Cash home buyers account for 40% of all Miami home sales, placing Miami first in the nation for cash real estate transactions and well above the 27% to 32% national average tracked by the National Association of Realtors. Per MIAMI Realtors market data, more than 43% of Miami home deals closed in cash during the first half of 2025, and in the luxury segment, more than 65% of million-dollar condo and townhome sales in Miami-Dade County were all-cash transactions. Whether you need to sell my house fast miami or simply want to skip repairs and open houses, three distinct buyer types compete for your home: local investors paying 65% to 80% of fair market value, iBuyers like Opendoor paying 85% to 95% minus a service fee, and cash offer marketplaces that surface competing bids from multiple buyers at once.
This guide covers all seven vetted cash buyers, what cash offers for homes miami actually range by buyer type, the step-by-step closing process, Florida closing costs including the Miami-Dade documentary stamp tax, how to verify miami cash home buyers reviews before you sign, and when a cash sale outperforms a traditional listing.
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Miami Cash Buyers at a Glance
What Miami’s cash market looks like in 2026
Miami is the top cash-sales market in the United States. 40% of all Miami home sales in 2025 closed in cash, and 43% of deals during the first half of 2025 were cash transactions, both figures well above the 27% to 32% national average. In the luxury segment, more than 65% of million-dollar condo and townhome sales in Miami-Dade County were completed in cash as of April 2025.
South Florida real estate draws heavy international buyer activity, a high share of second-home purchases, and consistent investor demand, concentrating cash transactions in a way that few U.S. metros can match. For sellers, the result is a larger and more competitive pool of buyers than almost anywhere else in the country.
Buyer types compared: investor vs. iBuyer vs. marketplace
Not every we buy houses miami company works the same way. Local investors, iBuyers, and cash offer marketplaces differ significantly in how they calculate offers, what fees they charge, and how quickly they close. The table below compares all seven companies in this guide on the factors that matter most.
| Company | Best For | Typical Offer Range | Fees | Est. Closing Time |
|---|---|---|---|---|
| iBuyer.com | Comparing multiple bids | Varies by buyer | None from iBuyer.com | 7 to 14 days |
| Opendoor | Predictable iBuyer process | 85% to 95% of market value | ~5% service fee | Flexible |
| The Buy Guys | Fast as-is home sale | 65% to 80% of market value | Closing costs often covered | As fast as 5 days |
| South Florida Cash Home Buyers | Local direct buyer, no MLS | 65% to 80% of market value | No commissions | ~7 days |
| The Friendly Home Buyer | Inherited or distressed property | 65% to 80% of market value | No commissions | Flexible |
| Mission Valley Home Buyers | Foreclosure/hardship situations | 60% to 80% of market value | No commissions or fees | 7+ days |
| Fair Offer Florida | As-is, no showings | 65% to 80% of market value | Confirm in writing | 7+ days |
Based on company-reported data and MIAMI Realtors market research, 2025 to 2026. Verify current offer ranges and fees directly with each buyer before signing.
The seven profiles below include cash offers for homes miami details, timeline estimates, and miami cash home buyers reviews across BBB, Google, and Trustpilot so you can compare vetted options side by side before requesting an offer.
1. iBuyer.com
- Offer in 24-48 hours
- No commissions or fees
- Close in 7-14 days
iBuyer.com is one of the simplest ways to compare cash offers in Miami because it connects you with multiple buyers instead of relying on a single company’s offer. You can request a quote online, share basic property details, and get matched with buyers who may be able to purchase your home as-is.
To get started, you create an account, upload photos, and enter the key facts about your home. From there, iBuyer.com helps you collect no-obligation offers in about 24-48 hours, depending on the property and the buyer response.
If you accept an offer, the buyer typically moves the transaction forward through a title company. Many cash closings can happen in about 7-14 days, but the timeline depends on the buyer, title, and property details.
iBuyer.com does not buy homes directly. It works as an intermediary that helps you compare offers and terms so you can choose the option that best fits your timeline and goals.
