Yes, you can sell a house as-is in Florida. The duty to disclose known problems comes from a 1985 court case, not the statute most guides cite, and Florida has a real, recently expanded flood-disclosure law that a lot of guides still miss. Most as-is sales close in one to eight weeks depending on the path you choose.
Key Takeaways
- Florida’s disclosure duty comes from a court case, Johnson v. Davis (1985), not a statute. No Florida law mandates a single standardized disclosure form.
- The statute commonly cited for general disclosure, § 689.25, is actually about what you don’t have to disclose. It covers stigmatized-property facts, not general defects, and it’s frequently miscited.
- Florida’s flood-disclosure law is real, mandatory, and was expanded as recently as October 2025. It requires a standalone form, separate from any other contract language.
- Fastest for distressed properties: local cash home buyers in Florida, with offers that vary a lot by metro and condition.
- Florida isn’t one market. Compare your offer to your actual metro, not a statewide figure.
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This guide covers where Florida’s disclosure duty actually comes from, what the flood-disclosure law requires, the four main ways to sell as-is, what affects your offer, a step-by-step walkthrough, and red flags to watch for. For city-specific numbers, see our dedicated guides to selling as-is in Miami and selling as-is in Jacksonville.
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Selling As Is in Florida
- Key Takeaways
- What “Selling As-Is” Actually Means in Florida
- As-Is Selling Options in Florida at a Glance
- Your Options for Selling As-Is in Florida
- What Affects Your As-Is Offer in Florida
- How to Sell a House As-Is in Florida
- Red Flags to Watch For When Selling As-Is
- How We Ranked These Options
- Frequently Asked Questions
What “Selling As-Is” Actually Means in Florida
What Sellers Are and Aren’t Excused From
Selling as-is means you won’t make repairs or negotiate credits based on what an inspection turns up. It doesn’t mean you’re free to hide problems you already know about. Florida’s version of that line comes from a specific court decision, not a piece of legislation.
Florida’s Disclosure Duty Comes From a Court Case, Not a Statute
The duty to disclose known material defects in Florida traces back to Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), the Florida Supreme Court decision holding that sellers must disclose facts materially affecting a property’s value that aren’t readily observable to the buyer and are known to the seller. This applies whether or not the sale is designated as-is, and it applies whether or not you use a standardized form. There’s no Florida statute requiring a single, comprehensive disclosure document.
What § 689.25 Actually Covers
A lot of guides, including an earlier version of this one, cite Florida Statute § 689.25 as the source of the general disclosure duty. Read directly, that’s not what it says. Section 689.25 is titled “Failure to disclose homicide, suicide, deaths, or diagnosis of HIV or AIDS infection in an occupant of real property.” It protects sellers from liability for not volunteering that information, an immunity provision, not a general disclosure mandate. A separate statute, Section 689.261, is sometimes miscited as governing as-is contract language too. It actually requires a narrow disclosure summary about property taxes, unrelated to as-is clauses. The actual “must disclose known defects” duty is the Johnson v. Davis rule described above. For the full itemized content most Florida sellers use to document disclosure, see our Florida seller disclosure guide.
Florida’s Flood-Disclosure Law: Newly Expanded and Genuinely Relevant
Separately, Florida Statute § 689.302 requires sellers of residential property to complete and provide a standalone Flood Disclosure to buyers at or before the sales contract is executed. This is a real, current, and mandatory requirement, effective since October 1, 2024, and expanded on October 1, 2025. Sellers must now disclose whether they’ve filed a flood insurance claim, whether they’ve received assistance for flood damage from any source, and whether they’re aware of any flood damage to the property during their ownership, even if no claim was ever filed. Given how often Florida as-is sales involve storm- or water-affected homes, this is one of the more practically important disclosure rules for an as-is seller here, and it’s separate from any other required or voluntary disclosure form.
As-Is Selling Options in Florida at a Glance
| Path | Typical timeline | Disclosure basis | Best for |
|---|---|---|---|
| Local cash home buyer | 7 to 14 days | Johnson v. Davis duty plus the flood-disclosure statute apply regardless of form used | Distressed or storm-affected properties, urgent timelines |
| iBuyer | 2 to 4 weeks, where available | Same | Light-repair homes in or near larger metros |
| As-is MLS listing | Roughly matches the statewide median days on market | Same, typically documented via the standard AS IS contract | Sellers prioritizing net proceeds in active markets |
| Agent-assisted as-is sale | Similar to a standard listing | Same | Sellers who want disclosure and negotiation guidance handled for them |
Your Options for Selling As-Is in Florida
Selling to a Local Cash Home Buyer
Local investors and cash buying companies purchase homes directly, often after a brief walkthrough, and are usually the fastest option for a property needing real work, including storm or flood damage. Our cash home buyers in Florida guide (linked in the Key Takeaways above) covers companies active statewide. Some “cash buyers” are wholesalers who put a home under contract and assign it to another investor. Assignment is legal in Florida, but confirm directly whether your buyer plans to close themselves.
Selling to an iBuyer
iBuyer activity in Florida concentrates around larger metros like Tampa, Orlando, and Jacksonville. Confirm whether a given platform is actually active for your address before counting on an offer, particularly for properties with hurricane damage or insurance eligibility issues, which can affect eligibility.
