Citizens Insurance Sheds 180K Policies in Miami-Dade

What This Means for Florida Home Sellers

Citizens Property Insurance Corporation is Florida's insurer of last resort. Axios reported it shed about 180,000 policies across Southeast Florida over the past year as part of the state's ongoing push to move coverage back to private carriers. For sellers in Miami-Dade, that shift cuts both ways: some homes become eligible for cheaper private coverage, while others, especially older homes or homes near the coast, lose their safety-net policy and struggle to find a replacement. Either way, the insurance status attached to your address is now a moving target, not a settled fact, while your home sits on the market.

Will Your Buyer Be Able to Insure the Home at Closing?

Every financed buyer in Florida needs a bindable insurance quote before a lender will fund the loan. That quote depends on where the home sits, its age, and its roof condition. In cities like Hialeah, Homestead, and Miami Beach, older housing stock and coastal exposure make it more likely a buyer's insurer requires a wind mitigation or 4-point inspection before issuing a policy, and any delay there pushes back the closing date. If your buyer's financing falls through because the insurance piece didn't clear in time, you're back on the market with a stale listing and a harder story to tell the next buyer.

What Florida Sellers Should Do Now

Before you list, know exactly what policy is on the home today, whether it's Citizens or private, and whether it survives a change in ownership.

Cash Flow Deals gives you two choices: the Fast Cash Offer, where we buy your house as-is and close, and the Premium Cash Offer, where a pre-approved FHA or conventional buyer we already have, ready to go, pays more and buys directly from you. You choose the offer that fits your situation.

We cover repair costs, and we figure out a way, so nothing comes out of your pocket. With Premium, only what the buyer's lender requires gets fixed, with repair costs settled from the sale proceeds out of our share. With Fast Cash, we buy as-is, with no repairs for you to make. For both offers, the number is agreed before any work starts, and it changes only if you agree. 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.

If you're worried a financed buyer's insurance contingency could disrupt your closing, the Fast Cash Offer has no buyer's lender waiting on a bindable insurance quote. The Premium Cash Offer depends on the buyer's lender and insurance requirements. If the buyer's loan falls through, that is our problem, not yours, and you can still take the Fast Cash Offer at its own number instead of continuing with the Premium Cash Offer.

Cash Flow Deals' Offer Process:

1. Cash Flow Deals reviews your home's current insurance status and Citizens exposure alongside Silver Door Realty, a licensed Florida brokerage, and responds with an offer within 24 hours. You can compare the Fast Cash Offer and the Premium Cash Offer before choosing.

2. With the Fast Cash Offer, your sale moves through an inspection period of about 15 business days. With the Premium Cash Offer, your home may be listed through Silver Door Realty, with a licensed agent and scheduled showings. The buyer's lender determines the condition and insurance requirements for that financed purchase, including any wind mitigation or 4-point inspection requirements.

3. You help pick the closing date. A Premium Cash Offer closing may be targeted for about 45 business days after acceptance, subject to the buyer's financing and insurance requirements. The buyer signs a new contract directly with you, title transfers directly from you to the buyer, and their lender funds the purchase. Cash Flow Deals is paid as a separate line item on the closing statement.