We Buy Houses for Cash in Florida

Florida owners are used to thinking about water. Storm damage, a flood history, a roof that needs work and a condo association with big bills on the way can all make a traditional listing harder than it looks, and a buyer's inspection and insurance can turn a signed contract into a renegotiation. Swifty Home Buyers buys Florida houses for cash, as-is, with no agent commissions and no repair requests. Florida also expanded a key part of the process effective October 1, 2025: the flood disclosure that sellers of residential property have to complete. Below is what the Florida rules actually say, so you can weigh a cash sale against listing with clear numbers.

We buy houses in all 50 states. This guide covers the rules that matter in Florida.

The tax most Florida sellers hear about is documentary stamp tax on the deed. The Department of Revenue's guide puts the rate at 70 cents per $100 of the total consideration paid, so a $250,000 sale carries $1,750 in stamps on the deed. Miami-Dade County has a lower rate for single-family residences, 60 cents per $100, which would make the same sale $1,500 there. The Department says the tax is payable by any of the parties to the transaction, and in many Florida sales the contract puts it on the seller, so read yours before assuming. Who pays for the owner's title policy also depends on the contract and local custom. Other seller costs include agent commissions in a traditional sale (negotiable and often the biggest item), payoff of the mortgage and any liens, HOA or condo estoppel fees, and prorated property taxes. Florida also requires a notice to buyers that a change of ownership can trigger a reassessment and higher property taxes, so buyers price that in. In a cash sale to Swifty there are no agent commissions, and we put every closing cost in writing first.

Florida is a judicial foreclosure state: the lender has to file a lawsuit and win a judgment before a sale. After a final judgment, Section 45.031 has the clerk schedule the sale not less than 20 or more than 35 days out, unless the lender agrees to a later date. When the sale is complete the clerk files a certificate of sale, and parties then have 10 days to object. The key deadline for homeowners is Section 45.0315: you can stop the sale by paying the amount stated in the judgment at any time before the later of the clerk filing the certificate of sale or the time set in the judgment, and otherwise Florida gives no right of redemption. If there is money left over after the sale, a homeowner who qualifies for the homestead exemption should check with the clerk within ten days after the sale about surplus funds. The state Attorney General advises homeowners to contact their servicer early, use free HUD-approved counselors, and never pay upfront fees to a foreclosure rescue company or sign anything that transfers title without a lawyer or counselor reviewing it. If you are behind, selling before the sale can pay off the loan from the proceeds and may let you keep the equity that an auction would not.

• Sell as-is
• Inherited house
• Foreclosure
• Tenants or rental property

Miami-Dade County

Miami-Dade has its own documentary stamp rate for single-family residences: the Department of Revenue lists 60 cents per $100 there, compared with 70 cents per $100 for deeds in most of the state. On a $400,000 single-family sale that is $2,400 in stamps instead of $2,800. Other property types are treated differently, so check the deed with a title company. Miami-Dade also has a large condo market, which is why the condo resale documents and the 7-day cancellation right in Section 718.503 come up so often in local sales.