Research reviewed September 15, 2026
We checked fourteen operations that advertise cash offers in Florida, ranked ten by how specifically they disclose where they buy, and named the ones whose own websites contradict the lists that rank them. Not one publishes an offer formula, so we do not rank on price, and we explain below what we rank on instead.
Submit your address to check buyer coverage. Offer availability is not guaranteed and depends on the property, location, and active buyer network.
Florida, by the numbers
These figures describe different slices and dates. They are context for comparing routes, not a valuation of a specific address.
Florida's insurer of last resort still carried this many policies as of September 11, 2026. A home that only Citizens will write is a home many financed buyers struggle to close on, which is the single biggest reason Florida owners take cash.
Citizens Property Insurance, policies in forceCharged on the total consideration in every county except Miami-Dade, which charges 60¢ per $100 plus a 45¢ surtax that does not apply to a transfer of only a single-family dwelling.
Florida Department of Revenue, documentary stamp taxA condominium or cooperative building three habitable stories or more must have a milestone inspection at 30 years and every 10 years after. Local agencies may require it at 25 years where salt-water proximity justifies it.
Fla. Stat. 553.899, milestone inspectionsA homestead's assessed value cannot rise by more than three percent or the change in CPI, whichever is lower. Long-held Florida homes therefore carry an assessment far below market, and that gap does not transfer with the house.
Fla. Stat. 193.155(1), homestead assessmentsFlorida is not one cash-buyer market and it is not really one housing market either. A 1970s coastal condominium facing a structural integrity reserve study, an inland bungalow whose roof age decides whether it can be insured at all, and a house with a prior flood claim are three different transactions with three different sets of buyers.
That fragmentation is the reason this page is organized by region. The national instant-offer platforms concentrate on the Tampa, Orlando and Jacksonville metros, and nearly every independent operator we could verify is Tampa-centered, so where your property sits often decides whether you have a real choice or only one.
Six markets, one state
A county figure hides more in Florida than in most states, because the cost that moves a cash offer most — whether the house can be insured, and at what premium — turns on roof age and elevation street by street. Treat any county number quoted for a specific address with suspicion, including ours.
Hillsborough, Pinellas, Pasco, Polk
The most crowded cash-buyer market in the state.
Every national platform we verified names Tampa, and so does every independent operator that survived our checks. If you are selling here you can realistically collect several competing offers, which is the one condition under which comparing them is worth your time.
HomeGo Tampa market city listOrange, Seminole, Osceola, Lake
Second-deepest coverage, with both national platforms present.
Opendoor, Offerpad and HomeGo all name Orlando, and HomeGo publishes the surrounding cities it will travel to. Coverage thins quickly once you move away from the metro toward the interior counties.
Offerpad locations, Orlando marketDuval, Clay, St. Johns, Nassau
National platforms yes, verified independents almost none.
Offerpad and HomeGo both name Jacksonville and HomeGo lists the beach and Fleming Island suburbs. Nearly every independent operator we could verify is Tampa-centered, so a Jacksonville seller is realistically choosing between the platforms.
HomeGo Jacksonville market city listMiami-Dade, Broward, Palm Beach
Thinner verified coverage than its size suggests.
Only one operator in our ranked set publishes a South Florida address. Miami-Dade is also the one county where the deed tax arithmetic changes, so a South Florida net-proceeds estimate built on the statewide rate will be wrong.
Florida Department of Revenue, Miami-Dade rate and surtaxLee, Collier, Charlotte, Sarasota
Insurance and flood history dominate the conversation.
This is where a prior flood claim is most likely to exist and now most likely to be disclosed, because the statute requires the seller to hand over a flood disclosure at or before the contract is signed.
Fla. Stat. 689.302, flood disclosureEscambia, Okaloosa, Bay, Leon
One national platform names it; independents are scarce.
Opendoor publishes a Florida Panhandle market page. We could not verify an independent operator that names Panhandle cities in its own coverage list, so treat any that contacts you as unverified until you check its address yourself.
