Historic districts near downtown

Riverside, Avondale, and Springfield are filled with early twentieth-century houses, and much of that area is protected as local historic districts. Inside those districts, exterior work such as replacing windows, siding, or a roof, building an addition, or demolishing a structure generally needs a certificate of appropriateness from the city before a permit is issued.

Those rules protect the neighborhoods, but they add time and cost to repairs. Many of these homes are wood-frame on raised foundations, and after a century they can have termite damage, soft floors, knob-and-tube wiring, and original clay or cast iron sewer lines. We build the approval process and the repair list into our offer, so you don't have to take on either one.

Northside and Westside: septic tanks and older systems

Away from the urban core, much of the Northside and Westside was built after World War II on larger lots, and many of those homes still use septic tanks instead of city sewer. The city and JEA have converted some older neighborhoods to sewer over the years, but plenty of homes remain on tanks. A failing drain field can stall a sale to a buyer who needs a mortgage. Other common problems on this side of town:

  • Septic systems that haven't been inspected or pumped in years
  • Private wells on some rural and semi-rural lots
  • Roofs, electrical panels, and plumbing that make insurance hard to get
  • Carports, porches, and additions built without permits
  • Vacant houses that have drawn code citations for overgrowth or open windows

When the St. Johns floods

Hurricane Irma pushed the St. Johns River to a record crest downtown in 2017, and water reached homes in San Marco, Riverside, and other neighborhoods on both banks, along with properties on the creeks and smaller rivers that feed the St. Johns. Some owners who repaired afterward are still living with the aftermath: a flood claim on record, higher premiums, or repairs that were patched rather than finished.

In a flood zone, if repairing a damaged home costs 50% or more of the structure's market value, the city generally requires it to be brought up to current floodplain rules, which can mean elevating it. That can make a flooded house hard to finance or fix. We look at the damage, the flood zone, and any past claims, and price the house as it stands.

Code liens under a consolidated government

Because the City of Jacksonville enforces code across nearly all of Duval, one system handles citations from the Westside to the Southside. Fines that go unpaid can be recorded as liens under Florida law, and they keep growing while a violation stays open. The title company's lien search shows what's recorded, and any amount owed is paid out of the sale proceeds at closing. You don't need to fix the violation before selling to us.

Situations that bring Jacksonville owners to a cash sale

We've been buying houses as-is for more than a decade. You don't clean out, repair, or list anything, and you can take what you want and leave the rest behind.

  • Heirs of an older home near downtown who now live out of state
  • Landlords with one or more aging rentals on the Northside or Westside
  • Military families leaving NAS Jacksonville or Naval Station Mayport
  • Owners with flood or storm repairs that were never finished
  • Homeowners behind on the mortgage, with a foreclosure filed in the 4th Judicial Circuit

Frequently asked questions

Do you buy homes in the Riverside-Avondale and Springfield historic districts?

Yes. We account for historic review requirements and the age of the house in our offer, so you can sell without applying for approvals yourself.

My Northside house is on a septic tank that's failing. Will you still buy it?

Yes. Septic problems are part of our evaluation, and you don't need to repair or replace the system first.

Do you buy Jacksonville houses that flooded during Hurricane Irma?

Yes, whether the damage was fully repaired, partly repaired, or left alone. Florida now requires sellers to disclose past flood claims and FEMA assistance, so have that history handy.

Do you buy in Mandarin, Arlington, and the Beaches?

Yes. We also buy on the Southside, the Westside, and across the rest of Duval County.