Answers — no fluff.

Thirty-plus questions Florida homeowners ask us most often, organized by topic. If yours isn't here, call or text Byron at 951-331-3844 — we'll answer in plain English with no pressure to sell.

Timeline Questions

How fast can you close on my Florida house?

We can close in as little as 7 days from contract signing — or on whatever date works for you. Most cash sales in Florida close at a title company in 7–14 days. We've closed in as few as 5 days when timing required it (foreclosure sale dates, tax deed auctions, military PCS dates).

What if I don't need to close fast — can I take 60 or 90 days?

Yes. About 30% of our sellers want extra time, not less. We sign the contract now, lock in the price, and close on the date you pick. Common reasons: finishing a school year, waiting on a probate court order, finalizing a new home purchase, finishing a job transition, coordinating a long-distance move.

How fast will I get the cash offer after I call?

Usually within 24 hours of getting the address and basic information. For urgent situations (foreclosure with a sale date in 7 days, or a tax deed auction next week), we'll prioritize and often have a number to you within 4 to 6 hours.

Can I close and stay in the house for a few weeks?

Yes. We can write a short post-occupancy agreement giving you 7 to 30 days in the house after closing. Most sellers don't need it — but if you do, just ask. We've done it dozens of times.

What if my situation changes and I need to push the closing date?

We work with you. If you tell us a week before closing that you need another two weeks, we'll usually accommodate. Just communicate. The deals that get rough are the ones where someone goes silent.

Fees and Cost Questions

Are there any fees, commissions, or closing costs I have to pay?

Zero. No realtor commission (typically 5–6% in Florida — that's $18,000 on a $300K house). No listing fees, no inspection fees, no service fees. We pay all standard closing costs including title insurance, doc stamps on the deed, recording fees, and settlement fees. The number on our offer is the number you take home.

Do I have to pay for the title insurance?

No. We pay for the owner's title insurance policy and the lender's policy (when applicable). Florida title insurance runs roughly $5–$6 per $1,000 of purchase price. On a $300K house, that's $1,500–$1,800 we cover.

What about doc stamps on the deed?

We pay them. Florida charges $0.70 per $100 of consideration on the deed transfer in most counties (Miami-Dade is slightly different at $0.60 plus surtax). On a $300K sale, that's about $2,100 we cover.

Will I owe taxes when I sell?

Possibly — depends on your basis, how long you owned the home, and whether it was your primary residence. The IRS exempts up to $250,000 in capital gains for single filers and $500,000 for married joint filers if you've lived in the home as your primary residence for 2 of the last 5 years (Section 121 exclusion). Inherited homes get a step-up in basis. Talk to your CPA before closing — we can refer one if you don't have one.

Are there any fees if I say no to your offer?

None. The offer is free. The conversation is free. There's no obligation, no follow-up sales pressure, no contract to sign just to "see" the offer.

Process Questions

How do you calculate your cash offer?

Three factors: (1) After-Repair Value — what the home would sell for fully renovated; (2) cost of repairs we'll need to do; (3) our holding and resale costs. We subtract repairs and holding from ARV, then deduct a fair margin. We'll show you the math line by line when you receive the offer.

Do you have to come walk through my house?

Not always. For properties an hour or more from our Tampa office, we may rely on photos and your description. For larger transactions or properties closer to home, we'll come walk it ourselves. Takes 30 minutes — we look at the roof, foundation, HVAC, kitchen, bathrooms.

What if I don't want strangers in my house?

Tell us. We can write the contract subject to a final walk-through right before closing, or based on photos and a video tour you send us. We've bought houses without ever physically entering.

What documents do I need to bring to closing?

A government-issued photo ID. If the property is held by a trust or estate, the trust documents or Letters of Administration. If you're using a power of attorney, the recorded POA. The title company will tell you exactly what's needed before closing day — usually a short list.

How do I get paid?

Two options: a cashier's check handed to you at the closing table, or a wire transfer to your bank account. Wires usually hit within a few hours; cashier's checks clear next business day at most banks. Your choice.

Is the cash offer obligation-free?

Yes. You give us the address and a few details. We do the math and send the offer. If you don't like the number, you walk — no pressure, no follow-up calls. If you like it, we sign the contract and head to closing.

Will you flip my contract to another buyer (wholesale)?

No. We're direct cash buyers — Byron Johnson and our team buy with our own funds (and partner-fund capital). Some Florida companies advertise as "cash buyers" then list your house on the MLS or shop your contract to other investors. We don't. The contract you sign is with us; we close on it.

Special Situations

I'm in foreclosure. Is it too late to sell?

Florida is a judicial-foreclosure state. As long as your home hasn't been sold at the courthouse auction yet, you can sell it. We've closed deals between final judgment and the sale date. The earlier you call, the more options we have. Even seven days out is usually enough — we've done a few in five.

Can you buy a house that's in probate?

Yes. We work with the personal representative (PR) and the probate attorney directly. In Florida, summary administration (estates under $75,000 in non-exempt assets, or 2+ years post-death) closes faster than formal administration. We can sign a contract now and close once Letters of Administration are issued.