One of the biggest advantages of iBuyer.com is that you can compare multiple buyer options without listing on the open market. Other benefits include:
- Continued support to help you understand how to sell your house fast
- A quick home value snapshot based on market data
- A pool of buyers, which can help you compare terms instead of taking a single take-it-or-leave-it offer
iBuyer.com is reviewed across multiple platforms. On Trustpilot, the company has 4.3 stars. Reviewers commonly mention the benefit of having support while comparing offers and navigating the process.
iBuyer.com works with homeowners in Miami and across the U.S., connecting sellers with buyers based on property details and location.
2. Opendoor
- 5% service fee
- Offer in 24-48 hours
- Flexible closing date
Opendoor is a well-known iBuyer that lets homeowners request an online offer and sell without traditional showings. If your home fits their criteria, you can get an offer quickly and pick a closing date that works for your timeline.
The process is similar to other iBuyers. You submit property details, receive an initial offer, and then complete a home evaluation. After the evaluation, Opendoor may adjust the offer based on condition and required repairs.
Costs vary by market and home condition. Opendoor typically charges a service fee (often around 5%), and sellers may also see repair deductions after the evaluation. Standard closing costs can apply as well, such as title, escrow, and other transaction costs, depending on the details of the sale.
Opendoor can be a good fit for sellers who want a streamlined process and a more predictable timeline than a traditional listing. Other benefits can include:
- Fast initial offer timeline
- No need for open houses or frequent showings
- Flexible closing date options
Opendoor reviews vary by platform. The company has 4.3 stars on Trustpilot and 4.4 stars on Reviews.io. Some sellers mention a fast, structured process and professional communication, while others point to offer adjustments after evaluation, repair deductions, or concerns about how repair costs are calculated.
Opendoor operates in many major U.S. markets, including the Miami area, though availability can vary by neighborhood and property type.
3. The Buy Guys
- No closing costs
- Close in as little as 5 days
- Flexible closing dates
When it comes to cash for houses in Miami, The Buy Guys can be a fit for sellers who want an as-is sale and do not want to handle repairs. They buy homes in a wide range of conditions and typically keep the process straightforward.
To request an offer, you can call to speak with a representative or submit an online form to discuss your property and timeline. In many cases, you can receive a preliminary offer the same day, depending on the details provided.
If you want to move forward, you’ll receive a contract to review and sign. Once the agreement is in place, you can choose a closing date. Some sellers are able to close in as little as 5 days, while others choose a longer timeline for convenience.
The Buy Guys often cover typical closing costs as part of the offer, but sellers should still confirm the final net proceeds in writing. As with any sale, mortgage payoffs, liens, and prorated property taxes can affect what you take home at closing.
The Buy Guys use a hands-on process that can appeal to sellers who want a fast, guided as-is sale. Potential benefits include:
- Often covers closing costs
- Buys homes in many conditions
- No repairs required before selling
The company has reviews across several platforms, including 2.33 stars on BBB, 3.8 stars on Trustpilot, and 2.3 stars on Yelp. Some sellers mention responsive communication and a straightforward process, while others point to lower-than-expected offers, which is common with as-is cash purchases.
The Buy Guys operates in parts of Florida and may also serve select areas in Georgia and Alabama. This includes homes in the Miami area.
4. South Florida Cash Home Buyers
- Offer in 24 hours
- Closing in 7 days
- No fees or commission
South Florida Cash Home Buyers is a direct home buying company that purchases properties as-is in the Miami area. This can appeal to sellers who do not want to make repairs, clean the property, or prepare it for showings.
After submitting property details through their questionnaire, sellers may receive an initial offer within about 24 hours. If the offer works for you, the company moves forward with a contract and schedules closing through a title company.
Because they buy directly rather than listing the property or assigning the contract, some sellers prefer the more straightforward structure. Closings can happen in as little as 7 days, depending on title status and property conditions.