Opendoor Tampa market pageHow we reviewed the list
Not one Florida operator in this research publishes an offer formula, and every percentage circulating online was written by a listicle publisher rather than by a buyer. So the ranking below scores the weight of evidence you can check yourself. No company paid Cash-Match for placement on this page.
The 2026 comparison
Company-stated means the operator publishes the claim. It does not mean Cash-Match independently confirmed a closing, a price, a fee waiver, or a response time. Recheck every term in the written offer.
| Rank | Option | Best for | Type | Base |
|---|---|---|---|---|
| 1 | Opendoor | Tampa, Orlando, Jacksonville and Panhandle sellers who want a same-week number | Direct buyer, national platform | Publishes per-market Florida pages |
| 2 | Offerpad | Sellers in the three largest Florida metros who want a second platform number | Direct buyer, national platform | Jacksonville, Orlando and Tampa markets |
| 3 | HomeGo | Sellers who want to check coverage at the suburb level before calling | Direct buyer, national platform | Jacksonville, Orlando and Tampa markets |
| 4 | I Buy FL | Orlando and Tampa Bay sellers who want a number they can hold the company to | Direct buyer, independent | Orlando and Tampa Bay |
| 5 | Home Buyer Tampa | Hillsborough and Pinellas sellers who want a named local list | Direct buyer, independent | Tampa |
| 6 | Tampa Fast Home Buyer | Sellers in the smaller Tampa Bay and Pasco towns | Real estate investment company, stated explicitly | Tampa Bay |
| 7 | Revival Homebuyer | Tampa sellers who want a fast written offer | Direct buyer, independent | Tampa |
| 8 | Florida Cash Home Buyers | South Florida sellers who want a local address on file | Direct buyer, independent | Fort Lauderdale |
| 9 | Express Homebuyers | Sellers who want a multi-state operator on the list | Direct buyer, multi-state | Names Florida among five markets |
| 10 | We Buy Houses Fast Cash Florida | Nothing we can recommend on the published evidence | Unclear from published material | Not published |
Tampa, Orlando, Jacksonville and Panhandle sellers who want a same-week number
The only operation in this set that runs a separate published page for each Florida market it serves, including a Florida Panhandle page that no independent we checked matches. It states plainly that it buys, and it is candid that its fee exists without telling you what the fee is.
Sellers in the three largest Florida metros who want a second platform number
Publishes exactly three Florida markets and groups the surrounding towns under each. That is narrower than Opendoor and Offerpad says so rather than implying statewide reach, which is why it ranks second rather than lower.
Sellers who want to check coverage at the suburb level before calling
Publishes the most granular Florida coverage data of any operation we checked, naming individual suburbs under each of its three markets. That specificity is exactly what our heaviest ranking test rewards.
Orlando and Tampa Bay sellers who want a number they can hold the company to
The highest-ranked independent on this page, and the only one that publishes both a closing window and a fee position in the same breath. Both claims are specific enough to test against a contract, which is the most any operator here gives you.
Hillsborough and Pinellas sellers who want a named local list
Names six specific Tampa Bay cities rather than claiming the region, and states its fee position plainly. It publishes an offer turnaround but not a closing timeline, which is the one gap keeping it below the operator above it.
Sellers in the smaller Tampa Bay and Pasco towns
Publishes the longest city list of any independent we verified, reaching towns the platforms do not name, and describes itself plainly as a real estate investment company rather than blurring the line.
Tampa sellers who want a fast written offer
Clearly a Tampa operator and says so, but publishes materially less checkable detail than the three independents above it. The offer turnaround is the only number on the page.
South Florida sellers who want a local address on file
The only ranked operator publishing a South Florida address, which matters because verified coverage there is thinner than the region's size suggests. It claims the whole state without naming a single city, which is what holds it here.
Sellers who want a multi-state operator on the list
Places itself in Florida in its own words, but Florida is one entry in a five-market sentence with no cities, counties or offices behind it. That is thinner Florida-specific disclosure than any operator above it.
