Frequently Asked Questions

Agents market your house to find a buyer, which takes time and commissions. We are the buyer. You skip the showings, the 6% fee, and the waiting. We buy directly from you.

Yes. We are based in Miami Beach and operate across the state. Max is a licensed Florida General Contractor. We aren't some faceless call center; we're your neighbors.

No. Getting a cash offer is completely free with no obligation. You can compare our offer to listing with an agent, think it over, and decide what's best for you. No pressure, no strings attached.

We evaluate properties by: 1) Market analysis—we look at recent comparable sales in your specific area to determine current market value. 2) Property walkthrough—we assess the condition, needed repairs, and any issues (structural, code violations, etc.). 3) Repair cost estimation—as a licensed General Contractor, Max knows the real cost of repairs, not guesses. 4) Market factors—we consider local market conditions, holding costs, and time to sell. 5) Title review—we check for liens, back taxes, or title issues. We do our due diligence upfront so our offers are solid—we don't lowball you and renegotiate later. We'll explain exactly how we arrived at the number.

Our process is simple: Step 1: Contact us—fill out our form or call (561) 258-9405. Tell us about your property (address, condition, situation). Step 2: Property walkthrough—we meet you at the property (in person or virtual) for a quick walkthrough. We assess condition and needed repairs. Step 3: Get your offer—we present a fair, written cash offer with no obligation. Step 4: Review and decide—take your time, compare to other options, ask questions. Step 5: Close on your schedule—if you accept, we close in 7-60 days based on your timeline. That's it—no showings, no repairs, no waiting months for a buyer. The entire process from contact to closing can be as fast as 7 days if needed.

Instant home buying companies (like us) work by: 1) Buying directly from homeowners—we are the buyer, not a middleman. 2) Paying cash—no bank financing needed, so we can close fast. 3) Buying as-is—no repairs or inspections required. 4) Fast closing—we can close in 7-60 days, compared to 3-6 months for traditional sales. 5) No commissions—we don't charge seller fees. 6) We pay closing costs—documentary stamps, title insurance, etc. The trade-off is that our offers are typically below retail market value because we're taking on risk and providing speed and certainty. However, when you factor in no commissions, no repairs, and no waiting, many sellers find the net proceeds are similar or better than a traditional sale.

Yes, we offer cash offers without formal inspection contingencies. We do a walkthrough to assess the property, but we don't require a formal inspection like traditional buyers do. We buy houses as-is, so inspections don't kill the deal. However, we still do our due diligence (title search, property assessment) to make sure our offers are solid. Some companies offer "instant" online offers based on algorithms, but those are usually preliminary estimates. We give you a real, written offer after seeing the property. Our offers are based on actual condition, not guesses, so they're more accurate and reliable.

Compare offers by: 1) Net proceeds—not just the offer amount. Subtract all fees, commissions, and costs. A $300,000 offer with no fees beats a $310,000 offer with $20,000 in fees. 2) Closing timeline—how fast can they close? If you need speed, a faster closing is worth more. 3) Certainty—are they committed to closing, or can they back out? Cash offers are more reliable than financed offers. 4) Reputation—check licenses, BBB rating, reviews. 5) Transparency—do they explain how they arrived at the number? 6) Terms—read the fine print. Are there hidden fees or contingencies? We encourage you to get multiple offers and compare. We're confident in our process and transparency.

Common pitfalls include: 1) Not verifying legitimacy—always check licenses, BBB rating, and reviews. 2) Accepting the first offer—get multiple offers and compare. 3) Not reading the contract—understand all terms, fees, and contingencies before signing. 4) Falling for pressure tactics—legitimate buyers give you time to think. 5) Not comparing net proceeds—compare what you'll actually receive after all fees, not just the offer amount. 6) Not using a title company—always close through a licensed title company. 7) Paying upfront fees—legitimate buyers never charge you. 8) Not getting everything in writing—verbal promises don't count. We're transparent about our process, use licensed title companies, and never charge upfront fees. We want you to make an informed decision.

Most house-buying services refuse properties with: 1) Environmental contamination—severe mold, asbestos, or hazardous materials that require expensive remediation. 2) Unclear title—properties with title disputes or ownership issues that can't be resolved. 3) Properties in extremely remote areas—where there's no market or it's too expensive to manage. 4) Properties with structural issues so severe—that demolition is the only option (though we've bought some of these). 5) Properties with liens that exceed value—where the debt is more than the property is worth. However, we buy houses in almost any condition—foreclosure, probate, code violations, storm damage, hoarder situations, foundation issues, you name it. As a licensed General Contractor, Max can handle repairs most buyers can't. If you're not sure, call us—we'll tell you honestly if we can help.

