500+ Florida homes closed across 15+ years and 4 hurricanes. We buy in any condition, any situation, anywhere in Florida — and we close on your timeline. No fees. No commissions. No theatrics.
From "address" to "cash in hand" in 7–14 days.
Address and a few honest details. We don't need staging. We don't care about the leak. We use comps and rehab data we already have for your block — not a calculator from outside the state.
We send the number — and the math behind it. ARV minus repairs minus closing minus our margin. No mystery. No 'we'll call you back later this week' games. You'll know in a day.
Walk in with the deed. Walk out with cash. We've used the same FL title companies for 500+ closings and they know the drill. 7 days is normal. 5 if you're racing a foreclosure sale. 30+ if you need more runway.
If your situation isn't on the list, call us. There's a good chance we've handled it.
Florida is a judicial-foreclosure state. From lis pendens to final judgment averages 8–12 months — but you only have until the courthouse sale to sell. We close before the sale date.
Learn more
Florida probate (Ch. 731–735) can take 6–12 months for formal administration. We can sign now and close once Letters of Administration are issued.
Learn moreFL summary administration applies for estates under $75,000 (or 2+ years post-death). We can structure the contract to match your administration type.
Learn more
Florida is an equitable-distribution state under FL Statute Ch. 61. A clean cash sale gives both parties certainty and avoids months of MLS uncertainty.
Learn moreFL tax certificates sell every June 1. After 2 years (FL Statute 197), the certificate holder can apply for a tax deed — and your home goes to auction.
Learn moreFL code-enforcement fines accrue daily — often $250+/day per violation — and become liens on the property until paid or settled.
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Citizens Property Insurance non-renewals and AOB (assignment of benefits) disputes leave thousands of FL homeowners stuck. We close even with open claims.
Learn moreFlorida eviction timelines run 4–8 weeks for non-payment, longer for habitability disputes. We buy occupied — you walk away clean.
Learn moreFL humidity makes mold issues compound fast. Most retail buyers walk away the moment mold is disclosed. We don't.
Learn moreFL insurance claim disputes can drag for 6–12 months. We can buy now and assign the claim, or close after settlement — your choice.
Learn moreHoarder cleanouts run $5,000–$20,000+ in FL. Skip it — we pay you for the home and absorb the cleanout.
Learn moreCarrying two mortgages or paying double rent kills your relocation budget. A guaranteed cash sale eliminates the unknown.
Learn moreFL retirees often move to 55+ communities (The Villages, On Top of the World) — we coordinate timing so you don't pay overlapping carrying costs.
Learn moreVacant homes in FL face higher insurance premiums (or non-renewal), squatter risk, and code-enforcement scrutiny. Sell before it spirals.
Learn moreMost cash buyers won't show you the math. We will. Move the slider — see how your ARV turns into a number you can take.
Real offers vary based on actual condition, comp data, and our renovation cost on the specific property. This is the framework — your actual offer will show the same line items.
Three ways to sell. Here's how they actually stack up in Florida.
B Byron Buys Houses | FL Realtor (MLS) | iBuyer (Opendoor) | |
|---|---|---|---|
| Commission / fees | $0 | 5–6% (avg $18K on $300K) | 5–13% service fee |
| Repairs needed | No | Required after inspection | Often required |
| Showings / open houses | No | Weeks of strangers in your home | 1 walkthrough |
| Closing timeline | 7–14 days | 60–90 days avg | 14–30 days |
| Financing fall-through risk | No | 30%+ of FL deals re-list | Low |
| Cash at closing | Guaranteed | After 30+ day mortgage | Guaranteed |
| Your move-out date control | No | Buyer dictates | Limited |
| House condition required | Any | Show-ready | Decent |
“I live in Texas now. Byron's team flew through everything by email and FaceTime. We signed remote, the title company shipped me a check. I never even had to fly to Miami.”
Composite stories from real Florida closings. Names changed for privacy.
Click your city — or call. We buy throughout Florida.
You own a Florida house you need to sell fast — Byron pays cash, buys it as-is, and closes at any title company you pick in as little as seven days. No realtor commissions. No repairs. No financing fall-through. One short call and a fair offer in 24 hours.
Three steps. No homework on your end.
1. Tell us about the house. Call 951-331-3844 or fill out the form. Address, condition, your situation. Five minutes. We don't need photos, we don't need it cleaned out, we don't need the title pulled.