As with most cash buyers, the offer reflects expected repair costs, resale margin, and local market conditions. Sellers should review the written contract carefully and confirm their final net proceeds before signing.
Working with a direct buyer can offer certain advantages for sellers who prioritize speed and simplicity. Potential benefits include:
- Fast offer turnaround
- Often no commissions or traditional agent fees
- No required repairs or cleaning before sale
- Direct purchase without listing on the open market
Reviews for South Florida Cash Home Buyers are mostly light but positive. On Google, the company has 5 stars from 3 reviews, and they also highlight testimonials on their website.
South Florida Cash Home Buyers focuses on the Miami area and other parts of South Florida, including Broward County.
5. The Friendly Home Buyer
- Flexible closing
- No fees
- No repairs required
The Friendly Home Buyer is a direct cash buyer that purchases homes as-is in Florida, including the Miami area. Sellers who do not want to make repairs, stage the home, or list publicly may find this route appealing.
The company buys properties directly rather than listing them on the open market. After reviewing your property details, they present an offer based on condition, location, and expected renovation costs.
The timeline is described as flexible, though specific timeframes are not clearly stated on their website. As with most direct buyers, closing speed depends on title status, liens, and property details.
Like other as-is buyers, the offer typically reflects repair costs and resale margin. Sellers should review the written contract carefully and confirm all net proceeds before signing.
The Friendly Home Buyer may be a fit for sellers looking for a straightforward, as-is transaction. Potential advantages include:
- Direct purchase without listing the property
- No traditional agent commissions
- No required repairs or cleaning before sale
- Flexible closing timeline
The Friendly Home Buyer holds an A+ rating with the BBB. On Google, the company has 4.9 stars from 74 reviews, where sellers frequently mention responsive communication and a smooth, straightforward process.
The Friendly Home Buyer operates throughout Florida, including the Miami area, and considers a wide range of property types, including inherited homes and distressed properties.
6. Mission Valley Home Buyers
- Flexible closing
- Close in 7 days
Mission Valley Home Buyers prides itself on helping homeowners sell their homes fast to get homeowners out of unfavorable situations like foreclosure or unwanted property. They work directly with sellers, buying houses without the middlemen of real estate agents or listing processes.
Meeting you in person to discuss the value of your home and the expected offer is another personal touch used by this company.
Once you complete the property form online, a representative will call you within 24 hours to make an appointment. You will be presented with a cash offer with no obligation to accept until you feel ready.
It takes a minimum of 7 days to close on your home’s sale once you accept the offer. The process is completed at a local title service and you will get paid immediately after closing the deal.
At Mission Valley Home Buyers, you can sell your home without paying any commissions or service fees. You also don’t have to worry about home repairs prior to selling. The company does the repairs after closing to turn a profit on your home.
House values are determined by the location, condition of the home and necessary repairs, and the price comparison to other homes selling in your area. They claim to offer a fair price based on the fluctuation of the housing market.
Mission Valley Home Buyers care about helping people get out of tough real estate situations. That is why they offer the following features.
- In-person appointments
- Pay no service fees or commissions
- Houses are sold as-is without the need for repairs
- Fast turn-around time
They received 5 stars on the BBB, but are not credited. Sellers praise the flexibility and guidance given by Mission Valley home Buyers. They found them to be professional and organized while accommodating special requests.
The company specializes in and focuses on homes in Florida, including Miami.
7. Fair Offer Florida
- Get an offer in 24 hours
- Flexible closing
- Closing in as little as 7 days
Fair Offer Florida is a direct cash buyer that promotes a simple, as-is sale without listing through an agent. This can be a fit for sellers who want to avoid showings and do not want to invest time or money into repairs before selling.
After you submit a request, the company says it can provide an offer within about 24 hours. If you decide to move forward, the sale is handled through a title company, and the closing date can often be scheduled around your timeline.
As with most cash buyers, the offer typically reflects the home’s condition, expected repair costs, and resale risk. Before signing, confirm in writing what fees apply (if any), who pays closing costs, and whether the offer can change after further review of the property.
