There are three realistic ways to sell a house in South Florida: list it with a real estate agent, accept an instant offer from a national iBuyer, or sell directly to a local cash home buyer. Each one suits a different home and a different seller. This guide compares them side by side, explains how cash offers are actually calculated, and shows how to tell a reputable buyer from a lead-generation website, so you can choose the option that leaves you with the most money and the least stress.
Cash Buyer vs. Agent vs. iBuyer: The Side-by-Side Comparison
| Local cash buyer | Listing with an agent | iBuyer (instant-offer company) | |
|---|---|---|---|
| Typical time to close | As little as 7 days, or the date you choose | Often 60 to 120 days including time on market | Usually 2 to 8 weeks |
| Repairs and cleanup | None; sold as-is | Often expected, plus staging and showings | Deducted from the price after inspection |
| Commissions and fees | No agent commission | Commonly 5% to 6% plus closing costs | A service fee plus repair deductions |
| Price | Below full retail, reflecting repairs and risk | Highest potential price for move-in-ready homes | Near market for newer homes; adjusted after inspection |
| Risk of the deal falling apart | Low; no lender, appraisal or insurance contingency | Moderate; financing, appraisal and insurance can derail it | Moderate; the offer can change after inspection |
| Best fit | Homes needing work, inherited and probate homes, tenants, liens, code violations, tight timelines | Updated homes with time to market | Newer homes in good condition in standard neighborhoods |
When Listing With an Agent Is the Right Choice
If your home is updated, insurable and in a desirable neighborhood, and you can wait a few months, listing will usually produce the highest price. A good agent earns the commission by marketing the home well and negotiating firmly. We tell homeowners this plainly: if listing will clearly net you more and timing is not an issue, list it.
When a Direct Cash Sale Makes More Sense
South Florida has a large share of older homes, condos facing special assessments, and properties that are hard to insure or finance. For these, the open market can be slow and fragile. A direct cash sale is usually the better fit when the house:
- Needs a roof, plumbing, electrical work or other major repairs.
- Is inherited or in probate, possibly with several heirs.
- Has tenants, open permits, code violations or liens.
- Cannot get a reasonable insurance quote, which blocks most financed buyers.
- Must be sold on a deadline because of foreclosure, divorce, relocation or carrying costs.
How Cash Home Buyers Calculate Their Offers
There is no mystery to a fair cash offer. It starts with what the home would sell for once fully repaired, then subtracts the costs of getting there:
- Repairs: the realistic cost to bring the home to market-ready condition.
- Buying and holding costs: closing costs, property taxes, insurance and utilities during the work.
- Resale costs: the commissions and closing costs the buyer will pay when reselling.
- Risk and margin: an allowance for surprises and a reasonable return.
A reputable buyer will explain each of these numbers. If a company gives you a high verbal number and then lowers it repeatedly before closing, treat that as a warning sign.
Compare Your Net, Not the Headline Price
The number that matters is what you keep. On a listing, subtract the commission, seller-paid closing costs, repairs requested after inspection, buyer concessions, and every month of mortgage, taxes, insurance and utilities while the home sits on the market. On a cash sale, the offer is close to your net. Our guide to cash sale net proceeds in Broward County walks through the math with real categories of cost.
How to Spot a Reputable Cash Home Buyer
- A real local office you can visit, not just a phone number.
- A verifiable Florida company on Sunbiz, with a history of several years.
- A BBB profile and genuine reviews from sellers, spread over time.
- A licensed title company or attorney handling the closing and the funds.
- No upfront fees and no pressure to sign the same day.
- Direct contact with the people who will actually buy your home. Many national “we buy houses” websites collect your details and sell them to several investors.
For a longer checklist, see how to choose a cash home buyer in South Florida.
About Property Solution Services
Property Solution Services LLC is a local cash home buyer based in Plantation, Florida, buying houses since 2016 throughout Broward, Miami-Dade and Palm Beach counties. We have purchased more than 900 homes, we are BBB accredited, and the head of Property Solution Services has more than 32 years in the South Florida real estate business. We buy as-is, charge no commissions, offer flexible closing dates, and can close in as little as 7 days. Our office is at 8551 W Sunrise Blvd, Plantation, FL 33322, and our team also speaks Spanish.
We buy throughout Fort Lauderdale, Plantation, Hollywood, Pembroke Pines, Miramar, Davie, Miami and Hialeah, and across Palm Beach County.
Frequently Asked Questions
What is the best way to sell a house fast in South Florida?
If speed and certainty matter most, selling directly to a local cash buyer is usually fastest: you can have an offer within about 24 hours and close in as little as 7 days, with no repairs or showings. If the house is in excellent condition and you have time, listing with an agent typically produces a higher price.
How do cash home buyers calculate their offers?
Most start with what the home would be worth after repairs, then subtract the cost of those repairs, the costs of buying, holding and reselling the property, and a margin for risk. A reputable buyer will walk you through each number rather than just quoting a price.
Is a cash offer lower than listing with an agent?
Usually, yes, before costs. The fair comparison is your net: after commissions, repairs, concessions, months of mortgage, taxes and insurance, and the risk of a buyer’s financing falling through, the gap is often smaller than it first appears, and sometimes it disappears for homes that need significant work.
How can I tell if a cash home buyer is legitimate?
Look for a real local office, a Florida company registration you can verify on Sunbiz, a BBB profile, genuine reviews over several years, a licensed title company handling the closing, and no request for upfront fees. Be cautious with websites that collect your information and pass it to other investors.
Do iBuyers like Opendoor buy in South Florida?
Instant-offer companies operate in parts of South Florida, but they generally focus on newer homes in good condition and adjust the price after an inspection. Older homes, homes needing major repairs, and properties with title, tenant or permit issues are usually a better fit for a local cash buyer.
Which areas does Property Solution Services buy in?
Property Solution Services buys houses throughout Broward, Miami-Dade and Palm Beach counties, including Fort Lauderdale, Plantation, Hollywood, Pembroke Pines, Miramar, Davie, Miami, Hialeah and Boca Raton.
Want to see both numbers for your own home? Call or text (954) 693-9333 or request a no-obligation cash offer, and we will show you how our offer compares with what a listing would likely net.
This article is general information, not legal, tax or financial advice. Costs and timelines vary by property; consult a licensed professional about your situation.