Single-Family. Cash. As-is. Anywhere in Florida.

You own a Florida single-family house and you need it gone. Maybe the roof is shot, maybe the tenant left it trashed, maybe Mom died and the heirs cannot agree on a price. Whatever the reason, you want one number, one closing date, and one signature — not 90 days of showings. That is what we do.

Why Sell to Byron in Florida

• Family-owned, 15 years buying houses, 500+ FL closings on the books
• BBB A+ accredited, 4.9 stars from 87+ Google reviews
• We use the standard FAR/BAR ASIS-7 contract — same form your real-estate attorney uses
• Cash offer in 24 hours, written, with the proof-of-funds letter attached
• Close in as little as 7 days at any FL title company or attorney you pick
• No commissions, no closing-cost split, no inspection re-trade, no appraisal contingency
• We buy in all 67 counties — Miami-Dade to Escambia, the Keys to the Panhandle

1. Tell us about the house. Address, beds, baths, square footage, what is broken. Five minutes on the phone or the form on this page is plenty.
2. We tour (in person or virtual) and write you an offer in 24 hours. No fee, no commitment, no "we'll get back to you next week."
3. You pick the closing date. Seven days, thirty days, ninety days — whatever fits your move. Title company wires you the proceeds; you hand over the keys.

Situations We Buy in Florida

A single-family house is the most common property we close — and almost every situation that ends in "I just want this house gone" fits here. We buy:

• Foreclosure houses. Florida is a judicial foreclosure state under Ch. 702. Once a complaint is filed and a lis pendens recorded under §48.23, you usually have 6–14 months before the clerk's sale, and we can close before the certificate of sale issues under §45.0315.
• Inherited and probate houses. Mom passed, the kids are scattered across three states, the lawn is six feet tall and the city is fining the estate. We have closed 80+ probate properties and we know how to work with your probate attorney.
• Hurricane-damaged houses. Roof tarps, blue-roof FEMA, Citizens claim still open, AOB-banned post-2023 (§627.7152) — we buy with the claim assigned and we close as-is.
• Houses in divorce. Lis pendens on title, equitable distribution under §61.075, exclusive use under §61.077 — both spouses sign, we wire each their share separately.
• Tax-lien houses. Tax certificate already sold under §197.402? We pay the redemption (§197.472) at closing.
• Rental houses with bad tenants. Active eviction, security-deposit dispute, month-to-month nightmare — we take occupied.
• Houses in Section 8 or HUD programs. We buy with the contract intact.
• Owner-occupied homestead houses ready to downsize. Snowbirds, retirees, military PCS, job transfer.
• Out-of-state owners who inherited Florida property and have never set foot on it.
• Hoarder houses, fire-damaged houses, mold houses, sinkhole-history houses. We have seen all of it.

The Florida Single-Family Market in One Paragraph

Single-family detached homes are about 60% of Florida's owner-occupied housing stock — concrete-block-and-stucco (CBS) is dominant from Miami to Tampa, frame-and-stucco is more common around Orlando and Jacksonville, and old wood-frame "Florida cracker" houses still pepper Gainesville, Ocala, and the Panhandle. Construction year drives almost everything: pre-2002 (before the Florida Building Code post-Andrew rewrite) means insurance pain, hip-roof discounts, and likely panel/wiring updates due. Pre-1978 means lead-paint disclosure on top. Pre-1986 means polybutylene plumbing risk in some neighborhoods. Roof age — not square footage — is the single biggest variable in any FL single-family cash offer.

Florida Hooks That Affect a Single-Family Cash Sale

Three legal/regulatory pieces matter on almost every Florida single-family transaction:

Homestead disclosure (§689.261). If the seller has been in the house long enough to have a meaningful Save Our Homes cap (Art. VII §4(d)) and $50,000 base exemption (§196.031, indexed to $51,411 for 2026), the buyer's first-year tax bill will be substantially higher than the seller's last bill. The form is mandatory at or before contract. We hand it to you on day one — we do not bury it in a stack at closing.

Spousal joinder on homestead. Under Article X §4 of the Florida Constitution, if you are married and the house is your primary residence, your spouse must sign the deed even if their name is not on title. Skip this and the deed is void as to homestead. Same rule on the listing agreement, the contract, and the closing affidavit. We catch this on day one — most retail agents catch it on day twenty-five.

Hurricane and insurance reality. Citizens Property Insurance (§627.351(6)) is the carrier of last resort and the only one writing many Florida coastal homes. After 2023, post-loss assignments of benefits are void under §627.7152 — meaning a homeowner with an open claim can no longer hand it to a roofer for "free." That has shifted the market: instead of fighting Citizens for 18 months, more sellers cash out as-is. We buy with the claim still open, we get an assignment-of-claim signed at closing, and we manage it from there.

