Question 1

Do I have to clean out the house before I sell it?

Accepted Answer

No. When you sell directly to a cash buyer you can leave furniture, clothes, paperwork, food, a full garage and a packed attic exactly where they are. A retail listing is different — buyers and their lenders expect an empty, showable house.

Question 2

Can I sell a house that has a lien on it?

Accepted Answer

Yes. Liens are paid out of the sale proceeds at closing, not out of your pocket beforehand. The title company finds them, gets payoff figures, and settles them on the closing statement. You only have a problem if the liens exceed the value.

Question 3

How fast can I sell before the foreclosure auction?

Accepted Answer

Until the clerk's auction actually happens, you generally still own the property and can still sell it. A cash closing can often be done in one to two weeks when title is clean, but everything depends on the payoff, the title search and the court calendar — nobody honest guarantees a date.

Question 4

Will I owe taxes when I sell my house?

Accepted Answer

Often not, but it depends on your situation, and this is a CPA question rather than a website question. Primary residences have a federal capital-gains exclusion for qualifying sellers, and inherited property generally receives a stepped-up basis as of the date of death. Florida has no state income tax.

Question 5

What if my sibling won't agree to sell the inherited house?

Accepted Answer

If you each own a share, one owner generally cannot force a sale by signature alone — but Florida law gives co-owners a partition action to have the court divide or order the sale of the property. Most families settle before it gets that far, often with one heir buying the others out.

Question 6

Can I sell if I'm behind on HOA or condo dues?

Accepted Answer

Yes. Past-due dues, fines, late fees and assessments follow the unit and are paid from your proceeds at closing through the association's estoppel certificate. You do not have to clear them first.

Question 7

How much below market value do cash buyers actually pay?

Accepted Answer

A direct buyer works backward from the repaired value and subtracts repairs, cleanout, holding costs, closing costs and profit. The gap is wide on a house that needs a roof, AC, plumbing and a full cleanout, and narrow on an updated house — which is why an updated house usually belongs on the open market.

Question 8

Do I pay any fees or commissions on a direct sale?

Accepted Answer

On a direct sale there is no listing commission, no buyer's agent commission and no repair or cleanout cost. Customary seller closing costs, prorated taxes and any lien or association payoffs still come off the proceeds — those exist in every sale.

Question 9

Can I sell a house that's still in probate?

Accepted Answer

Usually yes, but the personal representative generally needs authority from the court before a sale can close, and the title company will confirm what the probate file shows. Florida also has a simplified summary administration path for smaller or older estates.

Question 10

Can I sell a rental with tenants still in it?

Accepted Answer

Yes. A lease survives the sale in Florida — the buyer takes the property subject to it, and security deposits and prorated rent transfer at closing. That is precisely why a direct buyer is often easier than a retail buyer, who typically wants the unit vacant.

Question 11

Can I sell a house with open code violations or permits?

Accepted Answer

Yes. Open permits and code cases are disclosed, priced, and either paid off or assumed by the buyer at closing. Fines in both counties generally accrue daily and can attach as a lien, so the number grows while you decide.

Question 12

What does selling 'as-is' actually mean in Florida?

Accepted Answer

As-is means you make no repairs and offer no repair credits. It does not erase Florida's disclosure duty: a seller must still disclose known material defects that are not readily observable and that materially affect value.

Question 13

How fast can a cash sale actually close?

Accepted Answer

When title is clean and there is no association, one to two weeks is common. Liens, probate, an estoppel, a survey or a municipal lien search each add time. Anyone promising a specific date before seeing the title work is guessing.

Question 14

Do I need a realtor to sell my house for cash?

Accepted Answer

No. You can sell directly to a buyer with a Florida purchase contract and a title company or closing attorney. A realtor is valuable when the goal is maximum price on a market-ready home — that is a different job than a fast, as-is, private sale.

Question 15

What is an assignment of contract, and should I care?

Accepted Answer

It means the buyer may transfer their purchase contract to another investor who closes in their place. It is legal in Florida when disclosed, and it should always be disclosed to you in writing before you sign.

Question 16

How do I sell a vacant lot nobody wants?

Accepted Answer

Vacant land is slow on the open market because almost no lender finances raw land for an ordinary buyer, so the pool is cash buyers and builders. What sells a lot is clarity: zoning, access, utilities, wetlands and whether it is actually buildable.

Question 17

What if I owe more than the house is worth?

Accepted Answer

That is a short sale conversation. The lender has to agree to accept less than the balance, which takes time and is never guaranteed — but it is a real path, and it is usually better than letting the foreclosure run to auction.

Question 18

Can I sell a hoarder house?