Nothing we can recommend on the published evidence
Ranks last because it publishes the least. We could verify a Florida cash-purchase claim and a no-commission claim and essentially nothing else: no city list, no address, no timeline, and no statement of whether it buys or assigns.
The part other lists leave out
A ranking that only shows you the winners is an advertisement. These companies were reviewed against the same criteria and did not make the list. Several appear near the top of other Florida rankings.
Both of these appear on published lists of Florida cash buyers. Both of their own websites place them somewhere else. We did not rank them, and we are naming the discrepancy rather than quietly dropping them.
A widely published Florida ranking lists this company across eight Florida cities including Miami, Orlando and Tampa. Its own website says sell your Massachusetts house fast for cash and publishes a Boston address. We found no Florida coverage statement on its own site.
Pavel Buys Houses company siteFrequently included in Florida cash-buyer roundups. Its own site lists its markets as California, Nevada, Oklahoma, South Carolina and Utah. Florida is not among them.
Sundae company site, markets servedThese operations may well buy in Florida. We could not retrieve a page to confirm it, and we will not rank a company on the strength of what other people say about it.
Both the Florida locations path and the main site returned an access error when we tried to read them on September 15, 2026. We therefore have no first-hand statement of Florida coverage. Note separately that HomeVestors operates through independently owned franchises, so coverage and conduct vary by franchisee rather than being set nationally.
HomeVestors main siteThe page title references Florida, but the pages we retrieved returned only markup and no readable statement of coverage, cities, fees or timelines. A title tag is not a disclosure, so we did not rank it.
House Heroes Florida pageNet proceeds, not gross
Most comparisons put a gross cash offer next to a net listing figure, which is not a comparison at all. Every line below is named, and every assumption is labeled as sourced, as a rule of thumb, or as a number we invented for the illustration.
A round number chosen so the arithmetic is easy to follow. Replace it with your own before drawing any conclusion.
Not one of the fourteen operations we checked publishes how it calculates an offer. This share is illustrative only and is not sourced from any company on this page.
70 cents per $100 of consideration on $400,000, outside Miami-Dade. In Miami-Dade the rate is 60 cents per $100 plus a 45-cent surtax that does not apply to a transfer of only a single-family dwelling.
Florida Department of Revenue, documentary stamp taxThe statute taxes the document; it does not assign the cost to a party. Allocation is negotiated in the contract and varies by county custom, so confirm it for your own sale.
Florida Department of Revenue, documentary stamp taxIllustrative. Florida closings are customarily handled by title companies and the figure varies by provider and county.
Commissions are negotiable and are not set by statute. Used only to make the listed-sale columns comparable.
Stands in for the work a financed buyer's lender or insurer would require. Your number depends entirely on the roof, the electrical and the age of the building.
Taxes, insurance and utilities. Florida insurance premiums vary so widely by county and roof age that no single figure is defensible, which is why this is labeled an assumption rather than sourced.
7 to 30 days
Assumes the buyer does not reduce the offer after inspection and that it pays no fee of its own. Several operators on this page advertise no fees and none publishes an offer formula, so verify both against the contract.
60 to 120 days
The largest risk here is not price, it is insurability. If the roof or the electrical means a financed buyer cannot get a policy written, this column collapses toward the cash column.
5 to 8 months
Assumes every dollar of repair returns a dollar of value, which is generous. It also assumes you can carry the property for five months, which is the assumption that most often fails.
Cost claims we had to correct
The documentary stamp tax on the deed is the transfer tax. Some out-of-state comparison content adds a separate line for both, which double-counts. The rate is 70 cents per $100 outside Miami-Dade.
Florida Department of Revenue, documentary stamp taxMiami-Dade charges 60 cents per $100 plus a 45-cent surtax, but the surtax does not apply to a document transferring only a single-family dwelling. Content that applies the surtax to all Miami-Dade homes overstates the cost.
Florida Department of Revenue, Miami-Dade rateSave Our Homes limits the annual increase in a homestead's assessed value to three percent or CPI, whichever is lower. That accumulated benefit belongs to you, not the property, and you may be able to port the assessment difference to your next Florida homestead.
