We Buy Houses in South Florida: Top 5 Companies

If you need to sell my house fast south florida style, you have more options today than at any point in the past decade. Cash buyer companies have expanded across Palm Beach, Broward, and Miami-Dade, promising closings in as little as seven days. But not all of them are the same. Some pay closer to fair market value. Others strip out 10 to 15 percent in hidden fees. Knowing which type fits your situation can save you tens of thousands of dollars.

This guide breaks down the five main categories of cash buyers active in South Florida, what each typically pays, how long the process takes, and when each one actually makes sense for a homeowner.

Why South Florida attracts so many cash buyers

South Florida is one of the most active cash-sale markets in the country. According to CoreLogic data, cash transactions in Miami-Dade, Broward, and Palm Beach counties consistently run 30 to 45 percent of all closed sales, well above the national average of around 25 percent. High investor activity, strong price appreciation since 2020, and a large base of retirees and estate sellers all drive that number up.

The median sale price across the tri-county area sits near $520,000 as of mid-2026. That means even a modest discount from a cash offer still represents a significant dollar amount. A 15 percent discount on a $500,000 home is $75,000. Understanding what you are giving up, and what you are getting in return (speed, certainty, no repairs), is the whole game here.

The five types of cash buyers in South Florida

1. National iBuyers

Companies like Opendoor operate automated platforms that generate instant offers based on algorithms. You submit your address, answer a few questions, and receive an offer within 24 to 48 hours.

What they pay: Typically 75 to 85 percent of fair market value after their service fee (usually 5 to 8 percent) and repair deductions are applied. On a $500,000 home, net proceeds often land between $375,000 and $425,000.

Timeline: 14 to 30 days. Faster than listing, but slower than many local buyers claim.

When it makes sense: You want a predictable, hassle-free process and your home is in relatively good condition. These platforms struggle with properties that need significant work or have unusual layouts.

Watch out for: The service fee is charged separately from repair credits, so always look at the net sheet, not the headline offer.

2. Local "we buy houses" investors

These are individual investors or small firms that buy properties directly, often to flip or rent them. You will find them marketing with yard signs, mailers, and Google ads targeting South Florida zip codes.

What they pay: Typically 65 to 75 percent of after-repair value (ARV), minus their estimated repair cost. On a distressed home worth $400,000 repaired, you might receive $180,000 to $220,000.

Timeline: 7 to 14 days. These buyers move the fastest because they use their own cash and skip the appraisal process.

When it makes sense: The property has significant deferred maintenance, fire or flood damage, or structural issues. Listing it on the MLS would require $50,000-plus in repairs and months of work. Taking a lower price in exchange for selling it as-is can make financial sense.

Watch out for: Bait-and-switch tactics. Some investors submit a high offer, then reduce it significantly at or near closing after an "inspection." Require proof of funds before signing anything.

3. iBuyer-adjacent regional platforms

A middle category has emerged: regional platforms that combine some automation with a human underwriting process. These companies operate in Florida specifically, which allows them to price more accurately than national algorithms.

What they pay: 80 to 90 percent of fair market value, with fees that are often lower than national iBuyers (3 to 5 percent in service charges).

Timeline: 10 to 21 days.

When it makes sense: Your home is in good condition, you want speed, and you prefer a locally-focused company that understands the difference between a Boca Raton ranch and a Wynwood townhouse.

4. Home trade-in programs

Several real estate brokerages, including some national brands active in South Florida, now offer "buy before you sell" programs. The company purchases your current home so you can make a non-contingent offer on your next one, then lists your old home on the open market.

What they pay: You typically receive 90 to 95 percent of the eventual market sale price, minus a program fee of 1 to 3 percent. This structure is more favorable than a straight cash sale if your home is in good condition and the market is healthy.

Timeline: 30 to 60 days overall, though you can move into the new home before your old one sells.

When it makes sense: You are buying another home in Florida and cannot afford to carry two mortgages. You expect your property to sell at or above list price on the open market.

5. Private investors and family offices

South Florida attracts substantial private capital from domestic and international investors, particularly in Miami-Dade and Palm Beach counties. These buyers purchase properties outright, often in bulk or as part of portfolio strategies.

What they pay: Varies widely. A sophisticated private investor buying a waterfront home or a multi-unit property may offer 90 percent or more of appraised value. A portfolio buyer acquiring rentals in bulk may offer 70 to 75 percent.

Timeline: 14 to 45 days depending on the buyer's due diligence process.

When it makes sense: You own a property with a unique value proposition (location, lot size, rental income history) that a private buyer would pay a premium for. This category rewards patience in the selection process.

What you actually give up with a cash sale

Speed and certainty cost money. Here is a rough comparison for a $480,000 South Florida home:

• Traditional listing: Gross proceeds near $480,000. Subtract 5 to 6 percent agent commission ($24,000 to $28,800), seller closing costs of roughly 1.5 percent ($7,200), and any repair requests from the buyer. Net: approximately $440,000 to $448,000 after 45 to 75 days on market.
• National iBuyer: Offer around $432,000 to $456,000 before fees. After a 6 percent service fee and repair deductions, net proceeds typically land around $390,000 to $420,000.
• Local "we buy houses" investor: Offer of $300,000 to $336,000 on a home needing significant work. No repairs or commissions. Net proceeds close to the offer amount.

