale (cash vs. financed) does not change your tax obligations. We always recommend consulting a CPA or tax professional for your specific situation.