Florida Single-Family Cash Math — How We Calculate Your Number

Every cash offer on a Florida single-family house comes from the same equation, run differently by every buyer:

ARV (After-Repair Value) — what the house is worth in fully-renovated condition, sold to an owner-occupant at retail. We pull the last 90 days of sold comps within a half-mile, adjust for square footage, beds/baths, lot size, garage, pool, year built, and roof age.

Less repairs. The estimated cost to bring the house to ARV condition. Roof, AC, kitchen, baths, paint, flooring, landscaping, code-compliance fixes. Our scope is conservative — we walk the house and itemize.

Less holding costs. Property tax, insurance, utilities, and HOA dues for the 4-6 months we own the house pre-resale.

Less closing costs (both sides). Title insurance, doc stamps (§201.02 — $0.70/$100), survey, recording fees.

Less spread. Our profit and overhead. We are honest about this — without it we cannot stay in business and you would not have a buyer.

= Cash offer.

On a $400K-ARV Florida house needing $50K of work, the math is roughly: $400K ARV × 75% = $300K, less $50K repairs = $250K cash offer. On a $400K-ARV house needing only $10K of work, the math is roughly: $400K × 80% = $320K, less $10K = $310K. The cleaner the house, the closer to retail we can pay. That is why people are surprised when their well-maintained house gets a higher cash offer than they expected.

We will walk you through this math on the phone. We are not a black-box buyer. If our number does not work for you, we tell you why, and you go list with an agent. Most of the time when sellers compare the two paths honestly, the cash number nets within 4-7% of the listing path — and it cuts 90 days, 6% commission, repair concessions, and inspection re-trade out of the picture.

• 15 years, 500+ closings. Not a wholesaler buying assignments and re-selling your contract to a stranger. We close in our own name with our own funds.
• Proof of funds with every offer. You will see the bank letter when you see the number.
• One person handles your file from offer to wire. No call-center handoffs, no bot reply at 11 p.m.
• We do not back out for "inspection issues." Once we sign, we close. The only way our offer changes after acceptance is if title surfaces a lien we did not know about, and even then we usually pay it and move on.
• We can pay your back-due mortgage, code liens, HOA dues, water bill, and the U-Haul deposit. All out of seller proceeds at closing.
• A real human picks up at 951-331-3844.

Florida Cities Where We Close Single-Family Houses

We buy across the entire state, but the bulk of our single-family closings cluster in:

• Miami-Dade and Broward — older single-family stock in Little Havana, Allapattah, North Miami, Hialeah, Lauderhill, Pompano, Hollywood, Hallandale; high homestead-portability (§193.155(8)) traffic from snowbirds downsizing
• Tampa Bay — Hillsborough, Pinellas, Pasco, Hernando; bungalow stock in Seminole Heights, ranch stock in Carrollwood, post-war stock in St. Pete; heavy hurricane-claim volume from Helene/Milton
• Jacksonville — Duval, Clay, Nassau, St. Johns; Westside, Arlington, San Marco, Riverside, Orange Park; military PCS volume from Mayport and NAS Jax
• Orlando — Orange, Seminole, Osceola, Lake; older Pine Hills, Conway, Azalea Park, plus Kissimmee and St. Cloud single-family stock
• Cape Coral, Fort Myers, Naples — heavy post-Ian rebuild and insurance-displacement volume
• Daytona, Cocoa, Melbourne, Palm Bay — Space Coast single-family at all price points
• Pensacola, Panama City, Tallahassee — Panhandle single-family, post-Michael rebuild zones
• Lakeland, Winter Haven, Sebring, Lake Wales — central FL agricultural/rural-fringe single-family
• Ocala, Gainesville, Alachua — N central FL; horse country and college-town rentals

We answer the ten most common single-family questions in the FAQ schema for this page — see the dropdowns above and the structured-data block at the bottom of this page. If your question is not there, call 951-331-3844 and we will answer it on the phone in five minutes.

Ready to Sell Your Florida Single-Family House?

Pick up the phone. 951-331-3844. Or fill out the form — address, beds and baths, square footage, what is broken. We will be back to you within the hour, with a real person, with a real number, with a real proof-of-funds letter. No pressure, no fee, no obligation. If our number does not work for you, you walk and we shake hands. That is how 500+ Florida single-family closings in 15 years has worked, and that is how the next one will work too.