Last updated: January 2026
We Buy Condos in Florida for Cash
HOA issues, special assessments, structural concerns, or dated units? We buy Florida condos as-is for cash. No realtor commissions. No repairs. No waiting for buyer financing. Close in 14-21 days.
Why Selling a Florida Condo Is Different
Florida has more condominiums than any other state in America—over 1.5 million condo units across nearly 30,000 associations. This means Florida also has unique condo laws, regulations, and challenges that don't exist for single-family homes.
Selling a condo involves navigating HOA requirements, obtaining estoppel letters, dealing with right of first refusal clauses, and—since the 2021 Surfside tragedy—meeting new structural inspection requirements under Senate Bill 4-D and the 2024 condo safety reforms. These complexities can make traditional sales difficult or impossible for certain buildings.
Florida's Post-Surfside Condo Crisis
Since 2022, Florida condos older than 30 years (or 25 years within 3 miles of the coast) must undergo milestone structural inspections. Buildings that fail or face expensive repairs often see values plummet and financing become unavailable. If your building is in this situation, we can still buy your unit.
Common Condo Selling Challenges in Florida
Milestone Inspection Failures
Buildings that fail structural inspections face mandatory repairs. Banks won't lend, buyers can't get mortgages, and traditional sales stall. We buy with cash regardless of inspection status.
Special Assessments
Facing a $50,000, $100,000, or even $200,000+ special assessment? These make condos nearly impossible to sell traditionally. We buy units with pending or active assessments.
Reserve Funding Shortfalls
Florida's 2024 reserve funding requirements mean many associations are underfunded. This affects values and buyer financing. We understand these complexities and can still close.
Insurance Issues
Florida's condo insurance crisis has caused rates to triple or quadruple. Some buildings have lost coverage entirely. These insurance issues prevent traditional financing—but not our cash purchases.
HOA Liens & Delinquencies
Behind on HOA fees? Facing liens? We buy condos with outstanding balances. These are settled at closing—you don't need to pay upfront to sell.
Dated or Damaged Units
Original 1980s kitchen? Water damage? Popcorn ceilings? We buy condos in any condition. No renovations needed before sale.
Understanding Florida's New Condo Laws (SB 4-D & 2024 Reforms)
Following the 2021 Champlain Towers South collapse in Surfside that killed 98 people, Florida enacted sweeping condo safety reforms. These laws have fundamentally changed the condo market:
Milestone Structural Inspections
Buildings 3 stories or taller must undergo structural inspections at 30 years (or 25 years if within 3 miles of the coast). If issues are found, a Phase 2 inspection determines necessary repairs. These inspections and subsequent repairs can cost associations millions of dollars.
Structural Integrity Reserve Studies (SIRS)
As of December 31, 2024, condo associations must have reserve studies for structural components and fully fund reserves for roofs, load-bearing walls, foundations, floor systems, plumbing, electrical, and more. Associations can no longer vote to waive or reduce reserves for these items.
Impact on Condo Values and Sales
Many older Florida condos have seen values decline 20-50% as these requirements take effect. Buildings facing large special assessments or repair costs are particularly affected. Traditional buyers either can't get financing or walk away during due diligence.
How We Navigate These Challenges
As experienced Florida real estate investors, we understand SB 4-D, reserve requirements, and milestone inspections. We evaluate each building's situation and make offers accordingly. Where traditional buyers see problems, we see opportunities to help sellers who need to move on.
The Florida Condo Sale Process: What to Expect
Selling a condo has additional steps compared to a single-family home. Here's what's involved:
Estoppel Letter Request
Florida law (§718.116) requires the association to provide an estoppel letter within 10 business days. This document confirms your current balance, any outstanding fees, and pending assessments. We handle requesting this document.
Right of First Refusal (ROFR)
Many Florida condo associations have ROFR clauses allowing them to match any purchase offer. Most associations waive this right, but it can add 30-45 days in some cases. We're experienced in navigating ROFR requirements.
Condo Document Review
We review the condo documents, budget, reserves, and any pending litigation or assessments. This helps us understand the building's financial health and make an appropriate offer.