Will you buy if I'm going through a divorce?

Yes. We work with both spouses, both attorneys, and the court. As long as both parties on the deed sign (or the court orders the sale), we close. We've handled contested divorces, amicable divorces, and court-ordered partition sales.

Will you buy a house with code violations or open permits?

Yes. Code-enforcement liens, unpermitted additions, open permits — we deal with these constantly. We resolve them after closing. You stop the daily fines (which can run $250+ per violation per day in Florida) the day we close.

Will you buy a house with tenants in it?

Yes. We buy tenant-occupied properties throughout Florida — even mid-lease, mid-eviction, or with Section 8 tenants. You don't need to evict before selling. We take the property as-is, tenants and all.

Will you buy a hoarder house?

Yes. You take what you want, leave the rest. We've cleaned out homes with 20 years of accumulation. Don't apologize, don't try to clean — just call.

What about a house with fire or mold damage?

Yes. We've bought both this year. As long as the structure is salvageable and the lot is buildable, we make an offer. Sometimes the lot value alone makes the deal work.

Will you buy a house in a flood zone or with hurricane damage?

Absolutely. Florida is a hurricane state — we factor flood-zone status, insurance availability, and storm damage into every offer. We've bought roof-tarped homes, hurricane-totaled homes, and homes that lost insurance carriers and can't get a new one.

Will you buy a house with an active insurance claim?

Yes. You can either assign the claim to us at closing (in which case we adjust the price), or close clean and keep the claim yourself. We'll let you choose. Many sellers prefer the clean-close-and-keep-the-claim path.

Property Type Questions

Do you only buy houses, or also condos, mobile homes, and land?

We buy single-family homes, condos, townhouses, mobile/manufactured homes (on owned land or in parks), duplexes, triplexes, small multi-family (up to 4 units), and vacant land throughout Florida.

Do you buy condos with HOA assessments or special assessments pending?

Yes. Florida condos have been hit hard by post-Surfside reserve requirements (Senate Bill 4-D, statute 718.112). Special assessments of $20K, $40K, even $80K per unit are common in older buildings. We factor the assessment into our offer and take the unit with the assessment attached. You walk away clean.

Do you buy mobile homes that aren't on owned land?

Yes — mobile homes in parks too. Some buyers won't touch park-lot homes because the land isn't owned. We buy them. Different valuation math, but we make offers.

Do you buy vacant land?

Yes — residential lots, large rural parcels, and waterfront. Land is straightforward: we look at zoning, comparable land sales, and any liens or back taxes.

Will you buy commercial property?

Generally no. We focus on residential 1-to-4-unit properties and land. Commercial (office, retail, industrial) is outside our buy box. We can refer you to commercial buyers if you ask.

Florida-Specific Questions

I just lost my insurance carrier — does that affect your offer?

Not the way you'd think. We're going to insure the property ourselves after closing — and we know which carriers are still writing in your zip code, including Citizens Insurance. The fact that your carrier non-renewed you isn't a deal-killer for us; it just means we factor in our own insurance cost.

What about properties in Citizens Insurance / state-backed insurance?

Fine. We close on Citizens-insured properties all the time. We may use a different carrier post-close, but it doesn't slow us down.

Does Florida's homestead exemption affect my sale?

Not directly to us. Homestead exemption is a property tax benefit you've been receiving. When you sell, you stop receiving it. The new buyer (us, then a future buyer) will reset the assessed value under Save Our Homes / Amendment 10. Talk to your CPA about whether portability applies to your next Florida home.

What if the house is in a 55+ community?

We buy them. We comply with the community's age restrictions when we resell — typically by selling to a qualifying buyer or coordinating with the community's resale committee.

Are there flood-zone or wind-mitigation issues that disqualify a house?

Almost never. We've bought in V-zones, X-zones, AE-zones, all of them. Wind-mitigation reports affect what we estimate for insurance going forward, but they don't kill deals.

What about sinkholes or ongoing sinkhole insurance claims?

We've bought sinkhole-affected homes — both repaired and unrepaired. Florida has specific disclosure requirements (statute 627.7073) and our offer reflects what we know. Disclose what you know; we'll do our diligence.

What's a Notice of Commencement and why does the title company keep asking about it?

It's a recorded notice (Florida statute 713) that contractors filed before doing work on your home. If a Notice of Commencement is open and contractors weren't paid, they can file a mechanic's lien. The title company checks this as part of clearing title. Don't worry — we handle this on our side.

Mortgage and Finance Questions

Will you buy my house if it has a mortgage on it?

Yes. As long as the offer covers what you owe (or you're willing to bring a small amount to closing), we buy. We've also bought houses where the seller owed more than the home is worth — short sales — by negotiating directly with the lender.

What if I owe more than the house is worth?

We can still help. We negotiate short sales directly with FL lenders — we've done dozens. The lender agrees to take less than what's owed in exchange for a fast, clean cash close. You walk away mortgage-free.

What if I have a HELOC or second mortgage?

