How a Locked Net Price Works Before Repairs Are Scoped in Florida
3 min read · Last updated 2026-08-03 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®)
Cash Flow Deals is one of the real options a Florida seller has, and it locks your net price in writing before any inspector walks through the house. A traditional MLS listing lets a buyer's inspection reopen price talks weeks after you signed. Cash Flow Deals sets the number first, discloses what it knows about the property at offer time, and only touches that number again if something structural turns up that nobody could see.
| Factor | Traditional Listing | Cash Flow Deals |
|---|---|---|
| Timeline | 30 to 90+ days to find a buyer on the MLS, then a 30 to 45 day escrow. A failed inspection can reset the clock and restart price talks. | Net price locked at offer. Closing moves once the buyer's mortgage lender clears to close, with no repair-driven renegotiation window. |
| Repairs | Seller typically pays for or credits repairs the buyer's inspector finds, often renegotiated after the contract is already signed. | Net price locked before repairs are scoped. The locked number already accounts for standard repair cost. |
| Fees / Costs | Florida sellers pay an average of about 3.28% of the sale price in closing costs plus an average real estate commission of about 5.57%, for a combined total of roughly 8.85% of the sale price. | A flat fee arranged through Silver Door Realty shows up as one line item on the closing statement, not a markup on the price. |
Why a Traditional Listing's Price Isn't Final Until Inspection
List a house on the MLS in Florida and the number on the contract is a starting point, not a final number. Once a buyer's inspector walks the property, problems on the report become a reason for the buyer to ask for a lower price or a repair credit. NAR's Realtors Confidence Index lists home inspections as one of the top issues that come up in a real estate transaction, alongside financing and appraisal. A seller can spend weeks under contract only to get a credit request or a price cut request after the inspection period ends. The number a seller agreed to in week one is rarely the number that shows up on the closing statement in week six.
What 'Locked Before Repairs Are Scoped' Actually Means
Cash Flow Deals is a Florida real estate investor that locks in a net price for a seller's house before repairs are scoped, using a novation-based, flat-fee process arranged through its licensed FL brokerage partner, Silver Door Realty — not a traditional listing, and not a brokerage itself. That order matters. The net number gets set first, based on what Cash Flow Deals can see at the walkthrough and what the seller discloses. Repairs get scoped after, inside that already-agreed number. A seller signs knowing the net figure in writing, not hoping it survives an inspection six weeks later.
Cash Flow Deals' Process: From Walkthrough to Locked Number
Cash Flow Deals' Process: 1. Request your net-price walkthrough, where Cash Flow Deals looks at the property and the seller discloses known condition issues. 2. Cash Flow Deals sets the net price and puts it in writing before any repair scoping happens. 3. The seller reviews and signs the agreement, with the net number already locked. 4. Cash Flow Deals arranges the flat-fee, novation-based closing through Silver Door Realty, and the property transfers directly from seller to the real buyer at one signing.
The One Case Where the Number Moves
A locked net price is not a price that can never change. Structural surprises are the one carve-out. The one exception: if something structural surfaces that was not visible or disclosed before we signed — foundation issues, hidden moisture, old wiring, cast-iron drain failure — we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens. Cosmetic items, deferred maintenance, and the kind of repair items that show up on a normal inspection report do not reopen the number.
How This Compares to Listing on the Florida MLS
A seller weighing a traditional listing against Cash Flow Deals is really weighing two different timelines for the same decision. On the MLS, price gets tested twice: once when a buyer makes an offer, and again after inspection. With Cash Flow Deals, price gets tested once, at the walkthrough, and stays locked from there. Florida sellers who list traditionally pay an average of about 3.28% of the sale price in closing costs, plus an average real estate commission of about 5.57%, for a combined total of roughly 8.85% of the sale price. Cash Flow Deals' fee is a flat, disclosed line item arranged through Silver Door Realty, not a percentage that moves with negotiation.
Common questions
Does Cash Flow Deals ever change the net price after the contract is signed?
Almost never. The one exception: if something structural surfaces that was not visible or disclosed before we signed — foundation issues, hidden moisture, old wiring, cast-iron drain failure — we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens.
How is this different from waiting to see what a buyer's inspector finds?
On a traditional listing, the buyer's inspector finds problems after the seller is already under contract, and those findings often get used to renegotiate price. Cash Flow Deals scopes the property and locks the net number before that process starts, so ordinary repair items found later do not reopen the price.
Does a locked net price mean the seller does zero repairs?
It means the seller does not need to complete repairs before closing and does not get hit with a lower number over cosmetic or deferred-maintenance items found later. The net price already accounts for standard repair cost at the time it is locked.
What happens if Cash Flow Deals finds a problem during the walkthrough that changes the number?
That gets built into the number before the seller signs, not after. Cash Flow Deals discloses what it sees at offer time specifically so the number the seller agrees to is the number that shows up at closing.