Sell Your Florida House Fast, Skip the 80-Day Wait
Florida homes sat on the market an average of 80 days in 2025 - while foreclosure court timelines stretched 180 to 365 days or more. Get a no-obligation cash offer and close at a Florida title company in as little as 21 days, on a schedule that works for you.
See How We Calculate Your Offer
We Buy Houses Across Florida
Select a city to learn more
South Florida to the Panhandle: Florida Is Not One Market
From supply-constrained Miami-Dade to condo-oversupplied Gulf Coast corridors and investor-active Central Florida, each region carries distinct pricing dynamics, foreclosure pressures, and cash buyer demand. Find your metro below.
Florida Seller Situations: Court Timelines, Storm Damage, Probate, and More
Florida's legal and market environment creates seller challenges you won't find in most other states. We buy houses in every one of these situations — as-is, for cash, with no lender contingencies.
Judicial Foreclosure in Progress
Florida is one of a minority of states that requires every foreclosure to go through the court system. From the first missed payment to a court-ordered sale, the process typically takes 180 to 365 days or longer depending on court scheduling, lender delays, and any defenses you raise. That timeline may feel like breathing room, but each month adds interest, legal fees, and credit damage.
A cash sale can be completed before the court enters a judgment. Once you close, the lender is paid off at the title company, the foreclosure case is dismissed, and no certificate of sale or certificate of title is ever issued. Selling before judgment is entered is the cleanest exit available under Florida law. Learn how to stop foreclosure in Florida.
Florida Judicial ForeclosureInherited Property in Florida Probate
When a Florida homeowner passes away, real estate that was solely in their name typically must pass through probate before it can be sold. Florida probate requires the appointment of a personal representative who has the authority to execute a deed. For qualifying smaller estates, Florida offers summary administration as a faster alternative to full probate, but even summary administration requires a court order.
We work with heirs, personal representatives, and probate attorneys across Florida. We can make a cash offer before the estate is fully settled so you have a number to work with, and we close once the court grants authority to sell. If you have inherited a property you do not want to maintain, pay taxes on, or insure through a volatile Florida insurance market, a cash offer is often the most direct path forward. Read our guide to selling before foreclosure.
Florida Probate Real EstateHurricane Damage and Open Permits
Florida's hurricane exposure creates a category of seller challenge that is nearly unique in the country. After storms like Ian, Irma, or Idalia, many homeowners completed repairs using contractors who pulled permits that were never formally closed with the county. An open permit can surface during a title search and halt a traditional sale entirely — lenders will not fund a mortgage on a property with unresolved code compliance issues.
Cash buyers do not require lender approval, which means open permits do not automatically kill the deal. We evaluate the property as-is, account for the cost to resolve outstanding permits in our offer, and close through a Florida title company that handles the documentary record. If your home has hurricane damage, roof issues, or storm-related repair work with unresolved permits, we can still make an offer.
Storm Damage / Open PermitsHOA and Condo Association Liens
Florida's condo market is under significant financial pressure in 2025. Post-Surfside legislation requires older condo buildings to complete structural integrity reserve studies and fund reserves that were previously waived. Many condo owners are now facing special assessment notices in the tens of thousands of dollars on top of already-rising HOA fees and insurance costs.
Unpaid HOA dues and condo association assessments can become liens on the property. In a cash sale, these liens are identified during the title search and resolved at closing through the title company — the amounts owed are deducted from proceeds and paid directly to the association. You do not need to pay them out of pocket before listing. We buy condos and HOA-encumbered homes in as-is condition throughout Florida, including units with special assessment balances.
HOA Liens / Condo AssessmentsRising Insurance Costs and Financial Pressure
Florida homeowners insurance premiums have increased dramatically in recent years as carriers have exited the state or raised rates to reflect hurricane risk. Many sellers are paying $4,000 to $8,000 or more annually for coverage on mid-range homes, with Citizens Property Insurance as the insurer of last resort. When insurance, taxes, and mortgage payments combine to create an unmanageable monthly cost, selling quickly for cash eliminates those carrying costs immediately.