Accepted Answer

Yes, and you should not clear it first. A heavily packed house cannot be photographed, shown or inspected, so retail buyers are effectively out — but an as-is buyer with cleanout crews is not looking at the contents at all.

Question 19

Do I have to be in Florida to sell the property?

Accepted Answer

No. Out-of-state sellers close remotely all the time using a mobile or remote online notary and wired proceeds. Documents are sent to you and funds are wired to your account.

Question 20

How do I know a cash buyer is real and not wasting my time?

Accepted Answer

Ask for proof of funds, a local address and phone, the name of the title company they use, and whether they intend to assign the contract. Real buyers answer all four immediately.

Question 21

Can I stay in the house after closing?

Accepted Answer

Often yes. A short post-closing occupancy or leaseback is common when you need time to find your next place, and the terms go in writing at closing.

Question 22

What happens to everything left in the house?

Accepted Answer

On an as-is sale, whatever you leave behind becomes ours to deal with after closing. Take the documents, photos, jewelry and anything sentimental — everything else can stay.

Question 23

Should I rebuild or sell after hurricane or water damage?

Accepted Answer

It depends on your insurance proceeds, your deductible, and whether you want to run a construction project. Many people take the claim and sell the damaged property rather than spend a year managing adjusters, permits and contractors.

Question 24

Would I net more listing it or selling direct?

Accepted Answer

Listed usually nets more on an updated, financeable, showable house. Direct usually nets more on a house that needs significant work, has liens or association problems, cannot be shown, or has a deadline attached.

Question 25

I inherited a house in Florida and live out of state. Where do I start?

Accepted Answer

Start with three things: confirm who has legal authority to sell, secure and insure the property, and find out what it is worth as-is. Everything else follows from those.

Question 26

What is an estoppel letter and why is it slowing my closing?

Accepted Answer

It is the association's official statement of everything owed on the unit. Florida law gives the association a set number of business days to produce it and caps what it can charge, and no closing inside an association happens without it.

Question 27

Can I sell a house with a reverse mortgage on it?

Accepted Answer

Yes. A reverse mortgage is paid off from the proceeds like any other loan. If the balance exceeds the value, HECM loans are non-recourse and there are specific payoff rules — get the servicer's payoff in writing early.

Question 28

There are squatters in my vacant house. Can I still sell it?

Accepted Answer

Yes, but disclose it. Occupancy status affects both value and the closing process, and Florida has a specific removal procedure for unlawful occupants — do not attempt self-help removal.

Question 29

How do you calculate your offer?

Accepted Answer

Repaired value in that specific neighborhood, minus the actual cost of repairs and cleanout, minus holding and closing costs, minus the margin that makes the deal worth doing. We will show you the arithmetic.

Question 30

Do you buy condos, townhomes, mobile homes and multifamily?

Accepted Answer

We buy single-family houses, townhomes, condos, duplexes and small multifamily, plus vacant land, across Palm Beach and Broward. Mobile homes on leased land are case by case because the land lease and park approval drive everything.

Question 31

What paperwork do I need to sell my house?

Accepted Answer

Photo ID, the deed or at least the parcel number, your mortgage information, and — where relevant — the probate documents, association contact, leases, and any lien or violation notices you have received.

Question 32

If I get an offer, am I obligated to accept it?

Accepted Answer

No. An offer is information. You are free to take it to an agent, an attorney, your family, or another buyer, and you are free to decline.

Question 33

How does selling work during a divorce?

Accepted Answer

Both parties on the deed generally need to sign, and if a case is pending, the court or the settlement agreement may control the terms. A direct sale is often chosen because it removes months of showings and shared decision-making.

Question 34

What happens if I don't pay my property taxes in Florida?

Accepted Answer

Taxes become delinquent April 1. The county auctions tax certificates on the unpaid amount, interest accrues to the certificate holder, and after the statutory waiting period the holder can apply for a tax deed — which is how owners with real equity lose property over a comparatively small bill.

Question 35

Can I sell without making any repairs at all?

Accepted Answer

Yes, on a direct as-is sale. There is no inspection contingency to renegotiate against and no lender requiring the roof to have remaining life, which is what usually kills financed sales on older South Florida homes.

Question 36

I got a lis pendens. How much time do I have?

Accepted Answer

A lis pendens is the public notice that a foreclosure case has been filed — it is the start, not the end. The timeline to auction varies widely by case and court calendar, from a few months to well over a year, and it stops nothing on its own.

Question 37

Will selling my house hurt my credit?

Accepted Answer

Selling and paying off the mortgage does not hurt your credit. A foreclosure, a short sale, or continued missed payments does. Selling is usually the credit-protective move, not the damaging one.

Question 38

The deed still has a deceased relative's name on it. Now what?

