Best Cash Home Buyersin Florida

How much do cash buyers pay in Florida?

Six ranked buyers publish their offer formula, which is rare. Quality Properties of Northwest Florida subtracts repairs, its selling costs and its minimum profit from the after-repair value, and says its holding and closing costs are typically about 10% of that value. Florida Cash Home Buyers subtracts 10% for holding and selling costs and 10% for profit from the after-repair value, then subtracts repairs. Revival Homebuyer subtracts repairs, selling costs of about 10% and its profit; All About Real Estate and Take Flight Home Buyers name the same steps without figures, and OfferCharm subtracts repairs and its costs from the repaired value. Many investors screen deals with the 70% rule, a formula, not a measured offer.

Compare net to net, never a cash price against a listing net. A cash sale removes the commission, but the deed tax and your share of title costs still apply. Ask every buyer for a written net figure that names who pays each item.

• The purchase price and every deduction from it
• Documentary stamp tax on the deed: $0.70 per $100 in most counties; in Miami-Dade $0.60, plus a surtax that does not apply to single-family homes. All parties are liable by law, and your contract decides who pays
• Owner’s title insurance: the premium is set by state rule, but who pays follows county custom and your contract
• The closing date, and what lets the buyer reprice or walk away

How the Florida market affects a cash sale

Florida houses are holding their price while condos soften, so the case for a cash buyer depends on what you own and where. Each figure below names its source and period, and we never combine two data series in one sentence.

The spread inside the state is wide. In Florida Realtors’ September 2026 data, the Miami-Fort Lauderdale-West Palm Beach single-family median of $659,000 was about 2.3 times Ocala’s $280,640, and Naples’ $785,000 was about 3 times Sebring’s $259,888.

• The existing single-family median was $415,000 in September 2026, up 1.2%, with 4.4 months of supply, per Florida Realtors.
• The condo-townhouse median was $293,500 in September 2026, down 1.8%, with 7.7 months of supply, per Florida Realtors.
• In the same Florida Realtors data, 52.4% of condo-townhouse sales and 28.0% of single-family sales were paid in cash in September 2026 (our calculation from its counts).
• Deed records put Florida’s all-cash share at 41.3% from January to April 2026, among the five highest states, per Realtor.com.
• 27,494 Florida properties had foreclosure filings in the first half of 2026, up 32.7% and the highest state rate in the country, per ATTOM.
• Citizens Property Insurance had 266,231 policies in force on August 31, 2026, down from 771,916 a year earlier and a peak of 1,407,805 in September 2023, per Citizens.

Selling a Florida condo after Surfside

Since the 2022 building-safety law and its later amendments, every Florida condo contract must say whether a milestone inspection and reserve study are required and done, and a cash buyer cannot make that go away.

Florida condos are softer than houses in 2026, but no source we found ties that to the new laws, so we do not claim it. Easy Home Buyer has a page on condo special assessments, and Florida Cash Home Buyers has one on post-Surfside inspection rules.

• Milestone inspection: buildings three stories or taller are inspected by the end of the year they turn 30 (25 where the local agency requires it), then every 10 years (s. 553.899)
• Structural integrity reserve study, for buildings three stories or taller in associations that existed by July 1, 2022: due by December 31, 2025, and never later than December 31, 2026 (s. 718.112)
• Your contract must say whether those are required and done. Unless the buyer received the documents more than 7 days before signing, the buyer can void within 7 days of receiving them, and that right cannot be waived, even by a cash buyer (s. 718.503)
• The association must deliver an estoppel certificate within 10 business days, for a fee capped by statute at $250 before add-ons and inflation adjustments (s. 718.116); unpaid assessments follow the unit and usually come out of your proceeds

What the seller owes before closing

Florida has no standard seller disclosure form, but a seller who knows about a hidden problem that materially affects value must disclose it, even in an as-is cash sale. Several statutory notices also apply.

• Flood disclosure, at or before signing, on every residential sale since October 1, 2024, expanded in 2025 (s. 689.302)
• Radon notice on at least one contract document (s. 404.056) and the property tax disclosure summary (s. 689.261)
• HOA disclosure summary before signing, or the buyer may void within 3 days (s. 720.401)
• Federal lead paint disclosure for homes built before 1978, including as-is cash sales (EPA)
• If the home is your homestead and you are married, your spouse must sign the deed, even if only your name is on title

Do I need a lawyer to sell my house for cash in Florida?

No statute requires one. Florida cash sales usually close through a licensed title agent or a real estate attorney (s. 626.8417), and money a title agency holds is held in trust (s. 626.8473). You can still hire your own real estate attorney, and it is worth doing for an estate, a homestead or a contract the buyer wrote.

There is no general cooling-off period. The FTC Cooling-Off Rule excludes real estate, and Florida’s 3-business-day right below applies only to certain foreclosure deals. Once you sign, the contract is your protection.

In foreclosure? What Florida law covers

Florida’s foreclosure-rescue statute is narrow. It covers a sale only when a foreclosure notice is recorded against the home, you keep an interest such as a lease-back or buy-back, and the deal is meant to stop or delay the foreclosure. Then the contract must be in large type, you can cancel until 5 p.m. on the third business day, and a buy-back price more than 17% a year above the total the buyer paid is presumed unconscionable. A straight cash sale where you move out is not covered.

Foreclosure goes through the courts. After judgment, the sale is set 20 to 35 days out (s. 45.031), and you can usually redeem until the clerk files the certificate of sale or a later time set in the judgment (s. 45.0315). After lienholders who file timely claims are paid, any surplus belongs to the owner, you can claim it yourself with a free form, and a surplus buyer’s assignment is honored only if its fee is 12% or less (s. 45.033).