A cash sale closes in as little as 7 to 14 days, meaning you stop paying insurance premiums, HOA dues, and property taxes on a property you no longer want to own. There is no 80-day listing period, no open house, no waiting for a buyer to secure financing.
Insurance Pressure / Financial HardshipMajor Repairs and Deferred Maintenance
Florida's climate accelerates wear on housing stock. Roofs in high-wind zones have shorter effective lifespans, and insurers increasingly require roof replacement before issuing or renewing a policy. Plumbing failures from aging cast-iron drain lines, HVAC systems overwhelmed by year-round heat, and mold from humidity or water intrusion are common issues in Florida homes built before 1990.
Traditional buyers using mortgage financing require lender-ordered appraisals and inspections. A roof that fails inspection or a property with active water damage will not qualify for conventional financing. We buy houses in any condition — roof damage, mold, foundation issues, outdated electrical — without requiring you to make a single repair before closing. Florida's seller disclosure law still requires you to disclose known material defects, and we account for condition honestly in our offer.
As-Is / Major RepairsFlorida's foreclosure court process runs 180 to 365+ days. A cash sale can close before judgment is entered. Call us or request your offer online today.
📞 Call for a Cash Offer Get My No-Obligation OfferFlorida Market Snapshot: What the Numbers Say About Selling in 2025
Understanding the current market helps you make a confident decision. Here is what confirmed 2025 data shows about selling a home in Florida today.
What 80 Days on Market Really Means for You
The statewide average of 80 days on market does not account for price reductions, failed inspections, or deals that fall through after a buyer's financing is denied. The realistic timeline from listing to cleared funds in your account — after inspection, appraisal, lender underwriting, and closing scheduling — is often 90 to 110 days. A cash sale with Eagle Cash Buyers can close in as little as 7 to 14 days with no lender, no appraisal, and no contingencies.
The Condo Market Is in a Buyer's Market by Every Measure
At 8.8 months of condo inventory statewide, Florida's condo market is firmly in buyer's market territory. Sellers in this segment are competing against a large supply of comparable units while simultaneously facing special assessment obligations and insurance cost increases. Cash buyers willing to purchase as-is represent a meaningful exit for condo owners who cannot afford to wait out a slow market.
Foreclosure Pressure Is Real and Concentrated
Florida recorded 142,576 foreclosure filings in 2025, a rate of 0.44% that sits above the national average. Because Florida uses a judicial foreclosure process requiring a full court case, homeowners in default are not facing a 90-day non-judicial timeline as in other states. They are facing 180 to 365+ days in court. That window is an opportunity to sell before judgment, but it closes once the court enters a foreclosure judgment and issues a certificate of sale.
Cash Sales Are a Dominant Force in Florida
In the Sarasota-Manatee market, 40.8% of single-family sales and 64.7% of condo/townhouse sales in 2025 were all-cash transactions. This is not a niche — cash buyers are a primary market participant in Florida's current environment. Rising inventory, longer days on market, and insurance-driven seller urgency have made cash offers increasingly relevant across the state, not just in distressed situations.
With 80 days on market statewide and condo inventory at nearly 9 months, waiting for a traditional buyer costs time and money. Get a cash offer today.
Get My Florida Cash OfferWe Buy Houses in All 67 Florida Counties
Eagle Cash Buyers purchases homes across every county in Florida — from Escambia in the Panhandle to Monroe in the Keys. No matter where your property is located, we can make a cash offer.
All 67 Florida counties served. Cash offers available statewide. Closings handled by a Florida-licensed title company.
All Florida Cities We Serve
Every verified city page — find your community and get a cash offer today.
What Florida Law Means for Your Cash Sale
Florida has specific statutes, closing procedures, and tax obligations that affect every home sale. Here is what you need to know before you sign anything.
