Insurance usually decides it

Almost every financed buyer needs a homeowners policy to close, because the lender requires one. In Florida that is often the hard part. Insurers commonly ask for a four-point inspection on older homes and look closely at roof age, and some will not write a new policy on a roof near the end of its life. If the buyer cannot get coverage at a price they can carry, the loan stalls and the sale goes with it.

So the first question is not what your house is worth but whether a financed buyer could insure it. If it would fail that test, listing it as-is mostly puts it in front of cash buyers and investors anyway, just more slowly. If it would pass, the open market is open to you. Our guide to Florida home insurance when you sell covers the roof and inspection rules in detail.

Condos: the building matters as much as the unit

Lenders look at the building, not just the unit. Since Florida's post-Surfside reforms, many older associations have had to complete milestone inspections and fund structural reserves, and a building with unfunded or deferred structural repairs can be hard or impossible to finance with a conventional loan. A well-kept unit in that building may still find only cash buyers.

A unit in a building that has finished its inspections and funded its reserves can be listed like any other home. If you are not sure which kind of building you are in, start with condo milestone inspections and selling.

Storm season and timing

From June through November, insurers can stop issuing new policies while a named storm threatens the area, which can push back a financed buyer's closing. A cash sale does not depend on the buyer getting a new policy, so it is less exposed to that delay. If you list during hurricane season, build some slack into your timeline and your plans for the move.

What an "as-is" listing really means in Florida

Many Florida listings are written on the Florida Realtors/Florida Bar "AS IS" contract. It does not oblige you to make repairs, but it gives the buyer an inspection period in which they can cancel at their sole discretion, and buyers often use the inspection report to ask for a lower price instead. An as-is listing can still end in a renegotiation or a cancelled contract.

A cash offer can carry an inspection period too. Ask any cash buyer, including us, how long it is and when the deposit becomes non-refundable.

Costs that stay the same either way

Some Florida costs come with the sale itself, not the route. Documentary stamp tax on the deed is $0.70 per $100 of the price in most of the state, and $0.60 per $100 in Miami-Dade plus a surtax on property other than a single-family home. Who pays it is set by the contract, and in most Florida sales it is the seller.

Your duty to disclose does not change either. Florida courts require the seller of a home to disclose known defects that materially affect its value and are not readily observable, and since October 1, 2024 residential sellers must also give a separate flood disclosure. Selling as-is to a cash buyer does not remove either obligation.

Costs that change

What differs is commission, repairs, and carrying costs. Commission is negotiable, and since August 2024 an offer of compensation to the buyer's agent can no longer be advertised on the MLS, so ask your listing agent to put the total cost of the sale in writing. Repairs matter when a financed buyer's lender or insurer will require them before closing. Carrying costs are the months of mortgage, taxes, insurance, utilities, and association dues you pay until the sale closes.

Run the numbers both ways

Take a realistic sale price for your home as it is, then subtract commission, required repairs, likely concessions, and carrying costs for the months the listing will take. Compare that with a cash offer minus its closing costs. Our cash offer vs realtor calculator lays the two side by side, and the general trade-offs are in cash buyer vs. traditional home sale.

Getting both answers from the same owner

Neighborhood Cash Buyers and BreakThru Realty, a licensed Florida real estate brokerage, have the same owner, Florida broker Tyson E. Sam (License 3565210). That means you can ask for a cash offer and a listing opinion at the same time and compare them side by side. When listing is likely to net you more, we will tell you. BreakThru Realty explains the listing side in its own guide, cash offer vs. listing with a realtor in Florida.

When Neighborhood Cash Buyers makes an offer, we are buying the property for ourselves. We do not represent you in that sale, and you are welcome to have your own agent or attorney review our offer.

Frequently asked questions

Is a cash offer always lower than a listing in Florida?

The offer is usually lower than the list price of a comparable updated home. Whether you net less depends on commission, repairs, the insurance and condo issues on this page, and how long the listing takes.

Can I list my house as-is in Florida?

Yes. Many listings use the AS IS contract. You do not have to make repairs, but the buyer can still cancel during the inspection period, and a financed buyer still needs insurance and an appraisal.

Do I still have to disclose defects if I sell for cash?

Yes. Florida's duty to disclose known, hidden material defects and the flood disclosure apply whether you list the home or sell it for cash.

Can I get a cash offer and a listing estimate at the same time?

Yes. Neighborhood Cash Buyers and BreakThru Realty have the same owner, so you can ask for both and compare them.

Sources

This guide is general information, not legal, tax, or financial advice. Laws change and every situation is different, so talk with a qualified Florida professional about yours.