If you’re comparing offers, focus on net proceeds and contract terms, not just the headline number. The fastest route is not always the best one if repair deductions or terms are unclear.
Fair Offer Florida may appeal to sellers who want an as-is sale and a flexible timeline. Potential benefits include:
- Direct sale without listing the property
- Flexible closing schedule
- As-is purchase without required repairs
- Fast offer timeline, with closings sometimes as soon as 7 days
Fair Offer Florida has ratings on multiple platforms, including 4.3 stars on Google. Reviews often mention a straightforward process and working with a single point of contact, especially for homes that need repairs.
Fair Offer Florida operates in Florida, including the Miami area. Availability can vary by property type and location, so sellers should confirm coverage before requesting an offer.
How Much Do Cash Buyers Pay in Miami?
Cash buyers in Miami typically pay 65% to 95% of fair market value, depending on whether the buyer is a local investor, an iBuyer, or an owner-occupant paying all cash. The spread is widest for investor buyers, who price against a home’s after-repair value rather than its current as-is market price. Here is how cash offers for homes miami break down by buyer type:
- Local investors and “we buy houses” companies: 65% to 80% of fair market value. These buyers base their ceiling on 50% to 70% of the after-repair value, then subtract estimated renovation costs. Speed and certainty are the trade-off for the lower headline number.
- iBuyers (such as Opendoor): 85% to 95% of fair market value, minus a service fee of roughly 5% to 6%. Net proceeds can be competitive with a traditional sale once repairs and agent commissions are factored in.
- Owner-occupant cash buyers: 76% to 84% of value on average for as-is homes, and closer to full price for move-in-ready properties. These are individual buyers, not companies.
Investor cash buyers: 65-80% of market value
Local investor buyers, including many we buy houses miami companies, price offers against what the home will sell for after renovation. Their ceiling is typically 50% to 70% of after-repair value, minus the estimated cost of repairs. On a $400,000 home that needs $50,000 in work and has an after-repair value of $480,000, an investor’s maximum offer lands in the range of $240,000 to $286,000 before negotiation. The appeal for sellers is a no repairs needed sale with a closing timeline of 5 to 14 days.
iBuyers: 85-95% minus a service fee
An iBuyer uses an algorithm and local market data to generate offers closer to full fair market value. On a $400,000 Miami home, an iBuyer offer in the 85% to 95% range equals $340,000 to $380,000 before deducting the service fee of approximately $20,000 at 5%. The net proceeds are often comparable to what a seller would clear after agent commissions on a traditional listing, particularly when no repairs needed means no staging or pre-sale renovation costs.
Owner-occupant cash buyers
Owner-occupants paying all cash typically offer closer to market value, especially for move-in-ready homes. They are not operating on an investor margin, so their cash offer reflects the property’s value as a residence rather than as a renovation project.
The 9% average seller discount in 2025
According to UC San Diego cash buyer study covering millions of U.S. home sales, sellers receive an average of 10% less from cash buyers than from financed buyers. Realtor.com data for 2025 found that sellers accepted an average 9% discount on all-cash purchases, more than double the 4% gap recorded in 2021. On a $400,000 Miami home, that discount equals roughly $36,000 to $40,000 less than what a financed buyer might pay. The trade-off is the elimination of financing contingencies, no fall-through risk, and a closing window of 5 to 30 days.
How the Miami Cash Sale Process Works
Selling to a cash buyer is an as-is home sale: you don’t list the property, stage it, or schedule showings before closing. When you need to sell my house fast miami, the process follows three steps from first contact to cash in hand.
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Request Your Offer
Contact one or more cash buyers or a marketplace like iBuyer.com online or by phone. Provide your address, property condition, approximate square footage, and your preferred closing timeline. Most buyers return an initial cash offer within 24 to 48 hours after receiving your details.
