Quick answer
Traditional listing: 54 days on market + 30–45 days to close = roughly 3–4 months total. Cash sale to a direct buyer: 7–14 days to close, sometimes faster. The difference depends on your property, your timeline, and how much you're willing to trade for speed.
Current Florida market data (2026)
Here's what the numbers look like right now:
Statewide DOM
54
days on market
NE Florida DOM
51
days on market
Statewide supply
4.6
months of inventory
Miami-Dade supply
6.2
months (SFH)
What this means: The market has shifted significantly from 2021–2022 when houses sold in days. Today's buyers are more cautious, doing more math on carrying costs (insurance, taxes, HOA), and price cuts are increasingly common.
Traditional sale timeline (listing with an agent)
Cash sale timeline (selling to a direct buyer)
Side-by-side comparison
| Traditional listing | Cash sale | |
|---|---|---|
| Time to close | 2.5–4+ months | 7–14 days |
| Repairs needed | Usually yes | None (as-is) |
| Showings | Dozens | One walkthrough |
| Agent commissions | 5–6% of sale price | $0 |
| Deal falls through | ~15% of contracts | Extremely rare |
| Closing costs | Seller pays portion | Often buyer-paid |
| Best for | Max price, no rush | Speed, certainty, as-is |
What makes houses sell slower in Florida right now
- Overpricing. This is the #1 killer. Buyers are doing math on total monthly cost. An overpriced home sits, accumulates days on market, then gets reduced—often ending up selling for less than if it had been priced correctly from the start.
- Old or damaged roof. Many insurers won't write policies on roofs older than 15 years. If a financed buyer can't get insurance, they can't close. More on insurance issues →
- High carrying costs. Properties with expensive insurance, high HOA fees, or elevated property taxes sell slower because the total monthly cost prices out buyers.
- Deferred maintenance. Cosmetic issues aren't the problem—structural, electrical, plumbing, or HVAC issues that show up on inspection kill deals.
- Location softness. Gulf Coast markets like Cape Coral, North Port, and parts of Tampa are seeing longer days on market as prices adjust.
- Condo market glut. Miami-Dade condos have 13.2 months of supply—that's a deep buyer's market. If you own a condo, expect longer timelines.
When does a cash sale make more sense?
A cash sale isn't always the right move—but it is for certain situations:
- Facing foreclosure — When the clock is ticking, speed matters more than maximizing price.
- Inherited a house — You don't want to manage repairs and showings on a property you didn't plan for.
- Relocating — When you've already moved or have a deadline to be somewhere else.
- Divorce — Both parties want it done fast and clean.
- Tired landlord — The carrying costs are eating your cash flow and you want out.
- House needs major work — No point spending money on repairs when a cash buyer takes it as-is.
Need to sell fast? Get a cash offer in 24 hours.
I buy Florida houses as-is—no repairs, no showings, no financing hoops. Tell me about the property and I'll give you a straight number.