How Selling Your Florida Property for Cash Works, Step by Step
From the first phone call to the wire hitting your account: what we need, what you sign, who handles the closing, and how long each stage typically takes.
- No commissions or fees
- One walkthrough
- Florida title company closing
- You choose the date
Start Your Cash Offer
No obligation. No fees. No repairs. Tell us about the property and we'll follow up with a cash offer.
Most people have sold real estate only a few times in their lives, and almost always through an agent. A direct sale to a cash buyer works differently, and not knowing how it works is one of the biggest reasons owners hesitate. Who orders the title search? When do I sign? Do I need an attorney? What happens to my mortgage? When do I actually get paid?
This page answers those questions in detail. We cover the residential process, then the commercial process, then the Florida-specific mechanics of title and closing that apply to both: the title company’s role, documentary stamp tax, property tax and rent prorations, lien payoffs, and the documents you will be asked to sign. We also lay out realistic timelines and the things that tend to speed a closing up or slow it down.
If you would rather compare this route with a traditional listing first, read cash offer vs. listing. If you are ready to start, the form at the top of this page is the first step.
What Makes Our Process Simpler Than a Traditional Sale
Fewer moving parts
A listing sale involves two agents, a buyer’s lender, an appraiser, a home inspector, an insurance underwriter and sometimes a second round of negotiations. A direct sale removes most of them. You deal with us and the title company.
Money math you can see
Our written offer states the price and which costs we cover. The title company’s settlement statement then shows every line before you sign, so you know your net proceeds in advance.
Timeline set by you
Nothing in our process depends on a buyer’s loan approval, so the closing date is a decision, not a hope. Fast when you need fast; later when you need time.
Neutral party holds the money
Deposits and closing funds move through a licensed Florida title company or real estate attorney’s trust account, not through us directly. That protects both sides.
The Residential Process in Detail
This applies to single-family homes, condos, townhomes, mobile homes on owned land and two-to-four unit buildings. For an overview of what we buy, see sell my house fast for cash.
Step 1: First contact (about 10 minutes)
You submit the form or call (239) 686-0823. We will ask for the property address, your relationship to the property (owner, heir, personal representative, trustee, attorney-in-fact), the general condition, whether it is occupied, any known issues like storm damage or open permits, and your ideal timeline. There are no wrong answers; “I do not know” is fine.
Step 2: Our research (usually same or next business day)
Before visiting, we review public records: the county property appraiser’s data, recorded deeds and mortgages, permit history, flood zone, and recent comparable sales. This lets us spot issues early — a code-enforcement lien, an open roof permit, an HOA lien — so they do not surprise you later.
Step 3: One walkthrough (20–45 minutes)
We visit the home to look at the roof, windows, electrical panel, plumbing, HVAC, flooring, kitchen and baths, and any damage. You do not need to clean or stage. If you are out of town, a relative, neighbor or property manager can let us in, or we can do it by live video. For tenant-occupied homes, we coordinate with you so tenants receive proper notice.
Step 4: Written offer (typically within 24–48 hours)
We send a written offer and walk you through how we got there: estimated value after repairs, the repair scope, and our costs. The offer lists the price, earnest money deposit, closing date, inspection period if any, and which closing costs we pay. You can accept, ask questions, propose changes, or say no. There is no obligation.
Step 5: Contract and title work (most of the elapsed time)
Once you sign, we deliver the contract and earnest money deposit to the title company. The title company orders a title search, requests your mortgage payoff, checks for liens and open permits, and for condos or HOA homes requests the association’s estoppel certificate. If the title search finds something — an old unreleased mortgage, a judgment against a prior owner, a missing heir — the title company tells us both, and we work on a fix together.
Step 6: Closing and funding
You review and sign the closing package: the deed, the settlement statement, and affidavits. Signing can happen at the title office, with a mobile notary at your home, by mail if you are out of state, or through remote online notarization where available. After the deed and funds are confirmed, the title company pays off your lender and other liens and sends your net proceeds by wire or check.
The Commercial Process in Detail
Commercial sales follow the same basic arc but add documentation and a defined due diligence period. For the full overview of the assets and structures we pursue, see we buy commercial property.
Step 1: Introduction and confidentiality
We start with a conversation about the property and your objectives. Is speed the priority? Do you want to stay in the building as a tenant? Is there a 1031 exchange to plan around? Is a loan maturing? If you want an NDA in place before sharing details, we sign one at this stage.