The gap between a traditional sale and a cash offer shrinks considerably when the home needs substantial repairs, the seller needs to close on a specific date, or the property is facing foreclosure or probate complications.

Red flags to watch for in any cash offer

Regardless of which type of buyer you consider, protect yourself with these checks:

1. Require proof of funds. Any legitimate cash buyer will provide a bank statement or letter from a financial institution confirming they have the capital available.
2. Read the earnest money terms. A low earnest money deposit (under 1 percent) gives the buyer little financial incentive to close. Ask for a deposit that reflects the risk you are taking off the market.
3. Review the "as-is" definition. "As-is" does not always mean no inspection. Some buyers use inspection contingencies to renegotiate after you have already cleared your schedule and made plans to move.
4. Check the assignment clause. Some wholesale buyers lock up your property under contract, then assign the contract to a third party at a higher price. You have the right to prohibit assignment.
5. Verify the closer. Use a licensed Florida title company or real estate attorney for closing. Never wire funds based on last-minute changes to wire instructions.

When a traditional listing still beats a cash sale

Cash offers are not always the right answer. If your home is in good condition, located in a high-demand area (Palm Beach Gardens, Pembroke Pines, Coral Gables, Weston), and you have 45 to 60 days to work with, a traditional listing will almost certainly net you more money. The South Florida market, while more balanced than 2021 and 2022, still favors well-priced, well-presented properties in the right neighborhoods.

A home sale calculator can help you compare your expected net from a cash offer versus a traditional sale. Running the numbers takes about five minutes and removes the guesswork.

You can also get a free home value estimate before you speak to any cash buyer. Going into that conversation knowing your property's approximate market value puts you in a much stronger negotiating position.

South Florida-specific factors that affect cash offers

A few things unique to this market affect what cash buyers will pay:

• Insurance costs: Homeowners insurance in South Florida, particularly in coastal Palm Beach and Broward areas, has risen sharply since 2022. Investors factor current insurance premiums into their hold costs, which affects their offers. A home with a newer roof (2018 or later) and impact windows commands notably better cash offers than a home with a 1990s roof.
• HOA restrictions: Many South Florida communities prohibit short-term rentals, which limits how an investor can use the property. A property in a no-HOA area or one where Airbnb-style rentals are permitted will attract stronger investor demand and higher cash offers.
• Flood zone designation: Properties in FEMA AE or VE zones face higher insurance costs and may require costly flood mitigation. Cash buyers price this risk in. Know your flood zone designation before accepting any offer.
• Probate and estate properties: South Florida has a large retiree population, and estate properties represent a significant share of distressed inventory. Cash buyers actively target these. If you are administering an estate, a cash sale can simplify the probate process considerably.

Frequently asked questions

How fast can I actually close with a cash buyer in South Florida?

Most local investors can close in 7 to 14 days once a contract is signed. National iBuyers typically take 14 to 30 days. The main variables are title search turnaround time, lien resolution if any exist, and the buyer's own due diligence period. Foreclosure situations with title complications can take longer regardless of the buyer type.

Do I have to pay a real estate commission if I sell to a cash buyer?

If you sell directly to a cash buyer without using a listing agent, you do not pay a seller-side commission. You will still pay Florida documentary stamp taxes (0.7 percent of the sale price), title fees, and any outstanding liens. Using a buyer's agent does not obligate you to pay their commission in a direct cash sale, though some contracts may specify otherwise. Read the contract carefully.

What percentage of fair market value do cash buyers typically offer in South Florida?

The range is wide. Local fix-and-flip investors often offer 65 to 75 percent of after-repair value. National iBuyers net you roughly 80 to 85 percent after fees. Regional platforms and home trade-in programs can get closer to 88 to 93 percent in favorable conditions. The condition of your property and the buyer's exit strategy are the two biggest variables.

Can I negotiate a cash offer?

Yes. Cash buyers expect some negotiation. Having a competing offer, a recent appraisal, or comparable sales data puts you in a better position. The most effective leverage is showing the buyer that you have alternatives, either another cash offer or a credible listing strategy with a local agent.

Is it safer to sell to a national iBuyer or a local investor?

National iBuyers are more transparent about their process and fees because they operate at scale and have reputations to protect. Local investors vary significantly. Some are experienced and operate ethically. Others use high-pressure tactics or submit offers they cannot actually fund. Always verify proof of funds and check reviews before proceeding with any buyer. A licensed Florida title company provides a layer of protection regardless of which buyer you choose.

What if my home needs major repairs?

A home needing significant repairs is actually one of the best use cases for a cash buyer. You avoid the cost and time of repairs, the risk of a financed buyer's deal falling through after inspection, and the stigma of disclosures on a heavily marketed listing. The discount you take compared to a repaired value is often less than the actual repair cost plus carrying costs during a renovation. Use a closing costs calculator to model both scenarios before deciding.