How Do We Buy Houses Companies Work in Florida?
Last updated 2026-06-05 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®)
We buy houses companies in Florida make a fast cash offer, buy your home as-is, and close in days using their own funds. They price below market to leave room for repairs and resale profit, so you trade money for speed. Cash Flow Deals works differently: it connects you with a real bank-financed buyer, locks your price at signing, and is free for sellers.
| Dimension | Cash Flow Deals | We Buy Houses company / iBuyer | MLS agent listing |
|---|---|---|---|
| Who actually buys | A real bank-financed buyer (FHA or conventional) | The company itself, with its own cash | Whoever the open market brings |
| How they price | Built around the home's real value | Below market to fund repairs + resale profit | Market price, set by listing and offers |
| Repairs | None, sell as-is | None, sold as-is | Often required to compete |
| Price after you sign | Locked at signing | Can be re-traded lower after inspection | Can drop after inspection or appraisal |
| Cost to seller | Free; CFD paid as a separate closing line | No commission, but cost is in the low offer | Negotiated commission (historically ~5-6%) |
| Speed | Tied to the buyer's loan timeline | Often 7-21 days | 60-90+ days list to close |
| Title transfer | One transfer, Title Guaranty of South Florida | One transfer to the company | Standard closing |
What a "We Buy Houses" company actually is
A we buy houses company is a direct cash buyer. It is not a real estate agent and it does not list your home on the open market. Instead, the company buys the property itself, usually to repair and resell or to hold as a rental. You have seen the signs on the roadside and the postcards in your mailbox. The pitch is always the same: any condition, any situation, a fast cash offer, close in days.
The model is built on speed and convenience, and that part is real. There is no agent, no showings, no staging, and no waiting on a buyer's mortgage to clear. The catch is the number. Because the company is buying to make a profit, the offer has to leave room for repairs, holding costs, and a return. That is why these offers usually land well below what your home would fetch on the market. The company is not paying what the house is worth. It is paying what lets the deal work for them.
The five steps almost every Florida cash buyer follows
The process is nearly identical across companies. First, you reach out with your address and basic details about the home. Second, the company runs comps and estimates a resale value, then subtracts its target profit, expected repairs, and holding costs to land on an offer. Third, you get that offer, often within a day or two, and it is typically a take-it-or-leave-it cash number. Fourth, if you accept, you sign a purchase contract and the deal opens at a title company for a title search. Fifth, you close, the company funds from its own account, and the deed transfers.
One step deserves a flag: many companies keep an inspection period after you sign. If they find something during that window, they can come back and lower the price, a move called a re-trade. So the number you agreed to on day one is not always the number you close on. Always ask whether the offer is final or subject to inspection before you sign anything.
Why the offer comes in low, and when that trade is fair
The math behind a cash offer is not a mystery. A company estimates what your home will sell for after it is fixed up, then works backward. Subtract the renovation budget. Subtract the resale closing costs and agent fees they will pay later. Subtract months of holding costs like taxes and insurance. Subtract the profit margin that makes the whole project worth their time. What is left is your offer. That is why most cash offers in Florida sit meaningfully below market value.
Sometimes that discount is a fair trade. If you are facing foreclosure, relocating fast, sitting on an inherited home you cannot maintain, or staring at a repair bill you cannot fund, certainty in two weeks can beat a higher number you have to wait and fight for. The mistake is taking the discount when your situation did not actually require it. Speed has a price. Pay it on purpose, not by accident.
How Cash Flow Deals is different from a we buy houses company
Cash Flow Deals is not a we buy houses company and does not make a discounted cash offer. CFD does not flip your home. Instead, it connects your property with a real, bank-financed buyer, an FHA or conventional borrower whose lender funds the purchase. Because the money comes from a bank tied to the home's real value, the number is built around what the property is worth, not around someone else's flip margin.
You still sell as-is and make zero repairs, just like with a cash buyer. The difference is what you keep. Your price is locked at signing, so there is no inspection re-trade dropping your number at the last minute. The whole sale settles in one title transfer handled by Title Guaranty of South Florida, with no double close. And it is free for sellers. Cash Flow Deals is paid as a separate, visible line on the closing statement rather than buried inside a low offer. Same as-is convenience, a stronger net.
How to vet any we buy houses company before you sign
Treat every cash offer as a starting point, not a final answer. Ask four questions before you commit. Is the offer final, or can it be re-traded after inspection? Who funds the purchase, the company's own cash or an assignment to a third party you never met? What does my net look like on an estimated closing statement, after every cost? And who handles the title and closing?
Then get a second number. Before you accept any Florida cash offer, compare it against a path that uses a real, financed buyer. If the bank-financed net is higher and the timeline still fits your situation, you keep more of your equity for the same as-is sale. Cash Flow Deals will run those numbers with you at no cost. Start by entering your address or calling 786-891-9111, and decide after you see both paths side by side.
Common questions
Are we buy houses companies legitimate in Florida?
Most operate as legitimate direct cash buyers, but the model is built on buying below market value. The risk is not legality, it is price. Many also keep an inspection period and can lower the offer after you sign. Always confirm whether the number is final and compare it against a financed-buyer path before you commit.
How much do we buy houses companies pay in Florida?
They typically pay well below market value because the offer subtracts repairs, holding costs, and their resale profit from what the home will sell for fixed up. You trade that discount for speed and a no-repair, as-is sale. The exact gap depends on the home's condition and the company's target margin.
Is Cash Flow Deals a we buy houses company?
No. Cash Flow Deals does not buy your home or make a discounted cash offer. It connects your property with a real bank-financed buyer, an FHA or conventional borrower, and locks your price at signing. You sell as-is, pay nothing, and CFD is paid as a separate line on the closing statement.
Can a cash buyer lower the price after I sign?
Yes, many can. If the contract keeps an inspection period, the company can re-trade and reduce the offer after they inspect. With Cash Flow Deals the price is locked at signing, so it does not slide later. Always ask whether an offer is final before you sign.
What does it cost me to sell through Cash Flow Deals?
Nothing out of pocket. The service is free for sellers. There is no agent commission, you make no repairs, and CFD is paid as a separate, visible line on the closing statement. The sale closes through one title transfer handled by Title Guaranty of South Florida.