Frequently Asked Questions

Agents market your house to find a buyer, then you compare offers, repairs, credits, commissions, buyer financing, appraisal, and closing timing. We are the buyer. You compare one written direct-sale offer against the likely net from listing.

Yes. FL Home Buyers serves homeowners throughout Florida. Max Cohen is a State Certified General Contractor, and your offer is handled by a Florida buyer rather than a call-center handoff.

No. Asking for a cash offer does not require you to sign. You can compare our offer to listing with an agent, think it over, and decide what fits your situation. We put the terms in writing before you decide.

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 try to document the assumptions up front so the offer is easier to compare. We explain the comps, repair assumptions, title issues, and seller costs that affect 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 written cash offer with clear next steps. Step 4: Review and decide, take your time, compare to other options, ask questions. Step 5: Close on your schedule, if you accept, we set the closing timeline after title, payoff, access, and seller documents are ready. That's it, no public showings, no pre-sale repair work, and a clear closing plan after title and payoff review. The actual closing timeline depends on title, payoff, and seller timing. Read the full breakdown of how cash home buyers work.

Direct cash buyers work by: 1) Buying directly from homeowners, so there is no separate retail buyer to find. 2) Paying without buyer mortgage approval, so title, payoff, seller documents, and contract terms usually control the closing path. 3) Reviewing the house as-is, with repair scope and closing requirements checked before written terms. 4) Setting a closing timeline after title is ready, not before. 5) Stating seller costs in writing, including any closing costs the buyer agrees to cover. The trade-off is that a direct offer is usually below a retail list price because the buyer takes on repair, holding, resale, and closing risk. Compare the direct offer against your realistic net from listing.

Some companies advertise instant online estimates, but those numbers are usually preliminary. We review the property condition, title, payoff, access, and seller documents before putting terms in writing. A cash contract may remove a formal lender-inspection condition, but the buyer still reviews the house and the title company still has to clear closing requirements.

Compare offers by: 1) Net proceeds, not just the headline price. Subtract commissions, credits, repairs, closing costs, taxes, insurance, utilities, HOA balances, and time on market. 2) Timeline, especially if foreclosure, probate, relocation, tenants, or carrying costs matter. 3) Certainty, who is funding the purchase, what contingencies remain, and which title company closes. 4) Reputation, check licenses, BBB rating, reviews, and proof that the buyer closes. 5) Transparency, ask how they calculated the number. 6) Terms, read the purchase agreement before signing. A cash offer removes buyer mortgage approval from the closing path, but title, payoff, access, seller documents, and contract language still decide whether closing happens.

Common pitfalls include: 1) Not verifying legitimacy, 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, credible buyers give you time to review. 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, use a licensed title company. 7) Paying upfront fees, legitimate buyers should not charge you before closing. 8) Not getting everything in writing, verbal promises don't count. We're transparent about our process, use licensed title companies, and do not charge upfront fees. We want you to make an informed decision.

Some buyers refuse properties with unresolved title disputes, environmental concerns, remote access problems, severe structural damage, or liens that exceed value. We review those issues before promising anything. We do buy many Florida houses with repair, probate, code, storm, hoarder, foundation, and title complications. If the numbers, title, or safety issues do not work, we will say so.

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) Shorter closing path, because there is no buyer mortgage underwriting step. 3) Fewer buyer-financing failure points, though title, payoff, access, and contract terms still matter. 4) As-is review, for houses that may be hard for financed buyers to purchase. 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 work from a written closing plan instead of lender approval. That removes one common failure point, but title, payoff, access, seller documents, and written contract terms still matter.

We review properties statewide, including smaller towns and rural areas. A rural offer depends on access, title, nearby comparable sales, utility or septic issues, insurance, repair scope, and market depth. If the property is too remote or the numbers do not work, we will tell you before you spend time gathering documents.

Alternatives include: 1) iBuyers, which may work for cleaner homes in select markets but often use service fees and condition limits. 2) FSBO, where you handle pricing, showings, buyer screening, contract terms, and negotiation yourself. 3) Listing with an agent, which may net more for a financeable house but depends on commission terms, repairs, buyer financing, appraisal, inspection, and time on market. 4) Auction, which can be fast but uncertain. 5) Short sale, if you are underwater, but lender approval controls the timeline and terms. 6) Rent-to-own, which can delay the actual sale. A direct cash buyer is one option to compare when repairs, debt, tenants, probate, or timing make listing hard.

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 make written offers based on condition, repair scope, title, payoff, and comparable sales, but our offers are typically below what you might get from a retail buyer on the MLS. A direct buyer prices the house as-is, accounts for repair and resale risk, removes buyer mortgage approval from the closing path, and states seller costs in writing. When you compare options, subtract the real costs from a listed sale: negotiated commission, buyer credits, repairs, staging, taxes, insurance, utilities, HOA or condo balances, and time on market. We explain the number so you can compare the direct-sale net against a realistic listing net.

