Is it a house or a lot?

East of I-95, many Delray Beach streets are still lined with one-story homes from the 1920s through the 1960s: wood-frame cottages, small block houses, and duplexes on modest lots. Near downtown, a buyer looking at one of these homes is often really buying the land, with plans to gut the house or build new.

That changes the math on repairs. Money spent on a new kitchen or roof for a house that a builder intends to replace rarely comes back to you at closing. We look at both the structure and the site, and our offer is based on whichever one is actually carrying the value.

Historic districts can rule out a teardown

Delray Beach has several locally designated historic districts, including Old School Square, the Marina Historic District, and Del-Ida Park. Inside them, exterior changes and demolition generally go before the city's Historic Preservation Board, and a building that contributes to a district's character may not be approved for demolition at all.

So the assumption that a builder will simply clear the lot doesn't hold everywhere. If your home is in a district or next to one, we check its status before making an offer, so the price reflects what can realistically be done with the property.

Low ground near the water and the 50 percent rule

Streets along the Intracoastal and the city's canals sit close to sea level, and some see standing water during king tides and heavy rain.

For an older home in a FEMA flood zone, the substantial improvement rule, usually called the 50 percent rule, can decide a whole renovation. If repair or improvement costs reach half the building's market value, the house generally has to be brought up to current floodplain standards, which often means elevating it. On a low-slung 1950s house, that can make renovation impractical, and it is one reason buyers treat some of these homes as land.

Since October 1, 2024, Florida sellers must also disclose past flood insurance claims and any flood assistance, such as FEMA aid, for the property, and since October 1, 2025, any flooding during their ownership.

Where we buy in Delray Beach

  • Older blocks around Atlantic Avenue and Old School Square
  • Del-Ida Park and the Lake Ida area north of downtown
  • Osceola Park and other neighborhoods east of I-95
  • The Marina Historic District and streets along the Intracoastal
  • Canal-front homes in Tropic Isle and nearby waterfront neighborhoods
  • Condos, villas, and 55+ communities west of I-95

From accepted offer to closing

After you accept a written offer, a title company searches the title and checks for city liens and open permits. The contract lists who pays each cost, including the documentary stamp tax on the deed, which is $0.70 per $100 of the price. You can sign at the title office, with a mobile notary, or remotely where that's allowed.

Frequently asked questions

Will you buy my Delray Beach house just for the land?

Yes. If the house is past saving, we price the lot and what can be built on it. You don't need to demolish anything or clear the property first.

My home is in a Delray historic district. Can I still sell it as-is?

Yes. District rules affect what the next owner can change, and we account for that, but they don't stop you from selling.

Do I have to fix flood damage before selling?

No. Tell us what happened, what was repaired, and whether a claim was filed, and we will evaluate the home in its current condition.

Do you buy condos and villas in western Delray Beach?

Yes. We review the association's documents, dues, and any assessments along with the unit itself.