2. Get a cash offer in 24 hours. Byron personally reviews every Florida property. We pull the comps, run our numbers, and send you a written offer the next business day. No pressure, no obligation — read it, sit with it, talk to your family or your attorney.
3. Pick a closing date and get paid. You choose the title company. You choose the closing day — 7 days, 14 days, 60 days, whatever fits your move. We close on the FAR/BAR As-Is contract, so there's no inspection contingency to renegotiate and no lender to wait on. Wire hits your account the day of closing.
That's it. The whole process — from first call to cash in your account — typically runs 7 to 14 days if you want speed, or as long as you need if you don't.
Listing a Florida house works fine if your house is in turnkey condition, you have six months to wait, and you don't mind strangers walking through your living room. Most sellers we talk to don't fit that picture. Here's the side-by-side.
| Sell to Byron | List With a Realtor | |
|---|---|---|
| Time to closing | 7–14 days | 90–180 days (60–90 DOM + 30–45 day close) |
| Repairs needed | $0 — we buy as-is | $5K–$50K typical pre-list spend |
| Showings / open houses | Zero | 15–40 showings average |
| Commission | $0 | 5–6% of sale price |
| Closing costs | We pay all standard seller costs | $3K–$10K seller-side |
| Inspection renegotiation | None — As-Is contract | Standard buyer "credit" demand after inspection |
| Financing fall-through risk | Zero — cash | 17% of contracts fall through nationwide |
| Appraisal risk | None | Buyer's lender appraisal can kill the deal |
| Move-out date | You pick | Negotiable but rarely flexible |
| Net dollars in pocket | Often within 3–8% of MLS net after costs | Higher gross, but commissions, repairs, holding costs eat the gap |
The honest answer: a polished house with no urgency belongs on the MLS. A house with a tired roof, a code violation, a tenant in place, an inheritance issue, an open insurance claim, or a deadline — Byron is faster, cleaner, and more certain.
Every Florida house has a story. These are the ones we close on every month.
If your situation isn't on this list, call anyway. After 500 closings, very little surprises us.
We buy any residential property a Florida title company can close on:
We close in every county in Florida. These are the metros where we have the deepest playbook and the fastest closings.
Don't see your city? We close statewide — Cape Coral to Pensacola, Naples to Jacksonville, The Villages to Key West. Call 951-331-3844 or request an offer online.
Selling a house in Florida isn't like selling one in Ohio. There are six pressures that hit Florida sellers harder than anywhere else in the country, and they're the reason cash buyers exist here at all.
Three hurricanes in three years rewrote the SW Florida and Tampa Bay housing market. Cape Coral and Fort Myers are still working through Ian (2022) damage. St. Pete, Clearwater, Largo, and Pinellas Park took historic flooding from Helene (2024). Milton (2024) layered wind and tree damage on top across Sarasota, Bradenton, and the I-4 corridor.
The honest reality after three storms: insurance carriers are not paying out clean. Citizens Property Insurance has cut policies, raised premiums, and slow-walked claims. The 2023 AOB reform (§627.7152) made post-loss assignments to contractors void — which means a homeowner with a bad roof can't sign over the claim and walk away anymore. Lots of post-storm sellers are stuck: they can't fund the repair, the insurer is dragging, the roofer wants paid, and the daylight is going.
We buy storm-damaged Florida houses with the open claim still in motion. You can keep the claim and we close on the As-Is value, or we can take an assignment of proceeds and close immediately at a higher number. Your call. Sell a hurricane-damaged Florida house →
Florida is a retirement state, and that means it's also an inheritance state. Every year, tens of thousands of Florida houses pass to heirs — often kids who live in New York, New Jersey, Michigan, Ohio, or out of country. They inherit a 1970s ranch in Lake Worth or a snowbird condo in Naples, and they don't want to fly down to manage it.
Florida probate (Ch. 731–735) runs two tracks. Formal Administration is required when the non-exempt estate exceeds $75,000 and the death was within the last 2 years — this appoints a Personal Representative under §733.607 who can sign the deed. Summary Administration (§735.201) skips the PR entirely for smaller estates or older deaths and closes in weeks instead of months. (The threshold rises to $150,000 effective July 1, 2026, under CS/HB 1337.)
