We buy the house as it is, with no commissions, and you pick the closing date. We buy in 5 Florida markets and have reviewed 1,238 properties.
Across our Florida markets, the median time on market runs from 12 to 67 days, depending on the city. A cash sale skips that wait, and the risk of a buyer's loan falling through.
Step 1 of 5
Start with the address. A few quick questions come next, then your written offer. There is no obligation.
You’ll talk to Trevor McAmis, Owner & Acquisitions Lead
(313) 710-6129
Takes about two minutes. Or call (313) 710-6129 — we answer.
| Market | ZIPs | Median days on market | HUD 3BR rent |
|---|---|---|---|
| Lehigh Acres | 6 | — | — |
| North Fort Myers | 2 | — | — |
| Jacksonville | 13 | 12 days | $1,860 |
| Cape Coral | 6 | 64 days | — |
| Fort Myers | 5 | 67 days | — |
Days on market are medians from our own Florida records. Rents are HUD Fair Market Rent for those ZIP codes. Updated 2026-10-29.
Median recorded sale prices across our Florida markets run from $245,000 in Jacksonville to $280,000 in Cape Coral. Same state, and roughly 14% apart. That is why we price by ZIP, not by state.
We buy, hold and resell these houses ourselves. We are the buyer named on the contract. Our offer is based on what the house is worth to us after repairs, and paying cash means we can close without a lender. If you want the detail, here is how the offer is calculated.
Florida closings usually run through a title company, and the two things that hold them up here are insurance and permits. An open or unpermitted improvement has to be resolved or explicitly accepted, and wind mitigation drives what a financed buyer can afford to insure. Cash removes the insurance dependency entirely.
On our side the steps are the same every time: a title search, payoff figures ordered on any existing mortgage, liens and municipal balances found, then the money sent and the deed recorded. A cash sale does not skip title work. What it skips is the lender, the appraisal and the financing contingency, which is where most retail contracts on Florida houses fall apart.
General information about how these transactions typically proceed, not legal or tax advice. Your closing agent or attorney is the authority on your specific file.
Every row below comes from a statute, not our opinion, and each one links to the source so you can check it yourself. These are also the items that most often hold up a closing in Florida.
| Seller disclosure required | Fla. Stat. § 689.302: read the statute |
| Transfer or excise tax | Documentary stamp tax, $0.70 per $100 of consideration |
| Rate used in the costs below | 0.7% |
| Who pays it | Seller |
| Statutory authority | Fla. Stat. § 201.02: source |
| Who conducts the closing | title company |
| Attorney required at closing | No |
Florida has no general statutory disclosure form, but under the Johnson v. Davis rule a seller must disclose known material defects that are not readily observable. Since 1 October 2024 a written flood disclosure is required by statute at or before you sign the contract.
Miami-Dade charges $0.60 per $100 plus a surtax on anything other than a single-family home; the rest of the state is $0.70.
Florida closings are conducted by a title company, or by a real estate attorney if you prefer one. Neither is required by statute; the title agent is the norm.
Florida has no state income tax, so only federal capital gains rules apply. Federally, the exclusion for a primary residence shelters up to $250,000 of gain if you are single and $500,000 if you are married filing jointly, provided you owned and lived in the house for two of the last five years. See IRS Topic 701. An inherited property takes a stepped-up basis at the date of death, which usually means little or no taxable gain if you sell soon after.
General information about Florida practice, current as of 2026-10-29. It is not legal or tax advice, and rates set at county or municipal level vary within the state. Your closing agent, attorney or CPA is the authority on your file.
Selling on the open market in Florida costs roughly 8.2 to 10.2% of the sale price before any loan payoff comes out. Each city page above runs the same table in dollars, using that market's own median sale price.
| Cost | Share of the sale price | Selling to us |
|---|---|---|
| Agent commission, both sides | about 5.5% | None |
| Documentary stamp tax, $0.70 per $100 of consideration | 0.7% | We pay it |
| Owner's title policy and settlement fees | roughly $1,500 to $2,500 | We cover the standard ones |
| Buyer concessions and post-inspection credits | about 1% | None. There is no inspection contingency |
| Repairs, cleaning and staging before listing | 1% and up | None. We buy the house as it is |
| Total cost to sell | about 8.2 to 10.2% | $0 |
Net proceeds = sale price − mortgage payoff − closing costs − commissions − repairs and concessions
Customary rates, not a quote. Commission is negotiable, and county and municipal add-ons vary within Florida. See cash offer versus listing and what seller closing costs cover.
The three steps, the cash offer versus listing comparison, the three day right to cancel and the four lines of math behind the number are all on how it works. What changes from market to market is the data, and that is on each city page above.
Every offer is priced by Trevor McAmis. About us.
Send the address and we will come back within a day with a written number and how we got there. If listing would net you more, we will tell you that instead.
Step 1 of 5
No obligation, no fees, no repairs. We respond the same day.
You’ll talk to Trevor McAmis, Owner & Acquisitions Lead
(313) 710-6129
Takes about two minutes. Or call (313) 710-6129 — we answer.