True cash home buyers use their own capital—either personal funds or investor funds—to purchase properties. This means: 1) No bank financing—we don't need mortgage approval, so there's no financing contingency. 2) Faster closing—no waiting for loan approval, appraisals, or underwriting. 3) More reliable—cash deals don't fall through due to financing issues. 4) We can buy as-is—banks won't finance houses in poor condition, but we can. Some companies claim to be "cash buyers" but actually use hard money loans or other financing—ask them directly. We use our own capital, so we can close fast and reliably. This is why cash offers are preferred by many sellers—they're more certain to close.

Yes, we buy houses throughout Florida, including rural areas. We serve all 67 Florida counties, from major cities to small towns and rural areas. While some cash buyers only operate in major metro areas, we work statewide. However, in very remote rural areas, the market might be limited, which can affect offer amounts. If you're in a rural area and want to sell, call us—we'll tell you honestly if we can help and what to expect. We've bought houses in rural areas across Florida, from the Panhandle to the Keys.

Alternatives include: 1) iBuyers (Opendoor, Offerpad)—online platforms that make instant offers, but they only buy move-in ready homes in select markets and charge service fees. 2) FSBO (For Sale By Owner)—sell yourself without an agent, but you still need to find a buyer, handle showings, and negotiate. 3) Traditional realtor—list on MLS, but takes 3-6 months, requires repairs, and costs 6% in commissions. 4) Auction—fast but risky, and you might not get market value. 5) Short sale—if you're underwater, but requires lender approval and takes months. 6) Rent-to-own—slower, and buyer might not complete purchase. For most sellers who need speed and certainty, cash buyers are the best option. We buy in any condition, pay all costs, and close fast. Get a free offer and compare to your alternatives.

We analyze the property's current market value, condition, needed repairs, and local market factors. As a licensed General Contractor, Max knows the real cost of repairs, so our offers are based on actual numbers, not guesses.

We offer fair prices based on the property's condition and market value, but our offers are typically below what you might get from a retail buyer on the MLS. Here's why: we're buying as-is (no repairs needed), closing fast (7-60 days), paying cash (no financing risk), and taking on all the risk. We factor in repair costs, holding costs, and market conditions. However, when you compare our offer to a traditional sale, remember to subtract the 6% realtor commission ($18,000 on a $300,000 house), repair costs, staging, and carrying costs. Many sellers find the net difference is smaller than expected. We're transparent about our process—we'll explain exactly how we arrived at the offer amount.

Yes, typically cash offers are lower than what you might get from a retail buyer on the MLS. Here's why: we're taking on risk (buying as-is, no inspections, fast closing), we factor in repair costs, and we're providing certainty and speed. However, when you factor in no 6% realtor commission, no repair costs, no staging, and no carrying costs (mortgage, insurance, taxes while waiting months to sell), the net difference is often smaller than people think. For example, on a $300,000 house, a realtor sale might get you $315,000, but after $18,900 in commissions and $5,000 in repairs, you net $291,100. Our cash offer might be $285,000, but you get all of it—no deductions. The right choice depends on your priorities: maximum price or speed and certainty.

There's no set percentage—it depends on the property's condition, needed repairs, and market factors. Typically, cash offers are 10-30% below retail market value, but this varies widely. A house needing $50,000 in repairs will have a bigger discount than a move-in ready home. The key is comparing net proceeds, not just the offer amount. A $300,000 retail sale minus $18,000 commission and $10,000 in repairs nets you $272,000. A $280,000 cash offer with no deductions nets you $280,000. In that case, the "lower" cash offer actually puts more money in your pocket. We'll show you the math so you can make an informed decision.

Yes, you can always ask. We base our offers on real numbers—market value, repair costs, and holding costs—so there's usually not a lot of room. But if you have information we don't (recent comps, a repair estimate, etc.), we're happy to look at it. We'd rather give you a number we can stand behind than lowball you and renegotiate later. What you see is what you get.