Step 2: Information package and preliminary review
You share what you have: rent roll, trailing twelve-month operating statement, leases, tax and insurance bills, service contracts, and any prior reports such as surveys, roof assessments or environmental studies. We analyze income, expenses, lease rollover, capital needs and the local market, and usually give you an initial read on fit and value range quickly.
Step 3: Site visit
We tour the property, including representative tenant spaces, roofs, mechanical rooms and parking areas. For operating businesses like hotels, self-storage or parks, we coordinate the visit to avoid disrupting staff or guests.
Step 4: Letter of intent
We submit a non-binding letter of intent covering price, deposit, due diligence period, closing timeline, the treatment of tenants and service contracts, and any special structure such as a sale-leaseback or 1031 timing. The LOI lets both sides agree on business terms before attorneys draft a contract.
Step 5: Purchase agreement and due diligence
After the purchase and sale agreement is signed and the deposit is placed with the title company or escrow agent, we complete diligence within the agreed window: physical inspections, a Phase I Environmental Site Assessment, title commitment review, ALTA survey, zoning confirmation, lease audit and tenant estoppel certificates. If we find a significant issue not previously disclosed, we raise it promptly and discuss solutions rather than going silent.
Step 6: Closing
At closing, the deed is recorded, leases and deposits are assigned to us, rents and expenses are prorated, and tenants receive notice of the ownership change. For a sale-leaseback, your new lease is signed at the same time. Funds are disbursed by the closing agent.
Documents to Have Ready
You do not need everything below to get an offer, but having what applies to you speeds things up considerably.
For any property
- Government-issued photo ID for each person signing (you show it to the notary or title company — never email it to anyone you have not verified).
- Your most recent mortgage statement or lender contact, and any home equity line information.
- HOA or condominium association name and management company contact.
- Any permits, warranties, surveys, elevation certificates or wind mitigation reports you have.
- Insurance claim paperwork if the property has storm, water or fire damage.
If you are not the sole owner of record
- Married sellers: If the property is your Florida homestead, your spouse generally must sign the deed even if their name is not on title. The title company will confirm what is required.
- Estates: Letters of administration naming the personal representative, or an order of summary administration, plus a death certificate. See our inherited and probate property guide.
- Trusts: A copy of the trust or a trustee’s certification showing the trustee’s authority to sell.
- LLCs and corporations: Articles, operating agreement or bylaws, and a resolution authorizing the sale and the signer.
- Power of attorney: The original durable power of attorney; title companies review these carefully and may need to approve the document in advance.
- Divorce: The final judgment or marital settlement agreement if it addresses the property. See selling during a divorce.
For commercial properties
- Rent roll, T12 operating statement, and prior year financials.
- All leases, amendments, guaranties and side letters.
- CAM reconciliations, tax bills, insurance declarations and loss runs.
- Service, management and vendor contracts.
- Existing ALTA survey, Phase I, property condition reports and certificates of occupancy if available.
How Title and Closing Work in Florida
Florida closings are typically handled by a licensed title agency or a real estate attorney acting as settlement agent. Understanding their role removes much of the mystery from the process.
The title company’s job
The settlement agent searches public records to confirm who owns the property and what is recorded against it: mortgages, liens, judgments, easements, restrictions and unpaid taxes. It issues a title commitment, which is a promise to issue title insurance once listed requirements are satisfied, such as paying off your mortgage or recording a corrective document. It also prepares the deed and settlement statement, collects signatures, records documents with the county clerk, and disburses funds.
Lien and permit searches
Florida title companies commonly order a municipal lien search, which reveals unpaid utility bills, code-enforcement liens, special assessments and open or expired permits. These items can be paid or resolved from sale proceeds. Code liens can sometimes be reduced by application to the local government, which we can discuss with you. See back taxes and liens and code violations for more.
Documentary stamp tax
Florida charges documentary stamp tax on deeds, generally $0.70 per $100 of consideration statewide, with Miami-Dade County using its own rate structure. Who pays is negotiable; by custom the seller often pays it in many Florida counties. In our offers, we spell out who pays doc stamps so there is no ambiguity.
Property tax prorations
Florida property taxes are paid in arrears: the bill for a calendar year is typically mailed in the fall, with discounts for early payment and payment due by the following spring. At closing, the year’s taxes are prorated so the seller pays for the days they owned the property. If the current year’s bill has not yet been issued, the proration is usually based on the prior year’s taxes. Delinquent prior-year taxes, or tax certificates sold on them, are paid off from proceeds.