Fla. Stat. 193.155(1) and Department of Revenue guidanceThe exemption reduces taxable value by as much as $50,000 while you own and occupy the home. It is not a closing cost, is not transferable to a buyer, and should not appear in a net-proceeds calculation at all.
Florida Department of Revenue, exemptionsVerification update
Older guidance says Florida has no statutory residential disclosure form and stops there. A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed, covering prior flood insurance claims and federal flood assistance. Selling as-is does not remove it.
Fla. Stat. 689.302, flood disclosureMuch published material still quotes the original phase-in dates. Under the current text, a condominium or cooperative building three habitable stories or more must be inspected at 30 years and every 10 years after, and a local enforcement agency may require inspection at 25 years where conditions such as salt-water proximity justify it.
Fla. Stat. 553.899, milestone inspectionsFor budgets adopted after December 31, 2024, an association that must have a structural integrity reserve study may not vote to provide no reserves or reduced reserves for the items that study covers. A 2025 amendment allows a temporary pause of no more than two consecutive annual budgets for repairs a milestone inspection recommends, through December 31, 2028.
Fla. Stat. 718.112(2)(g), reserve studiesA person may not operate as a broker or sales associate without a valid and current active license, and doing so is a third-degree felony. If someone marketing your property is not on the contract as the buyer, ask which of those two things they are.
Fla. Stat. 475.42(1)(a)Florida law states that the fact a property was, or was suspected to have been, the site of a homicide, suicide or death is not a material fact that must be disclosed, and the same applies to an occupant's HIV or AIDS diagnosis. This is narrow and does not touch physical defects or flood history.
Fla. Stat. 689.25Citizens is Florida's insurer of last resort, and its policy count is published month by month rather than being a fixed figure. It stood at 265,387 policies in force as of September 11, 2026. Treat any undated Citizens number you read elsewhere as unreliable.
Citizens Property Insurance, policies in forceThe Florida seller guide
Price is one term. The buyer's identity, the deposit, the assignment clause, the flood disclosure you owe before signing, and your building's milestone inspection status can each matter more.
Quick answerA condominium or cooperative building three habitable stories or more needs a milestone inspection at 30 years and every 10 years after, and the association must keep reserves for the structural items its reserve study covers.
This is the single largest difference between selling a Florida condo and selling one anywhere else. A milestone inspection can produce a repair schedule, and a structural integrity reserve study determines what the association must set aside to pay for it. Between them they can create a special assessment large enough to change what your unit is worth.
The rules tightened rather than loosened. For budgets adopted after December 31, 2024, an association required to have a reserve study may not vote to provide no reserves or less reserves for the items the study covers. A 2025 amendment permits a temporary pause of no more than two consecutive annual budgets for repairs recommended by a milestone inspection, running through December 31, 2028.
For a seller, the practical consequence is that a buyer's first question will be about the association's inspection status and reserve position, not about your kitchen. Have the answer before you list, because a cash buyer will price the uncertainty if you cannot.
Quick answerA seller must complete and provide a flood disclosure to the purchaser at or before the time the sales contract is executed.
The disclosure covers whether you have filed an insurance claim for flood damage, including a National Flood Insurance Program claim, and whether you have received federal assistance for flood damage. The statute also defines flooding broadly enough to include runoff accumulation and sustained standing water, not only a named storm.
The timing matters as much as the content. It is due at or before contract execution, which means it belongs in your preparation rather than in the closing file. Selling as-is limits the repairs you agree to make; it does not remove a disclosure the statute requires.
Quick answerIf only Citizens will write the policy, many financed buyers cannot close, and that is what pushes Florida owners toward cash.
Citizens is the state's insurer of last resort and still carried 265,387 policies in force as of September 11, 2026. A property that only it will cover is a property a financed buyer may not be able to close on, regardless of the agreed price.
This is why the net-proceeds comparison on this page can mislead if you read it too literally. The listed columns assume a financed buyer completes the purchase. Where the roof age or the electrical system makes a policy hard to place, the realistic comparison is not between cash and listing, it is between cash and not selling.
