Property Types We Buy for Cash Across Florida

Home › Property Types We Buy · Updated October 25, 2026

Most cash buyers you see advertised in Florida do one thing: they buy three-bedroom houses that need paint and carpet. That is useful if that is what you own, but plenty of owners have something different — a 1970s duplex in Fort Myers with tenants who have not paid since spring, a condo unit staring down a five-figure special assessment, a single-wide on a rented lot in a 55-plus park, a strip center with two dark bays, or a metal warehouse that took water during Hurricane Ian. Those owners usually hear “we don’t do that” and go back to square one.

Libera Capital Group was set up to be the buyer that does do that. We purchase houses and improved commercial property anywhere in Florida, with Southwest Florida — Lee, Collier, Charlotte, Sarasota, Hendry, Glades and DeSoto counties — as our home market. This hub explains each property type we buy, what matters about that asset in Florida specifically, and where to go next for a deeper look. If you already know what you own, jump straight to its page; if you own a mix (say, a house on one parcel and a small commercial building on another), we can make one offer covering both.

Whatever the asset, the basics stay the same: no listing commissions, no repairs, no cleanout, no showings, and normal closing costs paid by us. We can often close in as little as 7–14 days when title is clear, or on a later date that suits you. For a full walk-through of our steps, see how our cash buying process works.

Why Florida Property Owners Sell to Libera Capital Group

Residential Property Types We Buy

Residential property in Florida ranges from 1950s concrete-block cottages to new-construction villas in master-planned communities, and each category carries its own set of insurance, association and code issues. Here is a summary of the four residential categories we buy, with links to the detailed pages.

Single-family homes

Detached houses of every age and condition: block-and-stucco ranches in Cape Coral’s canal neighborhoods, frame cottages in older parts of Fort Myers and Punta Gorda, Lehigh Acres homes on well and septic, golf-community houses in Estero and Naples with HOA covenants, and homes that took on water during Ian, Helene or Milton. We buy houses with old roofs that are triggering insurance non-renewals, homes that failed a 4-point inspection, properties with open permits, and homes with tenants or family members still living there. Our single-family homes page covers roof age, wind mitigation, flood zones and how we price houses in detail.

Condos and townhomes

Florida’s condominium market changed significantly after the 2021 Champlain Towers South collapse in Surfside. State law now requires milestone structural inspections for many older buildings and structural integrity reserve studies, and associations generally can no longer waive reserves for key structural components. Many owners are facing large special assessments or rising monthly dues as a result. We buy individual condo units and townhomes — including units in buildings with pending assessments or financing problems — and explain the issues on our condos and townhomes page.

Multifamily and apartment buildings

From duplexes, triplexes and fourplexes to garden-style complexes, we buy rental buildings occupied or vacant, stabilized or not. Typical sellers are owners tired of managing tenants, landlords facing insurance premiums that have outrun rent growth, and estates holding older buildings with deferred maintenance. We review the rent roll, the trailing twelve months of income and expenses, leases and security deposits. Learn more on our multifamily and apartment buildings page.

Mobile and manufactured homes

Mobile and manufactured homes are a big part of Southwest Florida’s housing stock, both on owned land in areas like North Fort Myers, Lehigh Acres, rural Charlotte and DeSoto counties, and in land-lease communities where residents pay monthly lot rent. Whether the home is titled like a vehicle or has been converted to real property, whether it was built before or after the June 1976 HUD code, and which HUD wind zone it was built for all affect value. See our mobile and manufactured homes page.

Commercial Property Types We Buy

Commercial real estate is valued on income and use rather than on comparable home sales, and the pool of buyers for any given building is far smaller. That is exactly why a direct cash buyer can be useful: a property that sits on the market for a year waiting for the right user or a bank-financed investor can often be sold in weeks. Our commercial property buying overview explains our general approach; the seven categories below each have their own page.