We've closed dozens of inherited-house deals where the heirs never set foot in Florida. We coordinate with your probate attorney, sign the contract subject to Letters of Administration, and fund once the court issues authority. Sell an inherited Florida house → | Sell a probate property →
Tied to the probate wave: half the inherited Florida houses we buy come from heirs who live somewhere else. A daughter in Toronto inherits her dad's condo in Boca. A son in New Jersey inherits his mom's villa in The Villages. A Canadian couple inherits the family unit in Aventura. They are not flying down to clean it out, list it, and sit through six months of showings.
We make the long-distance sale clean. Documents go by FedEx or remote online notarization. Wires hit the heir's bank in their home country. For Canadian sellers, we work with FIRPTA withholding (15% IRS hold-back on foreign-person dispositions) and ITIN coordination. For out-of-state US heirs, we close at any title company you direct.
Florida hosts massive military installations: NS Mayport and NAS Jacksonville in Duval, NAS Pensacola and NAS Whiting Field in the Panhandle, MacDill AFB in Tampa, Patrick Space Force Base on the Space Coast, NAS Key West, NS Mayport, and the US Coast Guard Sector out of Miami Beach. Every PCS cycle, hundreds of service members get orders with 30–60 days to vacate.
A traditional MLS listing rarely works on that timeline. We buy military houses on a guaranteed close — pick your move date, lock the contract, fly to your new station with a wire on the way. We've closed VA-loan-encumbered houses, BAH-owned investment properties, and "moved twice already, just want to be done" sales.
The 2021 Surfside collapse changed Florida's condo math forever. §718.112(2)(g) and §553.899 now require milestone inspections at 30 years (25 years near the coast) and Structural Integrity Reserve Studies (SIRS) every decade. Buildings that ducked reserves for 40 years are now hitting owners with $20K, $50K, even $200K special assessments to fund repairs.
Pair that with §718.116 joint-and-several liability for unpaid dues and §718.112(2)(i) right-of-first-refusal clauses, and you get unit owners who can't sell at any price they're willing to take. We buy condos with open special assessments, we buy units with delinquent dues, we pull the estoppel letter (§718.116(8)), and we close anyway.
Citizens Property Insurance is Florida's last-resort insurer (§627.351(6)). When private carriers won't write a roof over 15 years old, won't write a 4-point inspection that fails, or won't write a wind-mit that scores too low, Citizens picks up the policy. Then Citizens depopulates — meaning if a private carrier offers a rate within 20% of Citizens, the homeowner is forced to switch.
Result: thousands of Florida homeowners are sitting on uninsurable houses they can't afford to repair, refinance, or sell to a buyer who needs a mortgage (because lenders require insurance). The MLS is closed to them. We buy these houses every week. No 4-point. No wind-mit. No insurance fight. Just a cash offer and a closing date.
Byron Johnson is a family man who has been buying houses for 15+ years and has personally signed off on 500+ Florida transactions. He's not a call center, not a hedge fund, not a national franchise with a 1-800 number routed to the lowest-bidding "acquisitions agent" of the week. When you call 951-331-3844, you're talking to the guy who will write your offer, walk your property if needed, and sign the closing check.
That matters in a Florida market that has 50+ "we buy houses" companies with stock photos of someone else's family on the homepage. Byron is BBB A+ accredited. His Google reviews come from real Florida sellers who closed real deals — 87+ ratings averaging 4.9 stars. He's the founder, the offer-writer, and the closer. One person, one phone number, one promise: a fair cash offer and a clean close.
Byron Buys Houses is family-owned and family-run. We treat your house like it's your story — because it is — and we treat your time like it's worth something. Most of our business comes from past sellers referring their neighbor, their cousin, or their parents' estate.
The 500+ closings cover every kind of Florida house: 1950s concrete-block in Hialeah, 1970s ranch in Tallahassee, 1980s tract home in Cape Coral, 1990s townhouse in Pembroke Pines, 2000s waterfront in Hollywood, 2010s vacation rental in Kissimmee, and yes, even pre-war wood frame in St. Augustine. Probate sales, divorce sales, foreclosures stopped on the courthouse steps, fire damage, mold, hoarder cleanouts, Chinese drywall in Lehigh Acres, sinkhole-repaired homes in Pasco, and the entire post-Ian damage corridor in Lee County. Every one of those closings sharpens the next offer. When Byron writes a number on your house, it's because he's seen 50 just like it close.