Same answer — both get paid off at closing from the proceeds. The title company orders payoff statements from each lender and disburses accordingly.

What if the loan is in someone else's name (deceased parent, ex-spouse)?

We handle that too. For deceased borrowers, the estate handles the payoff (often through Letters of Administration). For ex-spouses, the divorce decree usually controls. Title company sorts it all out at closing.

Can I sell if my mortgage is in modification or forbearance?

Yes. Forbearance and modification don't prevent a sale — the lender just needs a current payoff figure. We work with the loss-mitigation department directly when needed.

Will you take over my existing mortgage (subject-to)?

Sometimes — depends on the situation. "Subject-to" means we take over your existing financing rather than paying it off. Florida allows it but it's not always the right structure. If you're interested, we'll discuss. Most of our deals are straight cash payoffs.

Paperwork and Legal Questions

Do I need an attorney to sell my house in Florida?

Florida doesn't legally require an attorney for residential closings. Most cash deals close at title companies. That said, if your situation is complex (probate, divorce, multi-party trust, large estate), having an attorney review the contract is smart — and we welcome it. A good real estate attorney charges $300–$800 to review a cash purchase contract.

Will I have to sign a lot of paperwork at closing?

Yes — Florida cash closings typically involve 12 to 20 pages: a deed, a closing statement (ALTA settlement statement), a bill of sale for personal property if any, a release of any mortgage, a few state-required disclosures, and a closing affidavit. The closer walks you through every page.

Can I sign closing documents remotely if I live out of state?

Yes. Mobile notaries and remote online notarization (RON) are both legal in Florida. We've closed with sellers in 30+ states and a few foreign countries. Tell us where you'll be and we'll arrange it.

What disclosures do I have to fill out?

Florida requires sellers to disclose known material defects (Johnson v. Davis, 1985). The disclosure form takes 10 minutes. Disclose what you know — undisclosed material defects can come back later, and our purchase contract waives a lot of inspection rights only as long as you've been honest about what you know.

What if there's a lien on the property I didn't know about?

Title companies do a full lien search before closing. If something pops up — old mechanics liens, IRS liens, judgment liens, code-enforcement liens — we work with the title company to clear or pay them off at closing. Most surface during the search; almost none kill deals.

What happens to the earnest money?

We post earnest money to a title company escrow at contract signing — typically $1,000 to $5,000 depending on deal size. It applies to the purchase price at closing. If we walk from the deal without cause, the earnest money is yours.

Does Florida have a right of rescission on home sales?

No — not for arms-length residential sales. The deed transfers ownership at closing and there's no cooling-off period after. (Different rules apply to door-to-door sales of certain home services and HELOC originations.)

What if I change my mind after signing the contract?

The contract has standard cure provisions — if you breach, we have remedies (typically the earnest money, not specific performance). But honestly, if you change your mind in good faith, talk to us. We've released sellers from contracts when life genuinely changed. We're not in the business of forcing reluctant sellers to close.

Comparison Questions

How is this different from listing with a realtor?

Listing means: 6% commission ($18,000 on a $300K home), inspections, repairs, staging, open houses, 30–90 day MLS time, financing-contingency risk, possible re-listings. With us: cash offer in 24 hours, close in 7–14 days, zero fees, zero repairs, zero showings.

How is this different from Opendoor or other iBuyers?

iBuyers use algorithms and charge service fees (typically 5%). They often re-trade after inspections, asking for $10K–$30K credits days before closing. They take 30–60 days to close. We make in-person offers, charge zero fees, never re-trade, and close in 7–14 days.

Are you a real cash buyer or just an MLS lister?

We're direct cash buyers — Byron Johnson and our team buy with our own funds (and partner-fund capital). Some Florida companies advertise as "cash buyers" then list your house on the MLS. We don't. The contract you sign is with us; we close on it.

Why should I trust you over the other "We Buy Houses" signs in my neighborhood?

Look us up. BBB A+ accredited. 4.9 stars across 87+ Google reviews. 500+ Florida transactions over 15 years. Florida licensed, members of FL Real Estate Investors Association. Or just call and talk to Byron — he answers his own phone.

Geographic Questions

What FL cities do you buy in?

All of Florida — Miami, Tampa, Jacksonville, Orlando, St. Petersburg, Hialeah, Fort Lauderdale, Cape Coral, Tallahassee, Port St. Lucie, Pembroke Pines, Hollywood, Pensacola, Sarasota, Lakeland, Gainesville, Ocala, and 60+ more. If your home is in Florida, we'll make an offer.

Do you buy in rural Florida and small towns?

Yes — Polk County, Sumter County, Marion County, Levy County, Suwannee, Hardee, DeSoto, all of it. Rural deals work as long as the property has clear title and is accessible.

Do you buy in the Florida Keys?

Yes. Monroe County deals are slightly different (insurance is harder, hurricane history is heavier in the offer math) but we close them.

Still Have Questions?

Call or text Byron at 951-331-3844. Real human, real conversation, no obligation. If your situation is truly unique, we'll tell you within 10 minutes whether we can help — or refer you to someone who can.