Guides
Selling guides and advice
Straight guidance on selling inherited, probate, and problem property — what the process actually involves and what it costs.
Due Diligence Period in Real Estate: When It Starts, Extending It, and What Happens After
The clock starts the day the contract is fully signed, not the day the inspector shows up. Here is how long the window usually runs, how it gets extended, what changes the moment it closes, and how sellers keep a cash buyer from using it as a free option.
Read the guide →Inheriting a House With a Mortgage: What Happens to the Loan
The loan survives the owner but does not become your personal debt, federal rules stop the lender from demanding a payoff because the house passed to family, and the real choices are to assume, refinance, sell, or walk away, on a much tighter clock if it is a reverse mortgage.
Read the guide →How to Sell a Mobile Home Park: What Buyers Pay, Who Has to Be Told, and How to Get Competing Offers
A park sells on its rent roll, not its homes — and in Florida the residents' association has to be told before you close. Here is the valuation math, the notice rules, the records buyers ask for, and why one postcard offer is never the number.
Read the guide →Selling a House in Probate in Miami-Dade County: Court, Checklist, Fees, and Who Signs
Miami-Dade runs probate through the Eleventh Judicial Circuit, on its own Smart Forms, with a mandatory sale-of-real-property checklist (CC-09) that decides whether the house can be sold mid-estate. Here is the court, the clerk's 2026 fees, what the checklist demands, and how the creditor window, a homestead order, and summary administration each change who signs the deed.
Read the guide →'We Buy Houses' Scams: The Six Schemes and 12 Red Flags That End the Conversation
Most 'we buy houses' offers are low, not fraudulent, and the difference matters: a lowball is negotiable and a scam is not. Here are the five schemes regulators have named plus the one the industry knows, the twelve tells they share, and what to do in the first hour if you have been targeted.
Read the guide →How to Verify a Cash Home Buyer Before You Sign Anything
'Verified' means four things are independently true: the company exists, the money exists, the deposit is at risk, and the person signing is the person closing. Seven checks prove each one. None needs an agent, and a buyer who balks at any of them has answered your question.
Read the guide →Thousands of Cash Home Buyers in Florida. Only a Few Are Right for Your House.
No metro in America closes a higher share of home purchases in cash than West Palm Beach, and South Florida as a whole leads the nation. That abundance isn't leverage by itself — the buyers who reach you are the ones spending most on marketing, not the ones who'd pay most for your house. Here's how matching fixes that.
Read the guide →Buying Out a Sibling on an Inherited House: How the Math Works
A sibling buyout is one heir purchasing the others' shares so the house stays in the family. The number comes from a simple formula; the fight comes from who sets the value and how the buyer pays. Here is the math with a worked example, the four ways to fund it, what happens to the mortgage, the tax treatment, and what the written agreement needs to say.
Read the guide →Taxes on Selling an Inherited House: What You Actually Owe
Inheriting a house is not taxable income, and selling it usually produces little or no capital gains tax because the basis resets to the value at death. Here is how the gain is actually figured, two worked examples, the exclusion and loss rules, and what shows up on your return.
Read the guide →How Much Do Cash Home Buyers Actually Pay?
The formula behind almost every cash offer is public: after-repair value × 65–80%, minus repairs. The range is wide because buyers differ — and which end of it you get depends mostly on whether anyone is competing.
Read the guide →A House Was Willed to Me — When Is It Actually Mine?
A will names who gets the house; probate is what actually delivers it. Until a court opens the estate and someone is appointed to act for it, nobody can sign a sale — and the house still needs insurance, taxes paid, and someone watching it. Here is the sequence, and where selling fits in.
Read the guide →Selling an Inherited Home for Cash Without an Agent
You can sell an inherited home for cash with no agent involved — a title company or closing attorney handles the transfer either way. The real question is what the agent's commission was buying, and whether an inherited house as-is is the kind of sale where it buys much.
Read the guide →I Inherited a House — Now What?
The first moves are the same for every heir: keep the house insured and powered, find out how it passed to you, and put a monthly number on holding it. The keep-rent-sell decision comes after — and it gets easier once those three are done.
Read the guide →Inheriting a House With No Mortgage: What Actually Changes
A paid-off house removes the lender's deadline and means every sale dollar is equity. It does not stop taxes, insurance, or upkeep — and 'no mortgage' is not the same as 'no liens.' Here is what actually changes, and what to verify before you count the money.
Read the guide →Selling a Tornado-Damaged House: Claims, Contractors, and Selling As-Is
A tornado gives you no warning and no gradient — one street is untouched, the next is unrecognizable. The good news is that wind damage is the disaster insurance actually covers. The hard part is everything after the adjuster leaves: contractor scarcity, storm-chaser scams, a neighborhood full of simultaneous rebuilds, and the question of whether you want to be there for any of it. Here's how selling instead works.