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Review and Accept the Best Offer
Review each offer in writing. Compare net proceeds—the offer price minus all fees, closing costs, and any repair deductions—rather than the headline price alone. If a buyer requests an inspection, confirm beforehand whether the offer can be adjusted afterward and under what circumstances.
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Close at a Title Company
Once you accept an offer, the buyer opens a title order with a licensed Florida title company. A title search is completed, any liens or encumbrances are identified, and a closing date is scheduled, typically 7 to 30 days after acceptance. You sign the closing documents and receive your proceeds at or shortly after closing.
No MLS listing is required. Cash buyers handle repairs after closing, making the process practical for sellers dealing with a distressed property, an inherited home, or a foreclosure situation. For a statewide comparison of buyer types and timelines, see cash home buyers Florida.
Closing Costs for Cash Buyers in Florida
Cash buyers in Florida typically pay 1% to 3% of the purchase price in closing costs, covering title insurance, recording fees, and applicable taxes. Per the Florida closing cost calculator from PropertyExemption.com, when the seller provides the title policy, a buyer’s closing costs Florida share can drop to 0.5% to 1% of the purchase price. Because cash buyers skip all lender-related charges (origination fees, appraisal fees, mortgage intangible tax, and mortgage recording fees), their out-of-pocket total is significantly lower than what financed buyers face.
What cash buyers pay vs. financed buyers
Financed buyers face closing costs averaging 2% to 5% of the purchase price. According to Florida Realtors closing data, the CFPB reported that average total closing costs for financed buyers rose 22% in 2022 to $5,954 nationally. Cash buyers skip the largest items in that total: no loan origination fee, no lender points, no appraisal charge, and no mortgage recording tax.
Miami-Dade specifics: title and stamp tax
The documentary stamp tax structure in Miami-Dade County differs from most other Florida counties. In most Florida counties, the documentary stamp tax on a deed is $0.70 per $100 of the sale price. In Miami-Dade County, the rate is $0.60 per $100 on the deed plus a $0.45 surtax per $100, making the combined rate $1.05 per $100. On a $400,000 sale, that totals $4,200 in Miami-Dade versus $2,800 in most other counties. This documentary stamp tax is customarily the seller’s expense in Florida, though it can be negotiated in a cash sale agreement. The licensed title company handling the transaction will itemize all charges on the closing disclosure.
Example: costs on a $400,000 Miami home
| Closing Cost Item | Who Pays | Estimated Amount |
|---|---|---|
| Owner’s title insurance | Buyer (varies by deal) | $2,000 to $3,000 |
| Settlement/escrow fees | Split or buyer | $500 to $1,500 |
| Recording fees | Buyer | $50 to $150 |
| Documentary stamp tax on deed | Seller (Miami-Dade rate) | $4,200 |
| Outstanding liens/prorated taxes | Seller | Varies |
| Buyer total (1% to 3% range) | Buyer | $4,000 to $12,000 |
Estimates based on Miami-Dade County rates and typical title company fees as of 2026. Verify all figures with a licensed Florida title company before closing. Documentary stamp tax rates are subject to legislative change.
Are Miami Cash Home Buyers Legitimate?
Most cash home buyers operating in Miami are legitimate businesses. The volume of we buy houses miami advertising in this market does mean some bad actors appear alongside credible buyers, and knowing the difference protects you from bait-and-switch contracts and pressure tactics.
For third-party insight on a specific Miami-based direct buyer, the Miami cash buyer review of All About Real Estate covers offer experience and process in detail. If you are selling an inherited property in the South Florida region, inherited homes West Palm Beach covers the additional legal steps that apply to estate sales.
We Buy Houses Miami: Are These Companies Legit?
The we buy houses miami category ranges from licensed local investors with verified track records to wholesalers who lock up contracts with no real intention to close. Checking miami cash home buyers reviews on Google, the BBB, and Trustpilot before signing is the most reliable filter between reputable buyers and problematic ones.