With cash buyers, negotiation room is usually limited—typically 2-5%, sometimes up to 10% if you have strong comps or repair estimates we didn't account for. This is because we base our offers on real numbers (market value, repair costs, holding costs), not arbitrary discounts. With traditional buyers, you might negotiate 5-15% off asking price, but remember: they can still back out, and you'll pay 6% in commissions. A $300,000 house with a $15,000 negotiation (5%) still nets you $267,000 after commissions. Our $285,000 offer with no negotiation nets you $285,000—more money in your pocket. The key is comparing net proceeds, not just the offer amount.

A lowball offer is typically 15-25% or more below market value without justification. However, context matters. A 20% discount on a house needing $50,000 in repairs isn't a lowball—it's accounting for the work needed. A 20% discount on a move-in ready house in a hot market is a lowball. Our offers are based on real numbers: current market value, repair costs, and holding costs. If a house is worth $300,000 but needs $40,000 in repairs, a $260,000 offer (13% below) isn't a lowball—it's fair. We'll explain exactly how we arrived at the number, so you can see it's not arbitrary. If you think our offer is too low, share your comps or repair estimates, and we'll review them.

Typically, a retail buyer on the MLS will pay the highest price—but remember to factor in 6% realtor commissions, repair costs, staging, and carrying costs (mortgage, insurance, taxes while waiting months to sell). For example, a $300,000 retail sale minus $18,000 commission and $10,000 in repairs nets you $272,000. A $280,000 cash offer with no deductions nets you $280,000—more money in your pocket. The "highest offer" isn't always the best deal. Compare net proceeds, not just offer amounts. For houses needing work or sellers who need speed, cash buyers often provide better net proceeds despite lower offer amounts. Get multiple offers and compare the numbers.

To maximize your sale price: 1) Get multiple offers—compare offers from different buyers. 2) Provide accurate information—share recent comps, repair estimates, or any improvements you've made. 3) Clean up what you can—while we buy as-is, a cleaner property might get a slightly better offer. 4) Be flexible on closing—if you can close quickly, some buyers pay a premium for speed. 5) Compare net proceeds—remember to factor in fees, commissions, and repair costs when comparing offers. 6) Negotiate respectfully—if you have strong comps or repair estimates, share them. We base offers on real numbers, so if you have information we don't, we'll consider it. However, cash buyers typically offer less than retail buyers because we're providing speed, certainty, and buying as-is. The key is comparing net proceeds, not just offer amounts.

Yes, cash offers are generally better for sellers because they're more reliable. Traditional buyers can back out if their financing falls through (which happens in about 5-10% of deals), the appraisal comes in low, or the inspection reveals issues. Cash offers eliminate financing contingencies, so the deal is much more likely to close. Sellers often accept cash offers even if they're slightly lower because of the certainty—no waiting weeks for loan approval, no appraisal surprises, no inspection renegotiations. For sellers who need to move fast, avoid repairs, or want a guaranteed closing, cash offers are almost always the better choice.

Sellers sometimes reject cash offers if: 1) The offer is too low—even with speed and certainty, some sellers prioritize maximum price. 2) They have time to wait—if there's no urgency, they might list and wait for a higher offer. 3) They don't trust the buyer—scams exist, so some sellers are cautious. 4) They want to maximize price—in hot markets, listing might get 10-20% more. Cash offers don't always win, but they're more likely to close. In competitive situations, cash offers often win even if they're slightly lower because sellers value certainty. If you have multiple offers, compare net proceeds (after commissions and repairs) and closing certainty, not just the offer amount.

The main cons are: 1) Lower offer amount—cash offers are typically 10-30% below retail market value (though net proceeds can be similar after commissions and repairs). 2) Less negotiation room—cash buyers base offers on real numbers, so there's usually less wiggle room than with traditional buyers. 3) You might leave money on the table—if you have a move-in ready house in a hot market and time to wait, listing might get you more. 4) Some companies are scams—you need to verify legitimacy (check licenses, reviews, BBB). However, for sellers who need speed, certainty, or have houses in poor condition, the pros usually outweigh the cons. The key is getting a free offer and comparing it to what you'd net from a traditional sale.

It depends on your situation. Selling for cash is a great idea if you: need to close quickly (foreclosure, relocation, divorce), don't want to deal with repairs or showings, have a house in poor condition that won't pass inspections, have tenants you don't want to evict, or want certainty without financing contingencies. It's less ideal if you: have a move-in ready house in a hot market, have plenty of time to wait, and want to maximize every dollar. The best approach is to get a cash offer (it's free and no obligation) and compare it to what you'd net after realtor commissions, repairs, and holding costs from a traditional sale. Then decide what makes sense for your situation.

