Sell My House Fast in Miami, FL for Cash: As-Is Offers

Who buys houses and condos for cash in Miami?

Miami has a deep pool of cash buyers, but most of them want something specific: a newer insurable house an instant-offer platform can resell, a waterfront lot for a builder, or a renovated condo in a building with healthy reserves. The properties left over are the ones most sellers call us about: a unit in a 1970s tower working through structural repairs, a Little Havana or Allapattah house that needs a full rehab, a Flagami house with a roof no insurer will write, or a parent's home in Little Haiti full of forty years of belongings.

HomeCashOffer is a direct buyer. We buy the property ourselves and close through a Florida title company. We keep most homes as rentals or renovate them; a minority of contracts are assigned to partner investors, and we tell you which path applies before you sign. Ask every buyer, including us, whose name will be on the deed at closing.

How fast can I sell my house or condo for cash in Miami?

If title is clean, closing can happen 7 days after you sign. For a condo, the association's estoppel certificate is often the pacing item: Florida law gives the association 10 business days to issue it after a request, and it lists every regular and special assessment owed and whether the board must approve the transfer (Fla. Stat. § 718.116(8)). A buyer becomes jointly liable for unpaid assessments, so those are paid off at closing (§ 718.116(1)). If your building requires board approval of a sale, that adds time too.

For a house, the title company usually orders a municipal lien search, which turns up open or expired permits, code enforcement liens, and unpaid utility or special-assessment charges. Many older Miami houses have a permit someone opened years ago and never closed. We still buy them; the open item goes into the offer instead of becoming your project. If you want a later date, pick it.

Can I sell my Miami condo during a recertification or special assessment?

Yes. Miami-Dade County has required building recertification since 1975. Under the current county rules, many buildings must be recertified at 30 years and every 10 years after, while condo and co-op buildings three stories or taller, within three miles of the coastline, and built in 1998 or later are due at 25 years. Single-family homes and duplexes are exempt (Miami-Dade recertification). State law adds milestone structural inspections for condo buildings three or more stories tall (Fla. Stat. § 553.899), plus the structural integrity reserve study rules covered in our Florida guide.

When those inspections find repairs, associations levy special assessments and raise dues to fund reserves, and financed buyers' lenders can balk. We buy units as-is in those buildings. Send the estoppel letter, the most recent inspection summary, and any assessment notice, and we will price the unit with the assessment accounted for.

Can I sell a Miami house that needs a new roof or cannot get insurance?

Yes, and in Miami this is one of the most common reasons people call. Miami-Dade and Broward are Florida's High-Velocity Hurricane Zone, the strictest part of the Florida Building Code. In Miami-Dade, every product in a house's building envelope, including roofing, windows, doors, shutters, and truss connectors, needs a county product approval before it can be installed (Miami-Dade County). That makes reroofing and impact windows here more expensive than in most of the state.

Two more rules shape the math. If 25% or more of a roof is repaired or replaced, Florida now requires only the repaired portion to meet current code, but only if the existing roof was built or replaced under the 2007 Florida Building Code or later (Fla. Stat. § 553.844(5)); an older roof can still force a full replacement. And insurers look hard at roof age, which our Florida guide explains. A buyer who needs a mortgage needs a policy, and without one the sale cannot close. We pay cash, so we do not need a lender or a policy to buy.

What if my Miami house is in a flood zone or has flooded?

We buy it. Since October 1, 2025, Florida sellers must give buyers a flood disclosure, at or before signing the contract, that says whether the seller knows of flooding that damaged the property while they owned it, filed a flood insurance claim, or received federal flood assistance (Fla. Stat. § 689.302). If a house is in a FEMA special flood hazard area and was substantially damaged, meaning repairs cost 50% or more of the building's market value, the repair generally has to bring it into compliance with floodplain rules, which can mean elevating it (FEMA substantial damage guidance). Federally backed lenders also require flood insurance in those zones.

That is why flooded Miami houses sit on the market. We price the flood history and the repair path into a written offer and close without a lender.

Which city is my Miami house in, and why does that matter?