Retail and shopping centers

Single-tenant freestanding buildings, strip centers, neighborhood centers anchored by a grocery or pharmacy, outparcels, and older retail along corridors like US 41, Cape Coral Parkway, Pine Island Road and Tamiami Trail in Port Charlotte. We buy fully leased centers, partially vacant centers, and properties where a major tenant has left or is about to. See our retail and shopping centers page for how we look at co-tenancy, CAM reconciliations and re-leasing risk.

Office buildings

Small professional buildings, medical and dental office, garden office parks, and single-tenant owner-user buildings. Office demand shifted after 2020 and many owners of older, smaller buildings are dealing with long vacancies and tenant improvement costs they don’t want to fund. We buy office buildings occupied, partially leased or empty — and we can lease the space back to an owner-user who wants to stay. More on our office buildings page.

Industrial and warehouse

Flex space, small-bay industrial condos, distribution and storage warehouses, contractor yards with buildings, and light manufacturing facilities. Southwest Florida’s industrial inventory is concentrated along the I-75 interchanges, near Southwest Florida International Airport, and in older industrial pockets of Fort Myers, Naples, Punta Gorda and North Port. Environmental history, clear height, loading and outdoor storage all affect value. Details are on our industrial and warehouse page.

Mixed-use properties

Ground-floor retail or office with apartments above, live-work buildings and older downtown blocks — common in downtown Fort Myers, Punta Gorda, Venice and Sarasota. These properties combine residential tenant law with commercial lease terms, and lending on them can be awkward, which narrows the buyer pool. See mixed-use properties.

Hotels and motels

Independent motels, older beach-area hotels, extended-stay properties and flagged hotels facing a franchise property improvement plan. Many coastal Lee and Charlotte County properties were heavily damaged by Ian, and owners may be weighing rebuild costs against selling. See hotels and motels.

Self-storage facilities

Drive-up and climate-controlled facilities, including smaller mom-and-pop sites, conversions, and facilities with expansion land attached to the operating business. We look at occupancy, rental rate history, unit mix and management systems. See self-storage facilities.

Mobile home and RV parks

Land-lease manufactured housing communities and RV resorts, from small family-owned parks to larger communities, including parks that sustained storm damage. Florida’s Mobile Home Act (Chapter 723) shapes how these properties operate, and we account for it in our analysis. See mobile home and RV parks.

Auto dealerships and car lots

Used-car lots, former franchise stores and dealership buildings with service bays, lifts and outdoor display areas. The dealer license stays with the operator, so the sale is about the real estate: zoning for outdoor sales, environmental history from service work and the condition of the showroom and lot. Retiring owner-operators are common sellers. See auto dealerships and car lots.

Gas stations and convenience stores

Operating and closed fuel stations, convenience stores with canopies and dispensers, and former station sites. Underground storage tanks, state tank-registration and cleanup records, and any brand or fuel-supply agreement all shape value, and an environmental assessment is usually part of due diligence. See gas stations and convenience stores.

Restaurant buildings

Closed or operating restaurants, drive-thru pads, bar buildings and second-generation space with hoods, grease traps and walk-in coolers in place. A liquor license is a separate asset from the building, and some restaurant sites sit on ground leases. See restaurant buildings.

Medical and dental offices

Single-practice buildings, medical office condos and multi-tenant medical buildings, including specialized buildouts with exam rooms, operatories and imaging space. Retiring doctors and dentists often sell the building separately from the practice. See medical and dental offices.

Churches and religious buildings

Sanctuaries, fellowship halls, church schools and parsonages owned by congregations that are merging, relocating or closing. These sales typically need board or congregation approval and a clear chain of corporate authority, and the property-tax exemption ends once the building is sold to a non-exempt owner. See churches and religious buildings.

Marinas and boat storage

Dry-stack storage, wet-slip marinas, boat yards and waterfront service properties. Submerged-land leases, seawalls and docks, fuel systems and storm damage are central to value along Florida’s working waterfront. See marinas and boat storage.

