How Do Cash Home Buyers Work?
Last updated: February 2026
Max Cohen
Licensed General Contractor · FL Home Buyers
Quick Answer
Cash home buyers purchase properties directly using their own funds, no banks, no financing contingencies. You get a cash offer within 24-48 hours, skip repairs and commissions, and close in as little as 7 days.
What Florida Law Says About Cash Sales
Florida Statute 689.01 requires all real property transfers to be in writing. Cash sales still go through a title company, and the buyer still receives a deed. The difference: no lender means no mortgage approval contingency, no appraisal requirement, and no 45-day underwriting wait.
Under F.S. 475.278, sellers must make certain disclosures about property condition. But cash buyers like us buy as-is, so while we still receive disclosures, we don't renegotiate based on inspection findings. That's the entire point.
A Real Example: Seminole Heights, Tampa
I bought a 1926 bungalow on E Hanna Avenue with foundation cracks running through the living room and kitchen. The seller had listed it for 4 months, had two buyers back out after inspections, and was paying $1,400/month on a house nobody would finance.
We walked the property on a Tuesday, sent a written offer Wednesday morning, and closed at the title company 14 days later. No inspection contingency, no appraisal. The seller's net was $12K less than her original list price but she'd already spent $5,600 in carrying costs during those 4 months on market, so the actual difference was about $6K.
The Cash Buyer Process: Step by Step
Contact Us
Call or fill out a form with your property details
Get an Offer
We evaluate and make a fair cash offer within 24-48 hours
Review & Accept
No pressure, take time to decide if it works for you
Close & Get Paid
Close in 7-60 days on your schedule
How Cash Buyers Differ from Traditional Sales
| Factor | Cash Buyer | Traditional Sale |
|---|---|---|
| Timeline | 7-14 days | 45-90 days |
| Agent Commission | $0 | 5-6% of sale price |
| Repairs Required | None | Usually required |
| Showings | None | Multiple strangers |
| Financing Risk | None | Deal can fall through |
| Closing Costs | We pay | Seller pays ~2% |
Why Choose a Cash Buyer?
Cash buyers make sense when you value speed, certainty, and convenience over maximizing every dollar. Common reasons include:
- Inherited property, you don't want to manage a distant house
- Facing foreclosure, you need to sell fast to protect your credit
- Major repairs needed, you can't afford or don't want to fix issues
- Job relocation, you need to move quickly
- Divorce, you need to split assets and move on
- Tired landlord, you're done dealing with tenants
How We Calculate Our Offers
At FL Home Buyers, we base our offers on:
- Recent comparable sales in your specific neighborhood
- Current market conditions in Florida
- Property condition, as a licensed General Contractor, we know real repair costs
- Our holding costs, what it costs us to own and renovate
We're transparent about our math. We don't pay full retail, that wouldn't be honest. But when you factor in the 6% you save on commissions, plus our covering all closing costs, plus the repairs you skip, many sellers net similar amounts with far less hassle.