Miami-Dade County has 34 incorporated municipalities, and much of the county's population lives in unincorporated Miami-Dade, where the county government acts as the city (Miami-Dade County municipalities). A "Miami" mailing address might be the City of Miami, Hialeah, Miami Gardens, North Miami, Doral, or an unincorporated area such as Kendall or Westchester.

Your city decides which building department holds your permit history, which office enforces code violations, and who runs your building's recertification. The county handles the rest: deeds are recorded with the Miami-Dade Clerk, the Property Appraiser sets your value and homestead status, and probate and foreclosure cases go to the Eleventh Judicial Circuit. When we make an offer, we check the right building department for open permits and violations so they do not surprise you at closing.

Can I sell my Miami rental or condo with tenants in it?

Yes. Most homes in the City of Miami are rented: the Census Bureau puts the owner-occupied rate at about 31% for 2020-2024 (Census QuickFacts), and many of the owners who call us are landlords with a tenant in place, a lease that runs another year, or a unit their association restricts from renting. We buy occupied houses, duplexes, and condo units. Florida law requires the security deposit and any advance rent to move to the new owner at closing, with an accounting for each tenant (Fla. Stat. § 83.49(7)), and the title company handles that transfer on the settlement statement.

If your condo association must approve a sale or lease, the estoppel certificate will say so, and we build that review into the timeline. If a tenant has stopped paying, tell us; you do not need to finish an eviction before selling.

What are the closing costs when selling in Miami-Dade?

Miami-Dade has its own documentary stamp rate on deeds: $0.60 per $100, compared with $0.70 per $100 in the rest of Florida, and the county's extra surtax does not apply to single-family homes and condo units (Florida Department of Revenue). On a $400,000 sale, that is $2,400 in stamps. Estoppel fees, unpaid dues or assessments, any code liens, and the prorated property tax are usually settled at closing. When you sell to HomeCashOffer there are no agent commissions and no fees from us, and every closing cost is written into the offer.

How do out-of-state heirs sell an inherited Miami property?

Miami-Dade probate is handled by the Probate Division of the Eleventh Judicial Circuit. Many Miami owners have children living elsewhere, and Florida limits who can serve from out of state: a nonresident can be personal representative only if they are a close relative, such as a child, parent, sibling, niece, or nephew (Fla. Stat. § 733.304). If the home was the owner's homestead, Florida's constitution limits how it can be left when there is a surviving spouse or minor child (Fla. Const. art. X, § 4). Smaller estates, up to $150,000, may use summary administration (Fla. Stat. § 735.201). We can sign while the estate is open and close remotely through the title company.

Can I sell my Miami house before a foreclosure sale?

Usually, yes. Florida foreclosures go through the court, and in Miami-Dade the Clerk of the Court and Comptroller holds the sales online through its foreclosure auction site; tax deed sales are online too (Miami-Dade Clerk: mortgage foreclosures). Florida lets the owner redeem until the clerk issues the certificate of sale, unless the final judgment says otherwise (Fla. Stat. § 45.0315), so there is often still time to sell, pay off the loan through the title company, and keep your equity. Florida's judicial process and timelines are covered in our Florida foreclosure section. HomeCashOffer does not stop foreclosures or give legal advice; talk to a Florida attorney or HUD-approved counselor as well.

Is HomeCashOffer a Miami company, and where do you buy?

There is no HomeCashOffer office in Miami, and we would not pretend otherwise. Homecashoffer LLC, which does business as HomeCashOffer, was founded in 2019, purchases about 190 homes a year across the markets it serves, and uses a mailing address in Oklahoma City. For Miami-Dade properties we work from photos, a video walkthrough, or an arranged visit, and a Florida title company or closing attorney in South Florida holds the deposit and handles the closing.

We buy across the City of Miami, including Little Havana, Allapattah, Little Haiti, Liberty City, Overtown, Flagami, Shenandoah, and Coconut Grove, and across the county in Kendall, Westchester, Doral, North Miami, and Florida City. Nearby cities with their own pages: Hialeah, Miami Gardens, Miami Beach, Homestead, and Fort Lauderdale. Elsewhere in Florida, see Tampa, Orlando, Jacksonville, or the Florida cash home sale guide.

More for Florida sellers: Florida cash home sale guide · Sell my house fast in Miami and Orlando · Sell a house with liens or back taxes in Tampa