Read the guide →Can I Sell My House in Foreclosure?
Yes. Foreclosure is a process, not a verdict, and until the auction is complete the house is yours to sell. The real questions are how much of your equity survives at each stage, and how a sale actually closes with a case on the docket — both have concrete answers.
Read the guide →Selling a Flood-Damaged House: Disclosure, the 50% Rule, and As-Is Buyers
Flood damage is the disaster most likely to end in a sale instead of a repair — homeowners insurance doesn't cover it, mold starts within days, and if repairs cost more than half the home's value, the county may require elevating the whole house before you can fix it. Here's what flooded owners need to know about disclosure, the 50% rule, buyout programs, and the buyers who purchase flood houses as-is.
Read the guide →Should I Sell My Rental Property? The Landlord Math
The question usually isn't whether the rental was a good investment — it's whether it still is, for you, this year. Run the true net (most landlords haven't in years), price the tail risks honestly, and the answer tends to announce itself. Here's the worksheet.
Read the guide →Selling a Hurricane-Damaged House: Insurance, FEMA, and the As-Is Path
Hurricane damage comes with a complication no other disaster has: two insurance systems. Wind damage runs through your homeowners policy and its separate hurricane deductible; water from below runs through flood insurance — if you have it. How those claims resolve shapes what the house is worth and how fast you can sell it. Here's how owners get from blue tarp to closing.
Read the guide →How Many Missed Payments Before Foreclosure Starts?
Under federal rules, your servicer generally can't start a foreclosure until you're more than 120 days behind — roughly four missed monthly payments. What happens inside those four months follows a predictable script, and every week of it is worth more than the week after.
Read the guide →How Long Does Foreclosure Take in Florida?
Florida foreclosures run through the courts, so the honest answer is a range: several months at absolute minimum, commonly a year or more when a case is contested. What matters more than the average is the sequence — because every stage has an exit, and each one pays the owner less than the one before it.
Read the guide →Selling a House After a Fire: Insurance, Repairs, and As-Is Options
After the fire is out, you're left holding a damaged house, an insurance claim, and a mortgage that didn't burn with the building. You don't have to rebuild to move on: fire-damaged houses — even total losses — sell every week to buyers who price smoke, structure, and demolition for a living. Here's the sequence, from the first phone calls to a closing.
Read the guide →What to Do With an Inherited House You Don't Want
Sell, rent, keep, or disclaim. Each option costs more than it looks like it does, and one of them has a deadline that started the day the owner died.
Read the guide →Selling an Inherited House in Florida
Which probate track the estate is on, what homestead actually protects, why the tax bill usually jumps, and how Florida's insurance market decides who can buy the house from you.
Read the guide →Selling an Inherited House When Siblings Disagree
Most sibling deadlocks are not really about price. They are about authority, occupancy, silence, or one heir needing money sooner than the rest — four problems with four different fixes.
Read the guide →Can You Sell a House Before the Divorce Is Final?
Yes — most couples can sell the marital home while the divorce is still pending, and many should. What the pending case adds is a sequence: agreement (or a short court order) first, then the sale, then proceeds split at closing or held in escrow until the settlement decides.
Read the guide →Can You Sell a House With a Lien on It?
Yes — nearly every house sells with at least one lien on it, because a mortgage is a lien. The closing process exists to clear them: payoff letters, priority order, proceeds routed to each claimant, clear title to the buyer. The real question is which liens need lead time.
Read the guide →How Long Does a Cash Home Sale Take? A Day-by-Day Timeline
Seven to twenty-one days from signature to wire, most of it title work you never see. Here is what happens each day, which steps set the real pace, and the short list of things that genuinely delay a cash closing.
Read the guide →Who Gets the House in a Florida Divorce?
Florida starts from a simple premise: marital assets split equally unless there's a justified reason otherwise. For the house, that produces three realistic outcomes — one spouse buys the other out, the court awards temporary use and a later sale, or the house sells and the equity divides. The math, not the emotion, usually picks which one.
Read the guide →Can You Sell a Rental Property With Tenants in It?
Yes — and to the right buyer, the tenants aren't an obstacle, they're the product. Leases run with the property, deposits transfer at closing under Florida law, and investor buyers underwrite occupied rentals on the income already in place. Here's how the whole handoff works.
Read the guide →Are 'We Buy Houses' Companies Legit? The Four Types, Compared
Legitimate business model, unregulated space. The signs and mailers are mostly real companies making real (low) offers — with genuine scams mixed in. Here are the four types of cash buyers, how each one prices, and the checks that expose the bad actors in minutes.
Read the guide →What Happens If You Don't Pay Property Taxes in Florida?
Florida doesn't sue you over unpaid property taxes — it sells the debt. A tax certificate goes to auction by June, accrues interest against your equity, and after two years can become a tax deed application that pushes the house toward a public sale. Every stage before that sale is still an exit.
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