Not at all. Take what you want and leave the rest. We have cleaned out plenty of garages, attics, and sheds in Florida. It's part of what we do.

No. We buy houses as-is in any condition. Whether it needs a new roof, has foundation issues, or needs a complete renovation, we'll make you an offer based on the current condition.

In Florida, a bad roof usually means you can't get insurance, which scares off most buyers. Since we pay cash, we don't need insurance to close. We buy houses with original roofs, leaks, and storm damage all the time.

Selling an ugly house or a house in poor condition is exactly what we do. Traditional buyers won't touch houses that need major repairs, have code violations, or are in rough shape because they can't get financing. We buy houses in any condition—needing repairs, hoarder situations, storm damage, foundation issues, you name it. We buy as-is, so you don't need to fix anything. As a licensed General Contractor, Max knows the real cost of repairs, so we can make fair offers even on houses that look unsellable. Whether your house is ugly, damaged, or just needs too much work, we can help. Get a free offer—no judgment, no cleanup needed.

Yes. Code violations and unpermitted work scare off most buyers because they can't get financing. Since we pay cash and Max is a licensed General Contractor (CGC1534000), we can buy the house and fix the violations ourselves. We factor the cost into our offer, so you know exactly what you're getting. See our code violations page for more.

The biggest property value killers are: 1) Major structural issues—foundation problems, roof failure, or structural damage can reduce value by 20-40%. 2) Location problems—bad neighborhood, high crime, or undesirable location. 3) Deferred maintenance—years of neglect compound into expensive repairs. 4) Functional obsolescence—outdated layouts, no AC in Florida, or major systems that need replacement. 5) Code violations or unpermitted work—scares off buyers who need financing. 6) Severe damage—fire, flood, or storm damage. The good news? We buy houses with all these issues. As a licensed GC, Max knows the real cost to fix them, so we can make fair offers even on properties that traditional buyers won't touch.

Yes. If you have tenants (even if they aren't paying rent), we can buy the property with the lease in place. We understand Florida landlord-tenant laws and can take over the situation so you don't have to evict them.

We can usually help. We work with title companies that specialize in clearing liens and back taxes. The amount owed is simply deducted from the sale price at closing, and the rest goes to you.

We can help. Florida's foreclosure process takes 200-300 days. We can buy your house and close before the foreclosure is finalized, helping you avoid the credit damage and get a fresh start.

Yes. We buy inherited properties regularly, even if probate isn't complete or multiple heirs are involved. We work with title companies experienced in probate sales and can coordinate with all parties. If the house is out of state, needs work, or has belongings still inside, that's fine—we handle it all. See our inherited property page for more details.

This is called being "underwater" on your mortgage. We can sometimes help through a short sale, where your lender agrees to accept less than what's owed. Short sales can help you avoid foreclosure and protect your credit. It's a longer process (lender approval takes time), but we've done them before. Call us to discuss your specific situation—there may be options.

Great question—you should always verify. FL Home Buyers LLC is a registered Florida company. Max Cohen is a licensed Florida General Contractor (CGC1534000). We're BBB A+ accredited. You can look us up on the Florida DBPR website, check our BBB profile, and read our Google reviews. We close through licensed title companies, never ask for upfront fees, and you'll have a real contract reviewed by professionals.

The main risks are scams and lowball offers. Here's how to protect yourself: 1) Verify legitimacy—check licenses, BBB rating, and reviews. 2) Never pay upfront fees—legitimate buyers don't charge you. 3) Use a licensed title company—never close without one. 4) Get everything in writing—a real contract, not just a verbal promise. 5) Compare multiple offers—don't take the first one. 6) Watch for red flags—pressure tactics, requests for wire transfers, or refusal to use a title company. We're transparent about our process, use licensed title companies, and never ask for money upfront. If something feels off, trust your gut and walk away.

You can find our reviews on Google, the Better Business Bureau, and Facebook. We also have detailed case studies showing real deals we've done with actual numbers. We encourage you to do your research—we're confident in our reputation.