Contractor yards and flex space

Small-bay flex buildings, shop-and-office combinations and fenced outdoor storage yards used by contractors and trades. Zoning for outdoor storage, access for trucks and the age of the buildings drive value, and many sellers are owner-users ready to retire. See contractor yards and flex space.

Unfinished commercial buildings

Stalled commercial shells, partially built projects and buildings with expired permits, construction liens or a lender in control. We price the cost to finish, re-permit or redesign. See unfinished commercial buildings.

Residential vs. Commercial: How a Sale to Us Differs

The two sides of our business share a philosophy — buy as-is, keep it simple, close reliably — but the mechanics differ. Knowing those differences up front helps you gather the right information and set the right expectations.

What we need to make an offer

• Residential: address, approximate condition, roof and mechanical ages if you know them, whether anyone lives there, any HOA or condo association, and your timeline. A walkthrough usually follows.
• Commercial: the same basics plus a rent roll, copies of leases, a trailing twelve-month operating statement (often called a T12), current tax and insurance bills, and any recent inspection, survey or environmental reports. If you don’t have clean financials, tell us — we can work from what exists.

Timelines

A vacant house with clear title can often close in about one to two weeks. Commercial deals typically take longer because of tenant estoppel certificates, lease review, environmental screening and, sometimes, lender or partner approvals on the seller’s side. Thirty to sixty days is common, although simple commercial deals can move faster and complex ones slower. Either way, you choose the closing date.

Deal structures

Most residential sales to us are straightforward cash purchases. Commercial sales more often use a structure: a sale-leaseback for owner-occupants, a delayed or staged closing, an assignment of existing leases, or timing that fits the 45-day identification and 180-day exchange windows of a 1031 exchange. We are not tax advisors, so please involve your CPA and a Florida real estate attorney for those decisions.

Florida Issues That Cut Across Every Property Type

Some challenges show up no matter what kind of building you own. These are among the most common reasons Florida owners call us, and they affect value for every asset class.

Insurance availability and cost

Florida’s property insurance market has been through years of turbulence: carriers leaving the state, non-renewals, and rising premiums, with Citizens Property Insurance Corporation serving as the state-created insurer of last resort. For residential owners, carriers commonly ask for a 4-point inspection (roof, electrical, plumbing and HVAC) on older homes and give premium credits based on a wind mitigation inspection. Commercial owners face similar scrutiny on roofs, life-safety systems and replacement cost. When a property can’t be insured affordably, it becomes hard to finance — and hard to sell to a buyer who needs a mortgage.

Flood zones and the 50% rule

Much of coastal Southwest Florida sits in FEMA special flood hazard areas, typically AE zones and, closer to the water, VE zones. If a building in a flood zone is substantially damaged — repair costs reaching 50% of the structure’s market value — local floodplain rules require it to be brought into compliance, which often means elevating it. After Ian, many Fort Myers Beach, Sanibel, Matlacha and Cape Coral owners faced exactly this. You can look up a property’s flood zone at the FEMA Flood Map Service Center, and our hurricane and flood damage page goes deeper.

Building codes after Hurricane Andrew

Hurricane Andrew in 1992 exposed how weak much of Florida’s construction was. The response was a single statewide Florida Building Code, which took effect in 2002, with stricter wind-load, roof-attachment and opening-protection standards. Buildings constructed before then — a large share of Southwest Florida’s stock — generally lack some of those features, which affects insurance pricing and renovation scope. Major renovations of older buildings may require bringing portions up to current code.

Permits, code enforcement and open liens

Unpermitted additions, enclosed lanais, converted garages and expired permits are common, especially in older neighborhoods. Code violations can turn into recorded liens with daily fines. We regularly buy properties with these issues; see code violations and unpermitted work and back taxes and liens.