1. Closing Type: Title Company State
Florida is a title company closing state — you do not need an attorney to close a real estate transaction. A licensed title company or closing agent coordinates the entire process: they conduct the title search, prepare the closing documents, collect and disburse funds, and record the deed with the county clerk. As a seller, you sign at the title company office (or via remote online notarization in Florida), receive your net proceeds, and the transaction is recorded the same day or next business day. There are no courtroom appearances, no attorney retainers, and no hidden procedural steps. Eagle Cash Buyers works exclusively with licensed Florida title companies so every closing is clean, transparent, and on your timeline.
2. Foreclosure Type and Full Timeline
Florida uses judicial foreclosure, meaning a lender must file a lawsuit in circuit court and obtain a court judgment before your property can be sold at auction. This process typically takes 180 to 365 or more days from the date the complaint is filed, and can stretch longer if you contest the action, pursue a loan modification, or court scheduling delays occur. The process includes: complaint filing, service of process on all defendants, a response period, summary judgment hearing, court-ordered foreclosure sale, issuance of a certificate of sale, and finally a certificate of title to the winning bidder.
Right of Redemption: In Florida, a homeowner's right to redeem the property by paying the full judgment amount closes at the moment the clerk issues the certificate of sale — not at the judgment date. Once that certificate is issued, redemption is no longer available. A cash sale completed before a final judgment is entered stops the foreclosure process entirely, protects your credit from a public foreclosure judgment, and lets you walk away with any remaining equity rather than losing it at auction.
If you are facing a foreclosure complaint in Florida, time matters. Learn more about your options at our stop foreclosure in Florida resource page.
3. Florida Probate and Inherited Real Estate
When a Florida homeowner passes away and leaves real estate, the property typically must pass through the probate estate before it can be sold. Florida law requires a personal representative (executor) to be appointed by the circuit court probate division to administer the estate, which includes managing and eventually transferring or selling real property.
Summary Administration is a simplified alternative available when the total value of the probate estate does not exceed $75,000, or when the decedent has been deceased for more than two years. Summary administration is faster and less expensive than formal administration, but it still requires a court petition and order. If the estate qualifies, an inherited home can move to sale more quickly under this process.
Regardless of which path applies, inherited real estate in Florida cannot be sold until the personal representative has been granted authority by the court. Eagle Cash Buyers can work directly with the personal representative and the title company to coordinate a sale that fits within the probate timeline, avoiding the need to list the property and wait for a traditional buyer.
4. Seller Disclosure Requirements and Documentary Stamp Tax
Seller Disclosures: Florida does not mandate a single statutory disclosure form, but under the standard established in Johnson v. Davis, sellers are legally required to disclose any known facts that materially affect the value of the property and are not readily observable by the buyer. This obligation applies in cash sales and as-is sales alike. Known issues such as water intrusion, mold, structural defects, roof damage, open permits, or prior insurance claims must be disclosed — concealment of material defects can expose sellers to legal liability even after closing.
Homestead Exemption Portability: If your Florida home is your primary residence and carries a homestead exemption, the accumulated Save Our Homes benefit (the difference between assessed value and just value) is portable to a new Florida homestead. Selling your home does not eliminate this benefit — you have up to three years to apply the portability to a new primary residence. A cash sale does not affect your eligibility for portability, but you should file the portability application when you establish your new homestead.
Documentary Stamp Tax: Florida charges a documentary stamp tax on deeds at a rate of $0.70 per $100 of the sale price (or $0.60 per $100 in Miami-Dade County). This tax is customarily paid by the seller at closing and is a standard, known Florida closing cost — not a surprise fee. On a $413,990 sale, the documentary stamp tax would be approximately $2,898 statewide or $2,484 in Miami-Dade. When you sell to Eagle Cash Buyers, your closing statement will itemize this cost transparently before you sign. There are no agent commissions, no repair credits, and no last-minute deductions beyond standard closing costs. For a full breakdown, see our Florida seller closing costs guide.