Direct buyer or wholesaler?

Florida has no law written for wholesalers, and as of October 25, 2026 we found no wholesaling bill. But Florida presumes that anyone who advertises property they do not own is acting as a broker, which requires a license when done for a fee (s. 475.43); the presumption can be rebutted, but unlicensed brokerage is a third-degree felony (s. 475.42). Ask in writing whether the company will close in its own name with its own money, and bar assignment without your consent.

Revival Homebuyer and All About Real Estate say in writing that they do not wholesale, and Cornerstone Homebuyers says it buys with its own money. Several Florida buyers are run by licensed agents or brokers buying for their own account; ask the contract to say whether anyone on the buyer’s side is a licensee and in what role.

Does Opendoor buy houses in Florida?

Yes, according to its own pages. Opendoor’s help center lists Florida, including Orlando, Tampa and Jacksonville, and its eligible home types are single-family homes, townhomes and some condos. It lists mobile and manufactured homes as not eligible, promises closing in 21 to 60-plus days and publishes no fee percentage.

Offerpad and HomeGo list only their Jacksonville, Orlando and Tampa markets. Express Homebuyers buys only in Broward and Palm Beach counties, and Sundae lists Tampa only as a marketplace. We could not verify a HomeVestors or Joe Homebuyer franchisee from their own pages.

Property types that change the deal

Florida’s homestead, mobile-home and storm rules shape what a cash buyer will pay and how fast it can close.

• Mobile homes: check whether yours has a vehicle-style title or was converted to real property (s. 319.261). In a park, the park must approve the buyer and may not unreasonably withhold approval (s. 723.059)
• Probate: a personal representative can sell without court approval only if the will gives the power (s. 733.613). Summary administration now covers estates up to $150,000, up from $75,000 on July 1, 2026 (s. 735.201)
• Tenants: a buyer generally takes the property subject to existing leases, and security deposits must transfer to the new owner (s. 83.49)
• Code liens attach to the property but cannot be foreclosed on a homestead (s. 162.09). An open permit from a prior owner is a reason buyers discount, not a bar to selling; any owner can close it (s. 553.79)
• Storm damage: if repairs cost half or more of the structure’s pre-damage value, flood-plain rules and your local ordinance can require it to meet current flood rules, as determined by the local building official (Florida’s definition is in s. 161.54). Since June 26, 2025, local governments may not add up repairs over several years (s. 163.31795). Ask for the substantial damage determination before accepting a “land value” offer.

When a cash sale is the wrong call

A cash sale wins when time, condition or certainty matter more than price, and loses when you can wait. In our worked example, a Florida house worth $415,000 after repairs and needing $40,000 of work nets about $248,200 from a 70%-formula cash offer, $350,400 from listing as-is and $346,900 from renovating first. All three paths pay doc stamps and carrying costs of $532 a month; the two listing paths also pay a 5.29% commission (Clever survey, August 2026, 61 agents).

That gap of about $102,200 is the price of speed in this example. We assume four months to list and sell, which is conservative against Florida Realtors’ 87-day median time to sale. Where county custom puts owner’s title insurance on the seller, every column loses about $1,300 to $2,150 more. The median mixes renovated and unrenovated homes, so treat it as a simplification. The calculator above uses a different, illustrative cash assumption, so its figures will not match this example.

Cash tends to win for storm damage, an uninsurable roof, a condo facing a special assessment, open code liens or an inherited house. It tends to lose for an insurable, move-in-ready single-family home. Your buyer’s property tax resets after the sale (s. 193.155), and you can carry part of your Save Our Homes benefit to a new Florida homestead.

Spotting a scam and where to report it

Every Florida county clerk must offer a free email alert when a document is recorded in your name (s. 28.47); sign up in each county where you own property, as with Miami-Dade’s. It is an alert, not a block. Recording a fraudulent deed is a felony (s. 817.535), and an owner can sue to quiet title on a fast track (s. 65.091). In December 2025 a Florida court ordered MV Realty to remove liens from over 9,000 homes over long-term listing agreements.

Report deceptive buyers to the Attorney General’s Fraud Hotline at 1-866-966-7226 (AG), unlicensed real estate activity to DBPR (Department of Business and Professional Regulation), and fraud to the FTC at ReportFraud.ftc.gov. Unclaimed surplus funds can be searched free at FLTreasureHunt.gov.

• An offer to let you rent back or buy back the home while in foreclosure, without the large-type contract and 3-business-day cancellation notice
• Upfront fees to stop a foreclosure, being told not to call your lender, or payment by wire or app (FTC)
• A buyer advertising your home to other investors before closing, or a contract that lets it assign to anyone without your consent
• A surplus-funds pitch asking for more than 12% of a foreclosure surplus, or saying you need a company to claim it
• A condo buyer asking you to waive its 7-day document review right; the statute says any waiver has no effect
• A claim that a cash sale nets more than listing; the FTC’s 2022 Opendoor order treated that claim as deceptive when unsupported
• Our synthesis of local reporting: “land value” offers in storm-hit areas made before the local substantial damage determination

Verify any buyer in fifteen minutes

Five free checks show whether a buyer is who it says it is, and whether it actually closes on homes in its own name.

• Entity: search the Florida Division of Corporations (Sunbiz) for the buyer’s status, filing date and managers
• Purchase history: search the company as grantee in the county clerk’s official records, and as owner on the property appraiser’s site
• Lawsuits: the county clerk’s online court records, by party name
• Licenses: the DBPR license search, to see whether the person across the table is a licensed agent or broker
• Complaints: call the Attorney General’s Fraud Hotline, and read the company’s BBB file as a pointer, not a verdict