Rent, deposit and association prorations
For tenant-occupied property, collected rent for the month of closing is prorated, and tenant security deposits are credited to the buyer so the buyer can hold them going forward. Association dues and assessments are prorated based on the estoppel certificate, which states exactly what is owed to the HOA or condo association.
Tax reporting and foreign sellers
The settlement agent typically reports the sale to the IRS on Form 1099-S. If you are a foreign person for U.S. tax purposes, FIRPTA withholding may apply to the sale, and the title company will collect information to determine that. Consult a CPA about capital gains, depreciation recapture and withholding.
How Long Each Stage Typically Takes
Timelines below are typical ranges, not guarantees. The single biggest factor is title: clean title closes fast, while probate, unreleased liens or missing signatures add time.
| Stage | Residential (typical) | Commercial (typical) |
|---|---|---|
| Initial contact to walkthrough | 1–3 days | Several days to 2 weeks, depending on documents |
| Walkthrough to written offer or LOI | Typically 24–48 hours | Often within a week of receiving financials |
| Contract to closing | As little as 7–14 days with clear title | Commonly 30–60+ days including due diligence |
| Probate or title cure | Adds weeks to months | Adds weeks to months |
| Funds after closing | Usually same or next business day | Usually same or next business day |
What speeds a closing up
- Responding quickly to the title company’s requests.
- Having all owners available to sign.
- Ordering the HOA estoppel promptly.
- Telling us about known liens or permits at the start.
What slows it down
- Probate not yet opened, or missing heirs.
- Old mortgages paid off but never released of record.
- Code liens that need a reduction hearing.
- For commercial: late estoppels, environmental follow-up, or survey issues.
Who Pays What: Cash Sale vs. a Listing
Here is how common closing and selling costs usually fall in a direct sale to us compared with a typical Florida listing. Exact terms are always stated in your written contract. For a fully worked hypothetical comparison, see cash offer vs. listing.
| Item | Direct sale to Libera Capital Group | Typical listing sale |
|---|---|---|
| Real estate commissions | None | Often 5–6% combined for homes |
| Title and settlement fees | We pay normal closing costs on most deals | Split by contract; seller frequently pays owner’s title policy in many counties |
| Doc stamps on deed | Stated in our offer; often covered | Usually seller |
| Repairs and inspection credits | None — as-is | Common |
| Mortgage payoff and liens | Paid from your proceeds | Paid from your proceeds |
| Prorated taxes and dues | Seller’s share for days owned | Seller’s share for days owned |
| Months of holding costs | Minimal | Often several months |
The Process at a Glance
- Tell us about the property. Form or phone, about ten minutes.
- Walkthrough or document review. One visit for homes; financials and a site tour for commercial.
- Get a written offer. Typically within 24–48 hours for homes; an LOI for commercial.
- Close with a Florida title company. On your schedule, and get paid by wire or check.
Properties and Situations This Process Handles
The same steps apply whether you are selling a single-family home, a condo or townhome, a multifamily building, or a retail center. Specific circumstances add a few steps, which our situation guides explain: foreclosure, hurricane and flood damage, tenant-occupied property, and relocation.
We buy throughout Florida, with our home base in Southwest Florida:
After Closing: Loose Ends to Tie Up
Once the deed records and your funds arrive, there are a few practical steps that sellers often forget. Handling them promptly avoids small charges and paperwork headaches later.
Utilities and services
Schedule electric, water, trash, internet and any pool or lawn services to stop or transfer on the closing date. In Southwest Florida, electric service is usually through Florida Power & Light or a local electric cooperative, and water may come from a city utility or a private well. If the home is on septic or well, simply let us know; there is nothing for you to transfer.
Insurance
Do not cancel your homeowners, flood or commercial property policy until closing is complete. After closing, cancel it and request a refund of any unearned premium. If you have an open storm or water claim, confirm with your adjuster and the contract how the claim and any future payments are handled.
Mortgage escrow refund
If your lender held an escrow account for taxes and insurance, the lender typically refunds any remaining balance to you after the loan is paid off. Watch for that check in the weeks after closing.
Keys, codes and remotes
Leave keys, garage remotes, gate and community fobs, mailbox keys and alarm codes at the property or with the title company. For commercial buildings, include master keys, access cards and vendor contact lists.
Homestead exemption and mail
If the property was your homestead, the exemption ends with your ownership; you may be eligible to transfer some of your accumulated tax savings to a new Florida homestead under the state’s portability rules, so ask the property appraiser in your new county when you apply. File a change of address with the postal service as well.
Keep your settlement statement
Save the final settlement statement and closing documents with your tax records. Your CPA will need the sale price, closing costs and payoff figures when you file.