Florida also has no state income tax on the proceeds of a home sale. Federal capital gains rules still apply, but sellers in Florida keep more of their proceeds compared to most other states.
What Florida Home Sellers Say
From sellers across Florida who needed a fast, hassle-free exit
“We inherited my mother’s house in Hillsborough County and had no idea it needed to go through probate before we could sell. Eagle Cash Buyers worked directly with the personal representative and the title company to get everything coordinated. We closed in about 28 days once the court issued the order, and we never had to list the house or deal with showings. The documentary stamp tax was on our closing statement exactly as they said it would be — no surprises at all.”
Maria T. — Hillsborough County, Florida
“After Hurricane Ian, our Fort Myers home had an open permit from the roof repair and our insurance carrier had already dropped us. I was terrified no traditional buyer would touch it. Eagle Cash Buyers made an offer knowing about the permit and the condition, and we closed at a Lee County title company in 24 days. They handled the permit situation and I walked away with cash in hand before the next storm season.”
Derek R. — Lee County, Florida
“The foreclosure complaint had already been filed in Duval County circuit court and my attorney told me I had maybe 90 days before a judgment could be entered. I called Eagle Cash Buyers on a Tuesday, had a written cash offer by Wednesday, and we closed before the summary judgment hearing was even scheduled. Selling before the judgment saved my credit and I got to keep the equity I had built up. I cannot recommend them enough for anyone in that situation.”
Anthony W. — Duval County, Florida
Verified reviews from Florida home sellers
Ready to Sell Your Florida Home for Cash?
No repairs. No fees. Close in 21 to 30 days. Seller pays only the standard Florida documentary stamp tax at closing — no agent commissions, no hidden deductions.
Get My Free Cash OfferOr call us: (833) 330-1625
Florida Cash Sale Questions, Answered Directly
Real answers about Florida's foreclosure process, documentary stamp tax, probate, and more.
How does Florida's judicial foreclosure timeline affect my options as a seller?
Florida is one of the few states that requires a full court case before a lender can foreclose. From the first missed payment to a final court judgment, the process typically runs 180 to 365 days or longer, depending on court scheduling, loan modification attempts, and whether you contest the action. After the court enters judgment, the property is sold at a public foreclosure sale and the clerk issues a certificate of sale followed by a certificate of title. Once that certificate of title is issued, your right to stop the process ends.
A cash sale can be completed in as little as 7 to 21 days, well before a judgment is ever entered. Selling before the court reaches a final ruling lets you pay off the lender, stop the foreclosure entirely, and walk away with whatever equity remains rather than losing the home at auction. If you are already in the court process, time matters. Learn more about how to stop foreclosure in Florida before judgment is entered.
Do I have to resolve HOA or condo association liens before I can close?
Outstanding HOA or condo association liens in Florida do not have to be paid before you accept a cash offer, but they do have to be resolved at or before closing. The title company handling your closing will run a full title search and identify any recorded HOA liens, unpaid assessments, or condo association charges. Those amounts are typically paid out of your sale proceeds at the closing table so the buyer receives clear title.
For condo sellers in particular, this matters more than it used to. With statewide condo inventory sitting at 8.8 months supply in 2025 and many associations levying special assessments after Florida's new building safety inspection requirements, outstanding balances can be larger than expected. A cash buyer does not require lender approval, which means there is no bank underwriter flagging association financials or pending litigation as a deal-killer. The title company coordinates the payoff directly.
What is the documentary stamp tax and who pays it in a Florida cash sale?
Florida charges a documentary stamp tax on the deed transfer at a rate of $0.70 per $100 of the sale price statewide, with Miami-Dade County charging $0.60 per $100 on the deed plus a surtax. By custom in Florida, the seller pays this tax unless the contract shifts the obligation. On a $413,990 sale, the documentary stamp tax on the deed comes to roughly $2,898 outside Miami-Dade. This is a known, standard Florida closing cost, not a surprise fee, and it applies whether you sell for cash or through a traditional listing. Your title company will calculate the exact amount and include it on your closing disclosure before you sign.