Quick answerOperating as a broker or sales associate without a valid, current, active license is a third-degree felony in Florida.
Some operators buy your house. Others put it under contract and assign that contract to someone else for a fee. Those are different transactions with different chances of collapsing, and the second one is where unlicensed activity tends to appear.
The question to ask is simple and you should ask it in writing: will the entity signing this contract be the entity on the deed at closing, or do you intend to assign it? A company that buys will answer immediately. Note that several ranked operations on this page do not state which of the two they are, which is why our rubric rewards those that do.
Quick answerThe deed tax is 70 cents per $100 outside Miami-Dade, and your Save Our Homes benefit may be portable to your next Florida homestead.
The documentary stamp tax is charged on the total consideration. Miami-Dade is the exception at 60 cents per $100 plus a 45-cent surtax, and that surtax does not apply to a document transferring only a single-family dwelling. Who pays it is a matter of contract, not statute.
Separately, Save Our Homes caps the annual increase in a homestead's assessed value at three percent or the change in CPI, whichever is lower. If you have owned for a long time, your assessed value may sit far below market. That benefit does not pass to the buyer, but you may be able to port all or part of the assessment difference to a new Florida homestead, which is worth establishing before you decide where to move.
Florida-specific friction
We buy any house is usually generic copy written for another state. These are the records and legal relationships a Florida buyer has to understand.
The milestone inspection and reserve study rules attach here. Expect any serious buyer to ask for the association's inspection status before discussing price, and expect a cash buyer to discount the unknown if you cannot produce it.
Fla. Stat. 553.899A previous flood insurance claim or federal flood assistance must be disclosed at or before contract execution. This is a disclosure obligation rather than a repair obligation, and it applies to as-is sales.
Fla. Stat. 689.302Where a policy can only be placed with the insurer of last resort, financed buyers commonly fall away. This is the most common reason a Florida listing that looks well priced still fails to close.
Citizens Property Insurance, policies in forceOwners who have held a homestead for decades often carry an assessed value far below market because of the three percent cap. That is a reason to check portability before choosing where to buy next, not a reason to sell.
Fla. Stat. 193.155(1)Sell safely
If you are in foreclosure and the offer lets you stay in the house, Florida does not ban that deal, it regulates it. The written agreement has to be completed, signed and dated by both sides before any instrument transferring the property is executed, and you can cancel until 5 p.m. on the third business day after signing. A violation is an unfair and deceptive trade practice. So if someone wants the deed first and the paperwork afterward, that sequence is itself the violation.
Fla. Stat. 501.1377, foreclosure-rescue transactionsA number produced without an inspection is an opening position. Expect it to move, and ask what specifically would move it.
Ask whether the entity on the contract will be the entity on the deed. A direct buyer answers this in one sentence.
A buyer pays you. Money moving from the seller to the buyer before closing is the wrong direction.
Several operators on this page advertise no fees and no commissions. That claim belongs in the purchase and sale agreement, not only on the website.
The disclosure is due at or before contract execution. Pressure to skip that step is pressure to create a problem for yourself later.
Any buyer genuinely underwriting a Florida condo asks about milestone inspection status and reserves. One that does not has either priced in the worst case or has not understood the risk.
Twenty-minute verification
Ask the bidder for the exact contract entity and three recent Florida purchase addresses. Then use these free public tools before your attorney review is complete.
Confirm the company is a registered Florida entity and check its officers and address.
Check whether anyone claiming to be an agent or broker actually holds a license.
The statute that makes unlicensed brokerage a third-degree felony.
What you must disclose about flooding, and when.
Which buildings must be inspected and on what schedule.
The deed tax rate and the Miami-Dade exception.
The current size of the insurer of last resort, published monthly.
Cash-Match compares cash-buyer options across the United States. If your property is outside Florida, use the nationwide buyer guide to compare companies, coverage, offer terms, and closing fit in that market.
Use Cash-Match's buyer-comparison guide to score net proceeds, deposit, diligence, closing certainty, assignment rights, and the record of the entity signing your contract.
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