We also do the boring work other buyers skip: pulling estoppel letters before contract instead of at closing, ordering municipal-lien searches in Miami-Dade and Broward where they really matter, checking Citizens or private insurance status so the roof issue doesn't kill the deal at the wire. The work happens before the offer, not after. That's why our closings stick.
A lot of sellers ask: if I have time, should I list? It's the right question. Here's the unvarnished answer.
| Cash Sale (Byron) | MLS Listing | FSBO | |
|---|---|---|---|
| Time to close | 7–14 days | 90–180 days | 60–180 days (slower) |
| Pre-list repairs | $0 | $5K–$30K typical | $0–$10K |
| Staging / photography | None | $1K–$5K | $0–$1K |
| Showings | None | 15–40 | 5–25 |
| Commission | 0% | 5–6% | 0% (you still pay buyer's agent typically) |
| Closing costs | Byron pays seller-side | $3K–$10K seller | $3K–$8K seller |
| Inspection renegotiation | None | $2K–$15K typical credit | $2K–$15K |
| Financing fall-through | 0% | 15–17% nationwide | 15–17% |
| Appraisal kill | None | Real risk in soft market | Real risk |
| Holding costs while listed | None | 3–6 months mortgage, taxes, insurance, HOA, utilities | 2–6 months |
| Stress level | Low | High | Very high |
| Certainty | High — written offer = closing | Medium — contracts fall through | Medium-low |
For a $300K Florida house: MLS might gross $300K but net the seller $260–$275K after commissions, repairs, closing costs, and 4 months of carrying costs. Byron might offer $258–$272K and the seller walks with the offer number. The gap is often $0–$15K — and that's the value of certainty, speed, and not living in a staged house for four months.
If your house is in great shape, you have time, and you want top dollar — list it. If anything in your situation is messy — list it cash to us.
The fastest we've closed is 5 business days from signed contract to wire. Typical is 7–14 days. The bottleneck is title underwriting — the title agent has to pull the chain, run liens, clear any Code Enforcement or HOA estoppel, and issue the commitment. On clean titles, that's a week. On title with cleanup needed (probate, divorce decree, old mortgage satisfaction), it can run 2–4 weeks. We tell you the realistic timeline before you sign.
No commissions. No fees to Byron. We pay the standard seller-side closing costs — title insurance owner's policy (in counties where seller customarily pays: Miami-Dade, Broward, Sarasota, Collier), doc stamps on the deed under §201.02 ($0.70 per $100 of price; $0.60 in Miami-Dade plus surtax), HOA estoppel fees, recording. The number on the offer is what hits your account.
Zero repairs. We buy as-is on the FAR/BAR As-Is contract (ASIS-7). Roof at end of life, AC dead, tile floor cracked, kitchen from 1978, drywall holes, mold in the bathroom, settled foundation — none of it changes the deal. We've bought houses with literal trees through the roof.
Almost every house we buy has a mortgage. The title company orders a payoff letter from your lender, pays it off out of the sale proceeds at closing, and wires you the difference. You sign one document, the title agent handles the rest. If you owe more than the house is worth (underwater), tell us — we can sometimes structure a short sale with the lender's approval, but the math has to work.
