Last updated: January 2026
Sell Your Sinkhole House in Florida
Sinkhole damage? Remediated sinkhole? Sinkhole history on disclosure? We buy Florida homes with sinkhole issues as-is for cash. No remediation needed. No waiting for specialty buyers. Close in 14-30 days.
Sinkhole damage can range from minor foundation settling to catastrophic structural failure
Understanding Sinkholes in Florida
Florida has more sinkholes than any other state due to its unique karst geology—limestone bedrock that dissolves over time, creating underground voids. When the ground surface collapses into these voids, sinkholes form. Some are small depressions; others are catastrophic events that swallow homes.
The Florida Geological Survey reports thousands of sinkhole incidents annually, with the highest concentration in the Tampa Bay area—particularly Hernando, Pasco, and Hillsborough counties. However, sinkholes can and do occur throughout the state.
Florida's "Sinkhole Alley"
The counties with highest sinkhole risk include: Hernando, Pasco, Hillsborough, Pinellas, Marion, Citrus, Sumter, Lake, and Polk. If you own property in these areas, sinkhole activity is a constant concern.
Types of Sinkhole Activity
Cover-Subsidence Sinkholes
Gradual settling as soil slowly filters into limestone voids. Causes slow, progressive damage over time. Most common in Florida.
Cover-Collapse Sinkholes
Sudden, dramatic ground collapse into underground voids. The most dangerous type—can happen with little warning and cause catastrophic damage.
Dissolution Sinkholes
Gradual depressions forming as limestone dissolves. Typically creates shallow, bowl-shaped depressions over long periods.
Raveling
Underground erosion creating voids beneath the surface without visible sinkholes. Can cause foundation problems without obvious surface signs.
Geological Testing: What You Need to Know
If you suspect sinkhole activity, or if you've been told your home has sinkhole issues, understanding geological testing is important:
Ground Penetrating Radar (GPR)
Non-invasive scanning that detects voids and anomalies beneath the surface. Cost: $500-$1,500. Often the first step in sinkhole investigation.
Standard Penetration Test (SPT)
Bore holes are drilled to test soil density at various depths. Provides definitive evidence of soil conditions. Cost: $3,000-$8,000.
Full Geological Survey
Comprehensive assessment including multiple bore holes, soil analysis, and detailed engineering report. Cost: $5,000-$15,000+.
Structural Engineering Assessment
Evaluates damage to the structure itself, often done in conjunction with geological testing. Cost: $500-$2,500.
If you already have geological reports or testing documentation, keep these accessible. They're valuable for any potential buyer. If you don't have testing and aren't sure about sinkhole activity, we can help assess the situation during our evaluation.
CLUE Reports and Sinkhole History
The Comprehensive Loss Underwriting Exchange (CLUE) database tracks insurance claims filed on properties. Any sinkhole-related claim will appear on a CLUE report for 7 years. Buyers and insurance companies regularly pull these reports, so there's no hiding sinkhole history.
Florida Sinkhole Disclosure Law
Under Florida Statute §627.7073, sellers must disclose:
- • Any sinkhole claims filed on the property
- • Results of any geological testing performed
- • Whether the property has been repaired due to sinkhole activity
- • Any reports from insurers or engineers regarding sinkhole activity
Your Options for a Sinkhole Property
If you own a property with sinkhole issues—whether confirmed, suspected, or previously remediated—you typically have three options:
Option 1: Remediate and Sell Traditionally
Pay $20,000-$100,000+ for professional remediation, then list with a real estate agent. Even after remediation, expect 20-30% lower offers than comparable homes due to disclosure requirements. Timeline: 6-12+ months.
Pros: Potentially higher sale price | Cons: High upfront costs, long timeline, uncertain outcome
Option 2: List As-Is with Agent
List the property with a real estate agent without remediation. Your buyer pool shrinks to cash buyers and those with specialty financing. Properties often sit on market for months. You still pay commissions.
Pros: No remediation cost | Cons: Very small buyer pool, long timeline, uncertain sale
Option 3: Sell to Cash Buyer (Like Us)
Sell directly to an investor who specializes in sinkhole properties. No remediation needed, no listing, no waiting for the right buyer. Close in 14-30 days with certainty.
Pros: Fastest, most certain option | Cons: Price reflects as-is condition
Why Cash Sale Often Makes the Most Sense
When you factor in remediation costs ($20,000-$100,000+), realtor commissions (5-6%), holding costs during a long sale process (mortgage, insurance, taxes, utilities), and the discount you'll receive even after remediation, selling as-is for cash often nets you a similar amount—with far less stress and risk.
We've seen homeowners spend $50,000+ on remediation only to receive offers 25% below what they expected. With a direct cash sale, you know exactly what you're getting and can move forward immediately.
Why Selling a Sinkhole House Is Difficult
Why Selling a Sinkhole House Is Difficult
Sinkhole houses face unique challenges in the traditional real estate market:
Florida Disclosure Requirements
Florida Statute §627.7073 requires sellers to disclose any prior sinkhole claims or geological testing to buyers. Even if a sinkhole has been fully remediated, this disclosure permanently affects the property's marketability. Many buyers simply won't consider a "sinkhole house" regardless of remediation status.
Financing Challenges
Most lenders won't finance homes with unremediated sinkhole damage. Even remediated properties may require additional engineering reports, specialty inspections, and lender exceptions. This dramatically shrinks your buyer pool to cash buyers or those with portfolio lenders willing to accept the risk.