Red flags to watch for
Walk away, or request a legal review, if a buyer shows any of these signs:
- No written proof of funds before contract signing
- Verbal-only offers with no written purchase agreement
- An offer that drops significantly after a post-contract “inspection” with no itemized justification
- No licensed Florida title company named in the contract
- Same-day signature pressure with no time to review terms
How to vet a cash buyer before signing
Request written proof of funds before you sign anything. Florida law requires all real estate transactions to close through a licensed title company or real estate attorney, so any buyer who suggests skipping that step is not operating legally. The CFPB cash offer guide recommends verifying a buyer’s identity, checking their license status through the Florida DBPR, and reviewing Google and BBB ratings before entering any agreement. A foreclosure sale deadline or an inherited property situation creates time pressure that bad actors exploit. Due diligence takes one to two hours and is worth it.
Common cash-buyer scams in Florida
The most common issue involves wholesalers who sign a purchase contract and then assign it to a third-party investor for a fee, sometimes without fully disclosing this to the seller. A related pattern is the bait-and-switch: a high initial cash offer used to lock the seller into contract, followed by a significant price reduction after a “required inspection” once the seller is committed. Request that any contract include a written cap on post-inspection adjustments, and confirm who holds the earnest money deposit in escrow.
Cash Sale vs. Listing With an Agent in Miami
For most Miami sellers, the core question is speed versus price. According to NAR cash sales data, all-cash deals accounted for 32% of all U.S. home purchases in February 2025, reflecting broad acceptance of the cash route across price ranges and buyer types.
When a cash sale is the better choice
A cash sale is typically the better choice when the home needs significant repairs, when the seller faces a time-sensitive situation (such as a foreclosure sale deadline, a job relocation, or an estate settlement involving an inherited property), or when eliminating financing fall-through risk is the priority. Cash buyers purchase homes as-is, meaning no repairs needed and no staging costs before closing.
When listing gets you more money
A traditional listing with an agent typically produces a higher sale price when the home is in good condition, the local market is active, and you have 30 to 90 days to wait for the right offer. Financed buyers compete more aggressively for move-in-ready homes and can pay closer to full fair market value. On a $400,000 Miami home, an agent commission at 2.5% costs $10,000 on the seller side. Factor that against the cash buyer discount and the sell my house fast miami path can net competitively once repair costs, carrying costs, and financing risk are added to the traditional column.
| Factor | Cash sale | Listed with agent |
|---|---|---|
| Time to close | 7 to 30 days | 30 to 90+ days |
| Offer price | 65% to 95% of market value | Closer to full market value |
| Agent commission | None | Typically 2.5% to 3% of sale price |
| Repairs required | None (sold as-is) | Often needed to attract financed buyers |
| Showings/open houses | None | Yes |
| Financing fall-through risk | None | ~5% to 7% of deals fall through |
| Certainty of close | High | Moderate |
Based on NAR 2025 data and Miami-Dade County market conditions. Agent commission figures reflect post-NAR settlement buyer-agent agreement requirements.
Sell Fast in Other Florida Cities
Cash buyer options, timelines, and offer ranges vary across South Florida and the rest of the state. Pick a city below for a local breakdown.
If you have reviewed the seven companies above and want to see how their offers compare for your specific Miami property, iBuyer.com lets you request quotes from multiple vetted cash buyers at once, without listing on the MLS, paying commissions, or making repairs. Most sellers receive initial offers within 24 to 48 hours and can close in as little as 7 to 14 days. You choose which cash offer fits your timeline and terms, with no obligation to accept. Enter your address to see what competing buyers will pay for your Miami home.
Compare Miami Cash Offers Today See competing bids from multiple vetted buyers without listing your home
No repairs, no commissions, no obligation.