Not unless the certificate of sale has filed (§45.0315). Florida judicial foreclosure runs 8–12 months from lis pendens to clerk's sale. You can sell to us any time before the certificate files. We've closed houses with the courthouse sale 11 days out. Call today — every week matters once the final judgment is entered. Stop foreclosure →
About half the inherited houses we buy are sold by out-of-state or out-of-country heirs. Documents go by overnight courier or remote online notarization (RON). Wires hit your bank in any state or country we can verify. We coordinate with your probate attorney and the appointed Personal Representative under §733.607. Canadian heirs: we handle FIRPTA 15% withholding and ITIN coordination. You never have to fly down. Sell an inherited Florida house →
Yes — and this is one of our most common deals. Florida code-enforcement liens accrue at $250+ per violation per day under Ch. 162 and city ordinances. We buy with the lien attached, then negotiate a lien reduction with the Special Magistrate or Code Enforcement Board on our side after closing. You stop the bleeding the day the title transfers. Code violation cash sale →
We prefer tenant-occupied. We've bought houses with month-to-month tenants, year leases with 9 months left, Section 8 HAP-contract tenants, and rent-controlled "I've been here 22 years" residents. You don't evict. You assign the lease to us at closing. The tenant stays put. Florida eviction (FL Stat 83.561, 82.036) is messy and slow — skip it. Tired-landlord sale →
Yes — both flavors. Real-property mobile homes with an "RP" decal under §320.015 (owner owns the land, home is permanently affixed, title retired under §319.261 form HSMV 82109) close by deed like any house. DMV-titled coaches in lot-rent parks (most Citrus, Sumter, Polk County parks) transfer by motor-vehicle title — we work with the park manager on transfer approval. Both are fine. Mobile home cash sale →
Yes. We close on small multi-family all the time. Tenants in place is fine. Section 8 contracts transfer at closing. Mixed occupancy (one unit vacant, two rented) is fine. We pull rent rolls and estoppels from each tenant; you don't need to give notice or "show" the building. Multi-family cash sale →
We buy storm-damaged Florida houses every week. You have two options. Option A: keep the claim, we close at the As-Is value, you cash both the claim check and our wire. Option B: assign the claim proceeds to us at closing, we close at a higher price reflecting the expected payout. Most sellers prefer Option A — keep the claim, take our cash, walk away. We don't require a signed roof estimate, we don't need an inspection report, and we don't care how long Citizens has been dragging. Hurricane-damaged Florida house →
Yes. Post-Surfside SIRS (§553.899, §718.112(2)(g)) and milestone-inspection special assessments are baked into our Florida condo offers. We pull the estoppel letter (§718.116(8)) before closing so the assessment number is locked, and we factor it into the price. Same with delinquent dues — we pay them at closing (§718.116) and you walk clean.
That's the whole point. Zero showings. Zero open houses. Zero strangers. Byron or one of his partners may walk the house once before the offer is finalized — or we'll buy sight-unseen on the photos and your description if you prefer. After that, the next person through the door is the new owner.
We pay actual cash. No bank, no lender, no underwriter. Funds are sourced and ready before we make an offer. There is no financing contingency in our contract. The only standard out is title underwriting — if title comes back unclearable, we both walk; that's industry-standard. We can show proof of funds before you sign.
We start with after-repair value (ARV) — what the house would sell for in turnkey condition based on recent comps within a half-mile in your city. Then we subtract realistic repair cost (we use real contractor numbers, not a calculator), our cost of capital, holding costs through resale, and the resale closing costs. The result is your offer. We are not an iBuyer running a 6% spread on a clean house; we're a flipper buying real condition issues, so the math is honest. The number is firm but explainable — if you ask "why $258K and not $275K?", Byron will walk you through every line. We don't play the lowball-then-renegotiate game some out-of-state wholesalers play.
Yes. We can send proof of funds (bank statement or lender's hard-money commitment) before you sign. We can also send recent closing statements (HUD-1s) from past Florida deals — names redacted — so you can see we close at the price we offered, not a renegotiated number. Ask any of our 87+ Google reviewers; the comment that comes up most often is "the number on the offer was the number on the wire."
After 500+ Florida closings — code violations, partition actions, hoarder houses, military PCS, Canadian-heir probate, sinkhole repairs, Chinese drywall, fire loss, divorce mid-trial, bankruptcy Chapter 13 — almost nothing is new. Call 951-331-3844 and tell Byron the story. If we can buy it, we'll have an offer to you in 24 hours. If we can't, we'll point you to who can.
You've read this far because something needs to change. Maybe the foreclosure auction is on the calendar. Maybe the inherited house in Naples has been sitting empty for a year. Maybe the tenant stopped paying in November. Maybe Citizens dropped your policy and the roofer wants $28,000 you don't have. Maybe you just got orders to a base in Norfolk and you have 45 days to be gone.
Whatever it is — Byron buys it. Family-owned, 15 years deep, 500+ closings, BBB A+, 4.9 stars from real Florida sellers. One call, one fair offer in 24 hours, one clean close in 7 to 14 days at any title company you choose.
Call 951-331-3844 right now, or tell us about your house in the form. Byron will personally review it tonight and you'll have a written cash offer tomorrow.
No fees. No commissions. No repairs. No showings. No surprises.
Just a cash offer, a closing date you pick, and the rest of your life on the other side of it.
Tell us about your property — get your offer in 24 hours.
Call (951) 331-3844