Yes, a cash offer is usually lower than what a retail buyer might pay for a clean, financeable house. The reason is simple: a direct buyer prices as-is repair risk, holding time, resale risk, and closing certainty into the number. The comparison should still be based on net proceeds, not pride in the top-line price. List price does not tell you what you keep after commission terms, seller credits, repairs, insurance, taxes, HOA or condo balances, and time on market.

There is no honest set percentage. It depends on comparable sales, repairs, cleanup, title issues, payoff, buyer risk, and resale time. A house needing major roof, plumbing, electrical, mold, or foundation work will have a larger discount than a clean house. The key is comparing net proceeds, not just the offer amount. Ask each buyer to explain the repair assumptions, seller costs, contingencies, and title-company path behind the number.

Yes, you can 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. We want the written offer to match what closes.

You can negotiate, but the useful question is what new fact changes the number. Recent comparable sales, a repair estimate, payoff information, title updates, tenant access, cleanout status, or a competing written offer may change the math. A buyer who cannot explain their number may simply be guessing. Compare net proceeds, timing, contingencies, and the title-company path, not just how much someone moved from the first offer.

A lowball offer is a low number without a clear explanation of value, repair scope, seller costs, and contingencies. However, context matters. The same discount can mean different things depending on roof age, insurance, permits, mold, title, cleanup, and resale risk. Our offers are based on real numbers: current market value, repair costs, and holding costs. Ask the buyer to show the comparable sales, repair assumptions, seller costs, and contingencies behind the number. We explain how we arrived at the number, so you can see the assumptions instead of guessing. If you think our offer is too low, share your comps or repair estimates, and we'll review them.

A retail buyer on the MLS often pays the highest top-line price when the house is financeable and the seller has time. That does not automatically mean the best net. Compare the retail sale after commission terms, seller concessions, repairs, staging, insurance, taxes, HOA or condo balances, utilities, and delay risk. A direct buyer may be lower on price but clearer on timing and repair responsibility. Get multiple written options and compare what you keep, when you close, and what can still stop the deal.

To compare offers intelligently: 1) Get multiple written options. 2) Share useful facts, including comps, roof age, insurance issues, permits, repair estimates, payoff, HOA or condo balances, and title concerns. 3) Ask what is assumed, especially repairs, cleanup, seller costs, contingencies, and closing date. 4) Compare net proceeds, not just price. A direct buyer often offers less than a retail buyer, so the question is whether timing, repair responsibility, and closing risk are worth the tradeoff.

A cash offer can be useful when certainty matters more than the highest possible list price. Traditional buyers can back out if financing fails, the appraisal comes in low, inspection issues trigger renegotiation, or lender conditions are not met. Cash offers remove lender approval from the buyer side, but title, payoff, contract terms, and buyer follow-through still matter. For sellers facing repairs, deadline pressure, or financing-sensitive property issues, a cash offer is worth comparing against a listed sale.

Sellers sometimes reject cash offers when: 1) The price is too low. 2) They have time to list. 3) They do not trust the buyer. 4) A retail sale is likely to produce a better net. Cash offers do not win every situation. They remove the buyer mortgage approval step, but title, payoff, contract terms, access, and buyer follow-through still matter. If you have multiple offers, compare net proceeds after commission terms, repairs, concessions, taxes, insurance, HOA balances, utilities, and closing risk.

The main tradeoffs are: 1) Top-line price may be lower than a successful retail listing. 2) The number depends on assumptions, so ask for repair, title, payoff, seller-cost, and contingency terms in writing. 3) A financeable, move-in-ready house may do better on the open market if you have time. 4) Some buyers are not credible, so verify bank letter, escrow confirmation, or title-company contact, contract terms, title-company process, reviews, and whether anyone asks for upfront seller fees. The key is comparing a written cash offer against a realistic listing net.

It depends on your situation. Selling for cash may make sense 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. A practical approach is to get a written cash offer and compare it to what you would net after realtor commissions, repairs, and holding costs from a traditional sale. Then decide what makes sense for your situation.

You can 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 with repair issues. 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, roof age and roof condition can affect insurance, buyer financing, appraisal, and repair negotiations. A direct cash buyer may be able to review an older roof, active leaks, storm damage, or insurance issues, but the offer still depends on repair scope, title, payoff, and written terms.

A rough-condition house may still be sellable, but the buyer pool is different. Financed buyers can run into appraisal, insurance, inspection, and lender repair conditions. We review repair scope, cleanup, title, access, and payoff before making a written as-is offer. Max prices repair risk as a licensed General Contractor, so the number is based on visible work instead of a vague allowance.