Accepted Answer

Title has to be cleared before a sale can close — usually through probate, a summary administration, or in some cases an affidavit-based process. The title company will tell you exactly which path your file needs.

Question 39

Do you buy houses in flood zones or with past flooding?

Accepted Answer

Yes. Flood zone designation, elevation certificates and prior claims affect value and insurability, so they affect the number — but they are ordinary facts in South Florida, not disqualifiers.

Question 40

Can I sell just the vacant lot next to my house?

Accepted Answer

Often yes, if it is a separately platted parcel with its own parcel number. If it is one legal parcel, splitting it requires a subdivision or lot-split approval from the local government, which is a project rather than a quick sale.

Question 41

My house has unpermitted work. Does that stop a sale?

Accepted Answer

It stops most financed sales and it is a normal, priced item in a cash sale. Unpermitted additions, enclosed patios, converted garages and unpermitted electrical are everywhere in South Florida.

Question 42

How do I actually get a cash offer on my house?

Accepted Answer

Call or text the address and a sentence about the situation. Photos help but are not required. You get a real number in writing, with the arithmetic behind it, and no obligation.

Question 43

I have leased solar panels. Does that complicate the sale?

Accepted Answer

It adds a step. A solar lease or PPA usually has to be assumed by the buyer with the solar company's approval, or paid off at closing. A UCC filing against the property shows up on title.

Question 44

What if I change my mind after signing a contract?

Accepted Answer

A signed purchase contract is binding, though many contracts contain inspection or due-diligence periods with cancellation rights. Ask what your specific contract allows before you sign, not after.

Question 45

Do you buy houses with mold or biohazard conditions?

Accepted Answer

Yes. Mold, animal damage, water intrusion and biohazard conditions are remediation line items to a buyer with crews, and disqualifying conditions to nearly every retail buyer.

Question 46

How do I find out what my house is actually worth?

Accepted Answer

Three different numbers exist: the automated estimate, the agent's market opinion for a repaired home, and the as-is value to a cash buyer. Confusing them is the most expensive mistake sellers make.

Question 47

My tenant won't leave and won't pay. Can I just sell?

Accepted Answer

Yes. You can sell the property subject to the tenancy and let the buyer handle it. That is typically far cheaper and faster than funding an eviction yourself before selling.

Question 48

Can I sell a house that's held in a trust?

Accepted Answer

Yes. The trustee signs, and the title company reviews the trust or a certificate of trust to confirm authority. It is usually simpler and faster than probate.

Question 49

What is a municipal lien search and why does it matter?

Accepted Answer

It is a search of city and county records for unrecorded items that still attach to the property: code violations, open permits, unpaid utilities, special assessments and lot-mowing charges. Title searches alone do not catch these.

Question 50

Can I sell land that's wetland or has no road access?

Accepted Answer

Yes, at what it is honestly worth. Wetland designation, conservation easements and landlocked parcels limit the buyer pool severely, but these parcels do trade — often to adjoining owners or to buyers holding long term.

Question 51

Should I take the first cash offer I get?

Accepted Answer

Not automatically. Get more than one, compare net proceeds rather than headline numbers, and weigh certainty of closing — a slightly lower offer from a buyer who actually closes beats a higher one that renegotiates.

Question 52

What actually happens at closing?

Accepted Answer

The title company or closing attorney confirms clear title, settles all payoffs and prorations on the closing statement, you sign the deed and related documents, and the proceeds are wired or issued to you.

Question 53

What areas do you buy in?

Accepted Answer

Palm Beach County and Broward County — every city we already serve with our junk removal, demolition, land clearing and grading crews, plus the unincorporated areas between them.

Question 54

Why would anyone sell below market value?

Accepted Answer

Because 'market value' assumes a repaired, cleaned, showable house, a cooperative timeline and a financeable buyer. When one of those is missing, the retail number is not actually available to you.

Question 55

How do I stop code enforcement fines from growing?

Accepted Answer

Cure the violation, then ask for mitigation. Fines in both counties generally accrue daily until the violation is corrected and compliance is verified, and many municipalities will reduce an accrued fine once the property is compliant.

Question 56

I have a second mortgage or HELOC. Can I still sell?

Accepted Answer

Yes. Both get payoff statements and both are settled at closing. The only question is whether the combined payoffs fit under the sale price.

Question 57

What questions should I ask a cash buyer before signing anything?

Accepted Answer

Are you buying it yourself or assigning the contract? What is your proof of funds? Which title company? What would change your number? How much is the escrow deposit? What happens if you cannot close?

Seller Questions, Answered

How selling works

Money & value

Liens, taxes & violations

Inherited & probate

HOA & condo associations

Condition & cleanout

Timing & deadlines

Contracts & legal

Land & lots