Associations

Condominiums (governed largely by Chapter 718 of the Florida Statutes) and homeowners’ associations (Chapter 720) can require buyer approval, issue estoppel certificates stating what is owed, impose rental restrictions and levy special assessments. Commercial condos and owners’ associations in business parks have their own rules. We read the documents so you don’t have to explain them.

How We Value Different Property Types

A fair offer starts with the right valuation method. We don’t apply a single formula to everything; the method depends on how a typical buyer of that asset would think about it.

• Houses, condos and townhomes are valued primarily on comparable sales — what similar properties nearby sold for once fixed up — minus the cost of repairs, holding costs, insurance, financing and resale costs, and a margin for risk. Association dues, pending special assessments and flood-zone status are folded in.
• Small multifamily (two to four units) sits between worlds: lenders treat it as residential, but investors look at rents. We consider both comparable sales and the income the building can realistically produce after normalizing expenses.
• Apartment complexes, retail, office, industrial, storage and parks are valued mainly on net operating income — rent collected minus operating expenses, before debt — divided by a market capitalization rate, then adjusted for capital needs, vacancy, lease terms and re-tenanting costs.
• Owner-occupied commercial buildings with no tenants are often valued on replacement cost and what a user-buyer would pay, with an income check based on market rent.
• Heavily damaged or obsolete properties of any type may be valued on what the site and salvageable improvements are worth to a redeveloper, after demolition or rebuild costs.

Whatever the method, we’ll walk you through the assumptions. If you disagree with a repair estimate or a rent assumption, tell us why — new information sometimes changes the number.

Where Each Property Type Is Common in Southwest Florida

Southwest Florida is our home market, and its property mix varies a lot from one town to the next. Start at our Southwest Florida overview or jump to the area that matches your property.

• Canal homes and newer single-family: Cape Coral, with hundreds of miles of canals, seawalls and many homes built from the 1970s onward; and Lehigh Acres, where many homes are on well and septic.
• Older housing, small multifamily and commercial corridors: Fort Myers, from historic neighborhoods near McGregor Boulevard to the commercial stretches of Cleveland Avenue, Colonial Boulevard and Dr. Martin Luther King Jr. Boulevard.
• High-rise condos and luxury homes: Naples and Marco Island, where condo reserve and inspection laws are front of mind for many owners.
• Mobile and manufactured homes: North Fort Myers, rural Charlotte County, Arcadia and much of inland Hendry County.
• Retirement-oriented villas, condos and parks: Punta Gorda, Venice and Englewood.
• Industrial, flex and growing commercial: the I-75 corridor through Lee County and Collier County, plus North Port.

We also buy throughout the rest of the state — see our Florida locations hub for county pages from Miami-Dade to Escambia.

Cash Sale vs. Listing: Typical Costs by Property Category

Exact numbers vary by property and deal, but this comparison shows where money and time typically go. For the full breakdown, read cash offer vs. listing with an agent.

How Selling Any Property Type to Us Works

1. Tell us about the property. Use the form or call (239) 686-0823. For commercial property, share whatever leases and financials you have.
2. We review and visit. We study the numbers, comparable sales or income, and condition. A walkthrough is usually scheduled at your convenience, with tenants given proper notice.
3. Receive a written cash offer. Typically within 24–48 hours of having the information we need, with the assumptions explained.
4. Close with a Florida title company. On the date you choose. You receive funds by wire, and you leave behind whatever you don’t want.

Situations we help with across all property types

• Inherited and probate property
• Pre-foreclosure
• Tired landlords
• Problem tenants
• Distressed commercial property
• Major repairs and fire damage
• Divorce
• Vacant property

See every scenario on our seller situations hub.

What We Don’t Buy

To keep our focus sharp, Libera Capital Group buys improved property — land with a building or a park/campground infrastructure that generates use or income. We don’t buy vacant residential lots, raw acreage, agricultural land without improvements, or timeshare intervals. We also generally pass on properties outside Florida.

Frequently Asked Questions about the Property Types We Buy