How does Florida probate work when I need to sell an inherited property?
If the person who passed away owned real estate that was not held in a trust or transferred by a deed with survivorship rights, that property typically must pass through Florida probate before it can be sold. Florida requires a personal representative to be appointed by the probate court to handle estate assets, including real estate. That process takes time and involves court filings, creditor notice periods, and a court order authorizing the sale.
For qualifying smaller estates, Florida allows a faster path called summary administration. Summary administration is available when the value of the estate subject to probate is $75,000 or less, or when the decedent has been dead for more than two years. It skips the full personal representative appointment and can significantly shorten the timeline. Either way, a cash buyer can work with your probate attorney to structure the sale around the court schedule. We have closed on inherited Florida properties under both full administration and summary administration.
How does Florida's right of redemption work in foreclosure, and when does it expire?
Florida does not give homeowners a post-sale redemption period the way some other states do. Your right to redeem the property by paying off the debt ends when the clerk of court issues the certificate of title after the foreclosure sale. Before that point, you can stop the process by paying the full amount owed or by selling the property and using the proceeds to satisfy the lender. Once the certificate of title is issued, the home belongs to the new owner and there is nothing left to redeem. This is why acting before a court judgment is entered matters so much in Florida.
What happens with open permits or hurricane damage when selling for cash in Florida?
Open building permits are a real obstacle in traditional Florida sales. A lender will typically refuse to fund a mortgage on a property with an unresolved permit, which means a buyer using financing cannot close until the permit is finaled or properly closed out. That can require hiring a contractor, scheduling county inspections, and waiting weeks or months for local building departments to process the paperwork.
Cash buyers do not need lender approval, so an open permit from a roof replacement, hurricane shutter installation, or storm repair does not automatically kill the deal. We assess the situation as part of our offer process and factor any permit resolution costs into our number. Similarly, if your home sustained hurricane damage and you have an open insurance claim, we can discuss how that affects the sale. You are not required to complete repairs before closing.
How does Florida's homestead exemption affect my sale or timing?
Florida's homestead exemption reduces your assessed value for property tax purposes by up to $50,000 and caps annual assessment increases at 3% under the Save Our Homes provision. When you sell your homestead property and buy another Florida home within a certain window, you can port that accumulated tax savings to your new home, which can mean significant long-term property tax savings. Portability does not affect the cash sale itself or your closing timeline, but it is worth coordinating with a Florida tax professional so you do not miss the filing deadline after your sale closes. The exemption does not protect the property from forced sale to satisfy most liens or a foreclosure judgment, so it does not delay a cash closing.
Do you buy houses anywhere in Florida, or only in certain areas?
We buy houses across all of Florida, including every county in the state. That covers the full South Florida tri-county area of Miami-Dade, Broward, and Palm Beach Counties, the Gulf Coast markets of Lee, Sarasota, Manatee, and Charlotte Counties, Central Florida counties including Orange, Osceola, Polk, and Seminole, Northeast Florida including Duval, Clay, and St. Johns Counties, and Panhandle counties like Escambia and Santa Rosa. Rural counties, coastal communities, inland markets, and everything in between are all within our service area. If you own a property in Florida, we can make you an offer.
Do I need a real estate attorney to sell my house for cash in Florida?
No. Florida is a title company closing state, not an attorney-closing state. Your closing is handled by a licensed title company or closing agent who coordinates the title search, title insurance, deed preparation, fund disbursement, and recording. You sign at the title company, not in a courtroom. You are welcome to have an attorney review your contract if you choose, but it is not legally required to complete a residential cash sale in Florida.
See How We Calculate Your Florida Cash Offer Today
No agent commissions, no repair costs, and you pay only the standard Florida documentary stamp tax at closing. We close at a Florida title company on your schedule.
See How We Calculate Your Offer