Insurance Complications
Finding homeowners insurance for sinkhole properties is increasingly difficult. Many carriers exclude sinkhole coverage or charge significant premiums. Buyers factor these ongoing costs into their offers.
Value Impact
Studies show that sinkhole history typically reduces property values by 20-40%, even after professional remediation. The stigma follows the property indefinitely through disclosure requirements.
| Sinkhole Status | Typical Value Impact | Traditional Sale Difficulty |
|---|---|---|
| Active/Unremediated | -40% to -60% | Very Difficult |
| Remediated (underpinning) | -20% to -35% | Difficult |
| Remediated (grouting) | -15% to -25% | Moderate |
| Near sinkhole (neighbor property) | -5% to -15% | Some Impact |
Florida Sinkhole Insurance & Claims
Florida's sinkhole insurance landscape has changed dramatically since 2011 when the legislature reformed sinkhole coverage:
Current Coverage Requirements
- Catastrophic Ground Cover Collapse: Required coverage for actual structural damage from ground collapse. Covers situations where the building is condemned or the ground can no longer support the foundation.
- Sinkhole Coverage: Optional additional coverage for non-catastrophic sinkhole damage (settling, cracks). Must be offered by insurers but can be declined by homeowner. Often expensive.
- Neutral Evaluation: If disputed, sinkhole claims go through a neutral evaluation process rather than litigation.
If You Have an Open Insurance Claim
If you're currently dealing with a sinkhole insurance claim, you can still sell. We can purchase homes with open claims—either you assign the claim proceeds to us at closing, or we purchase as-is and you keep the claim (depending on policy terms). We work with sinkhole attorneys and public adjusters to navigate these situations.
Sinkhole Remediation Methods
Professional sinkhole remediation typically involves one of these approaches:
- Compaction Grouting: Pumping cement grout into the ground to fill voids and stabilize soil. Cost: $10,000-$50,000+
- Underpinning (Helical or Push Piers): Installing steel piers through the foundation to stable bedrock. Cost: $20,000-$100,000+
- Chemical Grouting: Polyurethane foam injection for smaller voids. Cost: $5,000-$25,000
Signs of Sinkhole Activity
If you're unsure whether your property has sinkhole issues, watch for these warning signs:
Foundation Cracks
Stair-step cracks in block, horizontal cracks, or cracks that continue to grow
Doors & Windows Sticking
Doors or windows that suddenly won't open/close properly due to frame shifting
Uneven Floors
Floors that slope, feel bouncy, or where you can see/feel level changes
Exterior Settling
Depressions in the yard, separation between soil and foundation, tilting structures
Well or Septic Issues
Muddy well water, new sediment, septic problems can indicate underground changes
Trees/Fence Posts Tilting
Previously straight trees or posts now leaning due to ground movement
How We Buy Sinkhole Houses
We've purchased dozens of sinkhole properties throughout Florida. Here's our approach:
Review History
We review any geological reports, insurance claims, remediation documentation, and engineering reports you have. If you don't have these, we can still proceed.
Property Inspection
We assess current condition, visible damage, and remediation status. We may bring a structural engineer if warranted.
Cash Offer
We present a fair cash offer based on comparable sales, sinkhole impact, and any remaining remediation needs. No obligation.
Close & Move On
We close with a local title company. You receive cash and are free from sinkhole concerns. We handle any remaining issues post-closing.
Real Example: Active Sinkhole in Spring Hill
A homeowner in Spring Hill (Hernando County) discovered cracks throughout their 1985-built home. A geological survey confirmed sinkhole activity requiring extensive remediation—estimated at $65,000. Their insurance covered catastrophic collapse only, not the gradual settling damage.
Traditional sale was impossible—no buyer would accept an active sinkhole without remediation, and the owner couldn't afford the repairs.
Result: We purchased the home as-is for $142,000. The owner avoided the $65,000+ remediation, closed in 21 days, and moved to a newer home without sinkhole concerns. We subsequently remediated and resold the property.
Frequently Asked Questions About Selling a Sinkhole House
Can you sell a house with sinkhole damage in Florida?
Yes. You can sell a house with sinkhole damage in Florida, but you must disclose all known sinkhole activity, testing, claims, and remediation to buyers. This disclosure requirement is permanent—even fully remediated properties carry this disclosure forever. Cash buyers like us specialize in purchasing these properties when traditional buyers cannot.
Do I have to remediate a sinkhole before selling?
No. While remediation may be required for traditional mortgage financing, we buy sinkhole houses as-is. We can purchase before remediation and handle the process ourselves. This saves you tens of thousands in out-of-pocket costs and months of delay.
How much value does a sinkhole reduce?
Sinkhole history typically reduces home value by 20-40%, depending on severity, remediation status, remediation method used, and property location. Even fully remediated homes sell for less than comparable non-sinkhole properties due to disclosure requirements and buyer concerns.
What Florida counties have the most sinkholes?
Hernando, Pasco, Hillsborough, Pinellas, Marion, Citrus, Sumter, Lake, and Polk counties form Florida's "Sinkhole Alley" with the highest sinkhole frequency. However, sinkholes can occur anywhere in Florida due to the state's underlying limestone karst geology.
What if I have an active insurance claim?
We can still purchase your home. Depending on your policy and claim status, you may assign the claim proceeds to us at closing, or we may purchase as-is while you retain the claim. We work with sinkhole attorneys and public adjusters to structure deals appropriately.
Ready to Sell Your Sinkhole Property?
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