Frequently Asked Questions
Cash home buyers in Miami typically pay 65% to 80% of fair market value if they are local investors, or 85% to 95% (minus a 5% to 6% service fee) if they are iBuyers like Opendoor. The actual figure depends on buyer type, the home’s condition, and current resale values in your neighborhood. According to UC San Diego research on millions of U.S. home sales, cash buyers pay an average of 10% less than financed buyers, though the gap narrows for move-in-ready homes in competitive markets.
iBuyers such as Opendoor typically offer the most among dedicated cash-buying companies, paying 85% to 95% of fair market value before deducting a 5% to 6% service fee. Local investor-style we buy houses miami companies generally offer 65% to 80% of market value, reflecting repair costs and resale margin. Getting competing cash offers from multiple buyer types, rather than accepting the first quote, is the most reliable way to maximize your net proceeds.
Most Miami cash home buyers are legitimate, but the market also attracts a small share of bad actors. A legitimate buyer provides written proof of funds before you sign anything, uses a licensed Florida title company to close, and does not pressure you to sign the same day. Red flags include verbal-only offers, no title company involvement, and an offer that drops significantly after an “inspection.”
Cash buyers in Florida typically pay 1% to 3% of the purchase price in closing costs, covering title insurance, recording fees, and applicable taxes. Because cash buyers skip all lender-related charges, their closing costs Florida total is significantly lower than a financed buyer’s. On a $400,000 Miami home, expect $4,000 to $12,000 depending on how costs are split with the seller.
Cash buyers are generally advantageous for sellers: they eliminate financing contingencies, shorten closing timelines to 7 to 30 days, and purchase homes as-is with no repairs needed. The trade-off is a lower offer price. Sellers accepted an average 9% discount on all-cash purchases in 2025, per Realtor.com data, more than double the 4% gap recorded in 2021.
Most Miami cash buyers close in 7 to 30 days after you accept an offer. Some local direct buyers, like The Buy Guys, can close in as little as 5 days. The exact timeline depends on how quickly a title search clears, whether there are liens on the property, and when you want to vacate.
No, cash home buyers in Miami purchase properties as-is, so you are not required to make repairs, clean the home, or prepare it for showings. The buyer factors repair costs into their cash offer rather than requiring you to fix issues upfront. This makes cash sales practical for a distressed property, inherited property, or a heavily dated home.
Submit your property details to a cash offer marketplace like iBuyer.com, which connects you with multiple vetted buyers instead of routing you to a single company. You can also request individual offers from direct buyers and compare them side by side on net proceeds, fees, and closing timeline. Never accept only one offer without checking what other buyers will pay for your specific property.
An iBuyer uses an algorithm to generate an online cash offer and typically pays 85% to 95% of fair market value, charging a service fee of around 5%. A we buy houses miami company is usually a local investor who offers 65% to 80% of market value and moves faster, but with a lower starting number. Both buy as-is; the key difference is price, fee structure, and how the offer is calculated.
Sellers in Miami accepting a cash offer typically pay 1% to 3% of the sale price in closing costs. This includes the documentary stamp tax ($0.60 per $100 plus a $0.45 surtax per $100 in Miami-Dade County), any outstanding liens, prorated property taxes, and title fees if the seller provides the title policy. Many local direct buyers cover a portion of seller closing costs, so confirm this in writing before signing.
Yes, cash buyers in Miami purchase condos, though some buyers may decline associations with pending litigation or special assessments. In Miami-Dade County, cash buyers accounted for more than 65% of million-dollar condo and townhome sales in April 2025, making condos one of the most common cash-sale property types in the market. Ask any buyer upfront whether they purchase condos in your specific building or HOA.
A fair cash offer reflects the home’s after-repair value minus the buyer’s estimated renovation costs and resale margin. Request offers from at least two or three buyers and compare net proceeds (offer price minus all fees and seller-paid costs), not just the headline number. If one offer is more than 20% below the others without a clear explanation of required repairs, treat it as a lowball.
Some Miami cash buyers, particularly local direct buyers, advertise that they cover closing costs as part of their offer. This benefit is sometimes factored into a lower purchase price rather than being a separate concession. Always request a written breakdown of who pays each closing cost line item before signing, and calculate net proceeds rather than comparing headline offer amounts.
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.