Title & Closing
We work with a local title company experienced in condo transactions. Any outstanding HOA fees, liens, or assessments are settled at closing from the proceeds. You receive your net amount via wire or check.
| Factor | Traditional Condo Sale | Cash Sale to FL Home Buyers |
|---|---|---|
| Timeline | 60-120+ days | 14-21 days |
| Realtor Commissions | 5-6% ($15,000+ on $300K condo) | $0 |
| Repairs/Updates | Often $5,000-$20,000+ | $0 (as-is) |
| Buyer Financing Falls Through | Common (especially post-SB 4-D) | Never (we use cash) |
| Special Assessment Issues | Buyers often walk away | We buy regardless |
Types of Florida Condos We Buy
We purchase all types of condominiums throughout Florida:
High-Rise Condos
Oceanfront towers, downtown high-rises, luxury buildings
Mid-Rise Condos
3-9 story buildings, garden style with elevators
Garden-Style Condos
Walk-up units, 2-3 story buildings, courtyard layouts
Townhouse Condos
Fee-simple townhomes with HOA, condo-titled townhomes
55+ Communities
Age-restricted condos, active adult communities
Investment Condos
Vacation rentals, Airbnb units, investor-owned properties
Florida Condo Markets We Serve
We buy condos throughout Florida, with particular focus on:
- South Florida: Miami, Fort Lauderdale, West Palm Beach, Boca Raton
- Southwest Florida: Naples, Fort Myers, Cape Coral, Sarasota
- Tampa Bay: Tampa, St. Petersburg, Clearwater
- Central Florida: Orlando, Kissimmee, Daytona Beach
- Space Coast: Melbourne, Cocoa Beach, Palm Bay
- Treasure Coast: Port St. Lucie, Stuart, Vero Beach
- Northeast Florida: Jacksonville, St. Augustine
- Panhandle: Pensacola, Panama City, Destin
How We Help Condo Owners in Difficult Situations
Contact Us
Tell us about your condo—location, building, condition, and any HOA issues. We'll research the building and determine if we can help.
Building Analysis
We analyze the association's finances, milestone inspection status, pending assessments, and insurance situation. This informs our offer.
Cash Offer
You receive a fair cash offer within 24-48 hours. We explain our valuation and how we factored in any building issues.
Fast Closing
Once estoppel is received and ROFR (if applicable) is cleared, we close. Typical timeline is 14-21 days. You receive cash at closing.
Real Example: $85,000 Special Assessment in Sunny Isles Beach
A condo owner in a 1980s oceanfront building faced an $85,000 special assessment after the building failed its milestone inspection. The repairs were estimated at $12 million for the building. Traditional buyers couldn't get financing, and the owner couldn't afford the assessment.
We purchased the unit, assuming responsibility for the assessment. The owner received $180,000 net after the assessment obligation transferred to us at closing.
Result: Owner sold in 19 days and avoided an $85,000 out-of-pocket payment. They were able to move on without the financial burden.
Frequently Asked Questions About Selling a Florida Condo
Can you sell a condo without HOA approval in Florida?
Yes. In Florida, you do not need HOA or condo association approval to sell your unit. However, the association may have a Right of First Refusal (ROFR) allowing them to match any offer. Most associations waive this right, and we handle this process regularly. The association cannot prevent you from selling.
How fast can you close on a Florida condo?
We can close in as little as 14-21 days for most condos. The timeline depends primarily on obtaining the estoppel letter from the association (Florida law requires delivery within 10 business days) and clearing any Right of First Refusal period. We work to expedite these steps.
Do you buy condos with special assessments?
Yes. We buy condos with pending or active special assessments of any amount. We factor the assessment into our offer. Many sellers prefer this approach to paying a large assessment out of pocket before they can sell traditionally. The assessment responsibility transfers at closing.
What about condos that fail to meet new Florida structural requirements?
We buy condos in buildings that have failed milestone inspections or have structural concerns. Following the Surfside collapse and SB 4-D, many older buildings face expensive repairs and reserve funding requirements. Where traditional buyers cannot obtain financing, we can purchase with cash.
Do you buy condos with HOA liens or behind on fees?
Yes. We purchase condos with outstanding HOA fees, liens, and delinquencies. These amounts are settled at closing from the sale proceeds, or we may negotiate payoff amounts with the association. You don't need to pay current before selling to us.
What is an estoppel letter and why is it required?
An estoppel letter is a document from the condo association confirming all amounts owed by a unit owner, including dues, assessments, and fees. Florida law (§718.116) requires it for condo sales. The letter protects buyers from undisclosed charges. We request this immediately upon contract.
Ready to Sell Your Florida Condo?
Get a no-obligation cash offer for your condo. Any condition, any building situation. Close in as little as 14 days.
Get Your Cash Offer
Tell us about your condo. We'll give you a fair cash offer within 24-48 hours.