Often, yes. Code violations and unpermitted work can create financing, insurance, appraisal, title, or municipal issues. Because Max is a licensed General Contractor (CGC1534000), we can price repair and permit risk into a written offer, but we still review the violation, title, payoff, and city or county requirements first. 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. A direct buyer may still be able to review properties with these issues. As a licensed GC, Max knows the real cost to fix them, so we can price repair risk into written offers for properties that traditional buyers may not finance.

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.

Possibly, if there is enough time before sale and the payoff/title numbers work. Florida foreclosure is court-based, so timing depends on the case, lender, court calendar, payoff, and any sale date. A sale before foreclosure completes may reduce the damage compared with waiting, but we are not attorneys or credit advisors. Talk with your attorney or housing counselor if foreclosure is active.

We can review inherited properties before every estate issue is fully wrapped up, but closing still depends on who has legal authority to sign. The title company or probate attorney may need Letters of Administration, court approval, required heirs or co-owners, payoff information, and clean seller documents. We can review the house, belongings, access, and timeline while those pieces are being sorted out. See our inherited property page for more details.

That is usually called being underwater. A short sale may be one option if the lender agrees to accept less than the payoff, but the lender controls approval, timing, and final terms. It can take longer than a normal sale and may have tax or credit consequences. We can review the property and likely net, but you should confirm legal, tax, and credit questions with qualified professionals.

Great question, you should 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, do not ask for upfront seller fees, and put contract terms in writing before closing.

The main risks are scams and lowball offers. Here's how to protect yourself: 1) Verify legitimacy, check licenses, BBB rating, and reviews. 2) Do not pay upfront seller fees, a credible buyer should not ask you to pay seller fees before closing. 3) Use a licensed title company, do not sign around the title-company process. 4) Get written contract terms, not 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 do not 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 research every buyer, compare sources, and read the contract before signing.

Watch out for phrases like: "We need a small deposit to hold the offer", legitimate buyers should not charge you before closing. "We'll pay you directly, no need for a title company", 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.

A cash offer is not automatically a red flag. The risk is the buyer behind it. Verify who is buying, whether they use a licensed title company, whether they can explain funding, and whether the contract allows assignment. Red flags include upfront fees, pressure to sign, refusal to use a title company, vague funding answers, or promises that are not in writing. A legitimate buyer should explain the process, put seller costs in writing, and give you time to compare options.

Real estate commissions are negotiable and depend on your listing agreement, market, and whether any buyer-broker compensation is offered. Instead of assuming a fixed percentage, compare the full seller net: commission, concessions, repairs, staging, taxes, insurance, utilities, HOA or condo balances, credits, and time on market. A written cash offer may be lower than a retail list price, but the useful comparison is net proceeds, timing, and closing risk.

It depends on the property and the problem you need solved. An investor may make sense when repairs, tenants, probate, foreclosure, insurance, or timing make a normal listing hard. Listing may make more sense for a clean, financeable house when you have time. Investors usually offer less than retail buyers, so compare the written offer against likely net after commissions, repairs, credits, holding costs, and closing risk.

The right company depends on your needs, but look for: 1) Florida market knowledge, not a call-center script. 2) Verifiable credentials, including licenses, BBB profile, and reviews. 3) Clear written terms, including seller costs and contingencies. 4) No upfront seller fees. 5) A licensed title company. 6) Buyer verification or a clear funding explanation. 7) Experience with your specific issue, such as foreclosure, probate, repairs, tenants, or title problems. FL Home Buyers serves homeowners throughout Florida, is led by licensed General Contractor Max Cohen, is BBB A+ accredited, and has purchased 100+ homes. Still, get multiple written offers and compare the net, contract terms, and closing path.

The quickest route depends on title, payoff, access, seller signatures, and whether the house can qualify for a normal buyer loan. A direct cash sale can be faster because there is no lender approval or appraisal condition, but it still has to clear title and written closing requirements. If the house is clean, financeable, and you have time to list, an agent sale may net more. If repairs, tenants, foreclosure, relocation, probate, or insurance problems make listing hard, compare a written cash offer against your realistic listed-sale net.

We can set closing after title and payoff are ready 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 state covered seller costs in writing including documentary stamps, title insurance, HOA estoppels, and closing agent fees. The cash offer amount is what you get, with clear written terms before you sign.

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 still fall through. They remove lender approval from the buyer side, but title problems, payoff disputes, access issues, seller documents, undisclosed condition problems, or unclear contract terms can still stop closing. Ask who is funding the purchase, which title company is closing, what contingencies remain, and what happens if title is not clear.