Watch out for phrases like: "We need a small deposit to hold the offer"—legitimate buyers never charge you. "We'll pay you directly, no need for a title company"—always use a licensed title company. "Sign today or the offer expires"—pressure tactics are a red flag. "We'll give you more after closing"—get everything in writing upfront. "Just wire us the money"—closing should go through a title company, not wire transfers. "We don't need to see the house"—legitimate buyers do due diligence. "We're investors, we don't need licenses"—verify their business credentials. If something sounds too good to be true or feels rushed, trust your gut. Legitimate buyers are transparent, use title companies, and give you time to think.

No, cash offers are legitimate and actually preferred by many sellers because they're more reliable. Cash offers eliminate financing risk, so deals are much more likely to close. However, you should still verify the buyer is legitimate—check licenses, BBB rating, reviews, and make sure they use a licensed title company. The red flag isn't the cash offer itself, but how the buyer conducts business. Red flags include: asking for upfront fees, refusing to use a title company, pressure tactics, or inability to verify credentials. Legitimate cash buyers like us are licensed, accredited, use title companies, and have reviews you can check. Cash offers are a sign of a serious, qualified buyer—not a red flag.

The standard realtor commission is 6% of the sale price, split between the listing agent (3%) and buyer's agent (3%). On a $300,000 house, that's $18,000. On a $500,000 house, that's $30,000. This comes out of your proceeds at closing. Plus, you'll likely pay for repairs, staging, and holding costs (mortgage, insurance, taxes) while the house is on the market for 3-6 months. When comparing our cash offer to a realtor sale, factor in the commission, repair costs, and time value. Many sellers find that after all expenses, the net difference is smaller than expected, and the speed and certainty of a cash sale is worth it.

It depends on your situation. Selling to an investor (like us) is better if you: need to close quickly, have a house needing repairs, want to avoid showings and staging, have tenants you don't want to evict, or want certainty without financing contingencies. It's less ideal if you: have a move-in ready house in a hot market, have time to wait for the right buyer, and want to maximize every dollar. Investors typically offer less than retail buyers, but they buy as-is, close fast, and eliminate most of the risks and hassles of a traditional sale. The best approach is to get an investor offer (it's free) and compare it to what you'd net after commissions, repairs, and holding costs from a traditional sale.

The best company depends on your needs, but look for: 1) Local presence—they understand your market. 2) Licensed and accredited—check licenses, BBB rating, and reviews. 3) Transparent process—they explain how they determine offers. 4) No upfront fees—legitimate buyers don't charge you. 5) Fast closing—7-60 days is typical. 6) Experience with your situation—foreclosure, probate, repairs, etc. 7) Uses licensed title companies—never close without one. We're a local Florida company, licensed General Contractor, BBB A+ accredited, and we've closed hundreds of deals across the state. But we encourage you to get multiple offers and compare—that's the best way to find the right buyer for your situation.

The quickest way is selling to a cash buyer like us. We can close in 7-60 days, compared to 3-6 months for a traditional sale. Here's why it's faster: no need for repairs or staging, no waiting for buyer financing approval, no appraisal delays, no inspection renegotiations, and we're ready to close when you are. Traditional sales take months because of showings, negotiations, financing contingencies, appraisals, and inspections. If you need to sell fast—whether due to foreclosure, relocation, divorce, or just wanting to move on—a cash buyer is your fastest option. Get a free offer today and see how quickly we can close.

We can close in as little as 7 days if you need to move fast. Typically, we close in 14-30 days, but we can work with your timeline up to 60 days if you need more time.

No. We pay all closing costs including documentary stamps, title insurance, HOA estoppels, and closing agent fees. The cash offer amount is what you get—no hidden fees or surprises.

Very little on your end. You'll need a valid ID and to sign the purchase agreement and closing documents. The title company handles the title search, deed preparation, and all the closing paperwork. If you have a mortgage, HOA, or liens, we work with the title company to get payoff amounts. Don't worry if you've lost your deed—the title company can pull it from county records.

Cash offers can fall through, but it's much less likely than with financed offers. Traditional sales fall through about 5-10% of the time due to financing issues, appraisals, or inspections. Cash offers eliminate financing risk, but they can still fall through if: the buyer discovers major issues during due diligence, title problems arise, or the buyer simply changes their mind (though this is rare with professional buyers). We've closed hundreds of deals and our fall-through rate is extremely low because we do our due diligence upfront, use licensed title companies, and we're committed to closing. We don't make offers we can't honor.