Listing As-Is on the MLS
Listing as-is keeps more of the proceeds but puts marketing, showings, and negotiation on you, or a discount broker. See how to sell a house by owner in Florida for the FSBO-specific mechanics.
Selling As-Is With a Full-Service Agent
An agent can price the home realistically and manage disclosure correctly, including the flood-disclosure form and any Johnson v. Davis-related items. This tends to matter more for Florida properties with flood, insurance, or storm-damage history, where getting the disclosure picture right has real legal weight.
What Affects Your As-Is Offer in Florida
Home Condition, Insurance, and Flood History
The larger the gap between your home’s current condition and a move-in-ready comparable, the more any as-is buyer will discount their offer. In Florida specifically, roof age, wind mitigation features, flood zone designation, and homeowners insurance eligibility can all materially affect an offer, sometimes more than the repair scope itself. Getting a rough home value estimate before requesting offers gives you a baseline for judging whether a cash offer is fair. If you’re handling a family member’s property, see selling an inherited house in Florida for how probate timing interacts with an as-is sale.
Florida’s Market Varies Sharply by Metro
Florida’s statewide median home sale price was $398,752 in June 2026, up 2.8% year over year, with homes spending a median of 70 days on the market and 10.0% selling above list price, according to Redfin’s Florida housing market data. That statewide figure blends very different markets. Compare any offer against your specific metro. For Miami- and Jacksonville-specific pricing and condition triggers, see our dedicated selling as-is in Miami and selling as-is in Jacksonville guides linked in the intro above.
How to Sell a House As-Is in Florida
- Complete the flood disclosure Prepare the standalone flood disclosure required under Florida Statute § 689.302, including your knowledge of any flood damage during your ownership, before your sales contract is executed.
- Identify other known material defects to disclose Under Johnson v. Davis, disclose any known fact that materially affects the property’s value and isn’t readily observable by the buyer, regardless of whether you use a standardized form.
- Decide which as-is path fits your timeline Weigh speed against net proceeds using the comparison above. Distressed or storm-affected properties usually point toward a local cash buyer.
- Request and compare multiple offers Get more than one offer before committing, since terms and repair deductions vary significantly between buyers, and confirm whether you’re dealing with a direct investor or a wholesaler.
- Review your disclosures for accuracy Confirm each disclosure accurately reflects what you know, including anything discovered after signing.
- Choose your closing date and close Cash sales typically let you pick a closing date that fits your move. Florida closes through a title company.
Red Flags to Watch For When Selling As-Is
Watch for:
- Requests for money upfront. A legitimate buyer doesn’t ask you to pay an application, processing, or inspection fee before closing.
- Claims that as-is means you can skip the flood disclosure. That’s a specific statutory requirement, not a general condition item you can waive by selling as-is.
- No verifiable business history. A quick search should turn up reviews, a business address, or prior transactions.
- Wholesalers unclear about whether they’ll actually close. Assignment contracts are legal in Florida, but confirm directly whether your buyer intends to close with their own funds.
- Pressure to skip disclosing known flood or storm damage. Given Florida’s expanded flood-disclosure law, this carries real legal exposure, not just general risk.
How We Ranked These Options
These comparisons are based on typical closing timelines and offer structures reported by companies themselves, Florida’s disclosure law as cited throughout this guide, and Redfin market data. Individual offers vary by home condition, metro, and buyer, so treat the rankings above as a starting point, not a guarantee.
You might also be interested in:
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Frequently Asked Questions
Yes. Selling as-is is legal in Florida. It means you won’t make repairs or negotiate credits based on inspection findings, but the Johnson v. Davis disclosure duty still applies.
Not one comprehensive form by statute. Florida’s general disclosure duty comes from the Johnson v. Davis court decision. A standalone flood disclosure is separately required by statute, and most transactions also use a standard industry disclosure form as a matter of practice.
From Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a Florida Supreme Court decision requiring sellers to disclose known facts that materially affect a property’s value and aren’t readily observable by the buyer.
Under Florida Statute § 689.302, sellers must provide a standalone flood disclosure before the sales contract is executed, covering prior flood insurance claims, assistance received for flood damage, and, as of October 1, 2025, whether the seller knows of flood damage to the property during their ownership, even without a filed claim.
Under Florida Statute § 689.25, sellers aren’t required to disclose that a property was the site of a homicide, suicide, or other death, or that an occupant had a diagnosis of HIV or AIDS.
You can be liable for damages or contract rescission under the Johnson v. Davis standard if you knew about a material defect that wasn’t readily observable and failed to disclose it, and separately for statutory violations if you skip a required disclosure like the flood disclosure.
Offers vary significantly by metro, property condition, and buyer, with flood zone designation and insurance eligibility playing a bigger role than in most states. Comparing multiple offers is the best way to judge whether a given price is fair.
Local cash buyers typically close in 7 to 14 days. iBuyers, where available, usually take 2 to 4 weeks. An as-is MLS listing takes longer and depends heavily on the metro, since Florida’s markets move at different paces.
No. Florida’s statewide median price was $398,752 in June 2026, but that blends very different metro markets. Always evaluate an offer against your specific area, not the statewide number.
Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