Need more than an all-cash price? Ask about our creative financing and seller-financing options.
- Four steps: details, walkthrough, written offer, closing with a Florida title company or attorney.
- Residential deals can often close in 7–14 days with clear title; commercial deals add due diligence.
- Florida closings involve a title commitment, municipal lien search, doc stamps on the deed, and prorated taxes and dues.
- Homestead property usually requires your spouse’s signature; estates, trusts and LLCs need proof of authority.
- Consult a Florida attorney or CPA for legal and tax questions specific to your sale.
Want to see the numbers behind your offer? We explain every line of our math on how we calculate our cash offer, and you can run your own listing-versus-cash comparison with our net proceeds calculator.
Frequently Asked Questions about How the Process Works
Do I need a real estate attorney to sell to a cash buyer?
Florida does not require sellers to hire an attorney, and many residential closings are handled entirely by a title company. That said, you are always welcome to have an attorney review our contract, and it is wise for estates, divorces, commercial deals, or anything involving liens or litigation.
Who chooses the title company?
We typically work with established Florida title agencies, but we are open to using a title company or closing attorney you prefer, as long as they can meet the timeline. Either way, the settlement agent is a licensed, neutral party.
When do I get my money?
Once all documents are signed, the deed is ready to record and funds are confirmed, the title company disburses proceeds — usually the same or next business day by wire, or by check if you prefer.
Can I close without being in Florida?
Yes. Out-of-state sellers commonly sign with a mobile notary near their home, through a mail-away package, or by approved remote online notarization. The title company will explain the options available for your transaction.
What is an estoppel certificate?
For HOA and condo properties, it is a statement from the association showing dues, assessments and fees owed, so they are paid correctly at closing. For commercial properties, a tenant estoppel confirms each lease’s terms, rent and deposit, and that there are no undisclosed disputes.
Is there an inspection period?
For homes, our walkthrough usually takes the place of a lengthy inspection period, though some offers include a short one. Commercial contracts include a defined due diligence period. Every offer states this clearly.
What if title problems come up?
They are common and usually fixable. The title company identifies the issue, and we work with you to cure it — obtaining a lien release, recording a corrective deed, or handling a probate step. Some cures take more time, and we will adjust the closing date rather than walk away when a fix is realistic.
Can I stay in the house after closing?
Often, yes, for a short period. We can agree to a post-closing occupancy in writing so you have a few days or weeks to move. Terms are spelled out in the contract.
Can I back out after signing?
Your rights depend on the contract terms. Read the agreement carefully and ask questions before signing. We would rather you take time to be sure than sign something you are not comfortable with.
How fast can I sell my house for cash in Florida?
With clear title, we can often close in as little as 7 to 14 days, or on whatever later date you choose. The main timing factors are the title search, payoff letters from your lender, any HOA or condo estoppel, and whether probate or liens must be cleared first. We usually make an offer within 24 to 48 hours of getting the property details, and you pick the closing date in the contract.
How is a cash offer for my property calculated?
We start from what comparable renovated properties nearby sell for, then subtract repairs, holding costs, closing costs and a margin for risk. For a house, that means recent sales plus roof age, flood zone, seawall or canal condition and any HOA or condo assessments. For commercial property, rents and expenses carry the most weight. We show you the math in writing so you can compare it with listing costs such as commissions, concessions and months of carrying costs.
Do I have to make repairs or clean out the property before closing?
No, you can leave the property as-is, including furniture, debris and any needed repairs. Cleanout and repair costs are already built into our offer, so there is no punch list, contractor scheduling or reinspection. Take what you want to keep and let us know in advance about anything you are leaving behind. If tenants live there, we explain how leases and deposits transfer at closing.
Am I obligated to accept your cash offer?
No, an offer costs nothing and creates no obligation until both sides sign a purchase contract. Take time to review it, compare it with listing or other offers, and have your attorney, family or CPA look it over. We do not use pressure deadlines to force a decision. If the numbers do not work for you, simply decline, and we are happy to stay in touch if your plans change.
What information do you need to make a cash offer?
We need the property address, its condition, who lives there and your timeline; photos help but are not required. For houses, tell us the roof age, known leaks, flood or storm history, open permits and any HOA or condo association. For rentals and commercial property, a rent roll, leases and a year of income and expenses let us price accurately. Call (239) 686-0823 or use the offer form to get started.
Start the Process Today — It Takes About Ten Minutes
Tell us about your property and get a written, no-obligation cash offer, typically within 24–48 hours.