We Buy Houses in Miami-Dade County

Florida is a judicial foreclosure state, meaning every foreclosure must go through the courts. In Miami-Dade, the 11th Judicial Circuit handles one of the largest foreclosure caseloads in the nation, over 9,000 active filings as of early 2026. The typical timeline from missed payment to final judgment is 12–18 months, but cases involving title disputes or bankruptcy filings can stretch to 3+ years. If you've received a lis pendens (the formal notice that a foreclosure lawsuit has been filed), you still have options. Florida law allows you to sell the property right up until the certificate of sale is filed. A cash sale may help if there is enough time before sale, but payoff, title, court status, lender response, and legal advice control the real options.

Miami proper is where many South Florida real estate problems show up at once: insurance, flood exposure, code enforcement, expired permits, unauthorized additions, and older cast iron drain lines. Older CBS homes in Little Havana, Liberty City, and Overtown may need sewer-scope review and repair pricing before a financed buyer can feel comfortable. We review those as-is conditions and put the repair, title, payoff, and seller-cost assumptions in writing.

The post-Surfside condo market has created its own category of distressed seller. Structural reserve studies, milestone inspections, reserve funding, litigation, insurance, and special assessments can all change buyer demand. Owners who cannot absorb a pending assessment should compare their payoff, association documents, assessment schedule, listing options, and a written cash offer before deciding.

We buy in every Miami neighborhood. In Coconut Grove (33133) and Coral Way (33155), we see 1950s ranch homes where the original terrazzo is cracked and the flat roofs have been patched three or four times. Kendall (33176) has a different set of issues: cookie-cutter CBS homes from the 1980s with aging shingle roofs and aluminum wiring that insurers won't cover. Down in Homestead, properties sit closer to the agricultural line and tend to have septic systems, well water, and larger lots that complicate inspections for financed buyers. Each neighborhood has its own cost profile, and because I'm a licensed GC, I can price repairs accurately instead of guessing and lowballing.

Miami also has a large population of international and out-of-state property owners. Selling a U.S. property as a foreign national triggers FIRPTA withholding, typically 15% of the gross sale price held by the IRS at closing. Absentee landlords dealing with non-paying tenants, deferred maintenance, and code liens from 2,000 miles away don't have the bandwidth to manage a 71-day listing process. We handle FIRPTA coordination with the title company, work directly with overseas sellers on scheduling, and close on timelines that make sense for people who aren't local. If you own a Miami property you can't manage from where you are, that's exactly the situation we're built for.

Hialeah and Miami Gardens

Hialeah is the densest city in Miami-Dade, packed with CBS block homes built between the 1950s and 1970s. Unpermitted additions are common here. Enclosed carports, converted garages, and added bedrooms without permits can create appraisal, insurance, and buyer-confidence problems during resale. Miami Gardens, just north, has one of the higher foreclosure rates in the county. Many of the homes there are investor-owned rentals from the post-2008 wave that have not been updated since. Between deferred maintenance, title issues from quitclaim transfers, and tenants who are not cooperating with showings, these properties can sit on the MLS for months. We review occupied and tenant-in-place properties, then write the occupancy, repair, title, and seller-cost assumptions into the offer.