Selling a house as-is
in Florida.
By Kyle Thompson, Comfy Home Offers · Updated 2026-10-27 · General information, not legal, tax or insurance advice.
Yes. You can sell a Florida house as-is to a cash buyer who prices needed work into the offer instead of asking you to renovate first. Comfy Home Offers buys as-is houses, mobile homes on their own land, and land in Brevard and Orange County, usually with a written offer within 24 hours and a typical close in 30 days or less. We normally cover all standard title-related closing costs.
Plenty of Space Coast and Orlando-area sellers do not want to rebuild a roof, gut a kitchen, or host weekends of showings before they can move on. Selling “as-is” means the buyer evaluates the house in its present condition and prices the work into the offer. It does not mean you hide problems. Florida sellers still have disclosure duties for known material defects; talk with your attorney or agent about what you must disclose.
What “as-is” usually means in Florida
In a typical Florida residential contract, an as-is clause limits the buyer’s ability to force you to make repairs after inspection. The buyer can still inspect, and many contracts let the buyer cancel within an inspection period if they do not like what they find. With a direct cash buyer, the walkthrough often happens before you receive a written offer, so the price already reflects what the buyer saw. Read any contract carefully: “as-is” language varies, and your signed agreement controls.
As-is is common when a house has an aging roof, outdated electrical or plumbing, unpermitted work, storm or water damage, or simply years of deferred maintenance. It is also common for inherited homes and tired rentals where the owner does not want to renovate for the MLS.
Florida issues that often push sellers toward as-is
Central Florida and the Space Coast add a few practical wrinkles that show up in almost every as-is conversation:
- Roof and insurance: Many carriers and 4-point inspections focus on roof age and condition. A roof that is hard to insure can stall a financed buyer even when the rest of the house is fine.
- Storm and water history: Prior leaks, tarps, or unfinished insurance claims matter. Buyers will ask; disclose what you know.
- Older systems: Original windows, galvanized or polybutylene plumbing, older panels, and failing AC units are priced into cash offers rather than treated as surprise repair lists after a listing inspection.
- HOA and condo rules: Estoppel letters, special assessments, and rental caps affect timing and buyer appetite. Have association contact info ready.
- Open permits and code items: Unclosed permits with the city or county can delay closing until they are resolved or credited. Check with the building department for the property’s city (or the county for unincorporated areas).
Be clear about what needs work
Make a simple list of known issues and improvements. Existing inspection reports, photographs, contractor bids, and insurance claim paperwork help a buyer understand the property without guessing. You do not need a perfect renovation plan. You do need honesty about what you already know: roof leaks, AC that struggles in August, soft subfloors, mold remediation history, or a pool that has been empty for years.
“As-is” is not a reason to withhold known material information. Florida’s disclosure expectations, and any residential disclosure form your transaction uses, still apply. When in doubt, ask a Florida real estate attorney.
Compare net proceeds, not just the headline price
Ask what you would actually receive under each path. For a listing, start with a realistic sale price based on recent nearby sales, then subtract agent commission (negotiable and set in your listing agreement), repairs and prep, seller concessions after inspection, carrying costs while listed (mortgage, taxes, insurance, utilities, HOA), and closing costs. Florida charges documentary stamp tax on the deed (generally $0.70 per $100 of the price in most of the state); who pays which title costs is negotiable.
For a direct cash offer, subtract only the costs the contract assigns to you. We normally cover all standard title-related closing costs; the written offer spells out exactly what is included. Then weigh the difference against time, effort, showings, and the risk that a financed deal falls through.
Read beyond the price
- What inspections or other contingencies apply, and how long do they last?
- Who pays each closing expense, and which title company will close?
- Is there a financing contingency, or is the buyer using cash?
- What happens if either party cannot close on time?
- When do you need to remove belongings or move out?
- Does the buyer plan to assign the contract to someone else? With us: Kyle buys and closes himself. Your contract doesn't get passed to someone you've never met.
How an as-is sale with us usually works
- Tell us about the house. Share the address, condition, occupancy, and timing online or by phone or text at (407) 413-8331.
- Walkthrough and written offer. Kyle looks at the home in person or by video, reviews the property appraiser record, and usually sends a written offer within 24 hours.
- Pick your closing date. If you accept, a Florida title company handles the title search, payoffs, and closing. Typical closings are 30 days or less; you choose the date, subject to title work.
There is no obligation to accept. Many sellers use the offer as a floor while they talk with a listing agent.
When listing may still be the better fit
If the house is updated, easily insurable, and you can carry it through showings and a typical listing timeline, a well-run listing can produce a higher headline price. As-is cash sales trade some price for speed, certainty, and less work. The honest comparison is always net proceeds and stress, not a slogan.
Local next steps
For a Space Coast property, see our Brevard County page. For Greater Orlando, see Orange County or Orlando. You can also compare paths in our cash buyer vs. listing agent guide or review the process.
Want a number to compare?
Request a free, no-obligation as-is offer, or call or text Kyle at (407) 413-8331.
Questions sellers ask
Does selling as-is mean I can skip disclosures?
No. As-is limits repair negotiations; it does not erase Florida disclosure duties for known material defects. Ask a Florida attorney or agent what you must disclose.
Do I have to make repairs before you buy?
No. You can sell in current condition. Tell us about known issues and we account for them in the offer.
How fast can I get an as-is cash offer?
We usually send a written offer within 24 hours of seeing the home. Typical closings are 30 days or less, and you pick the date subject to title work.
Are there fees or commissions on a direct as-is sale?
There is no agent commission when no agent represents you in a direct sale. We normally cover all standard title-related closing costs; the written offer spells out exactly what is included.
Can I get an as-is offer and still list the house?
Yes. A free offer creates no obligation, so you can use it to compare with a listing estimate.
What Florida costs should I expect at closing?
Florida documentary stamp tax on the deed is generally $0.70 per $100 of the price, and title costs are negotiated in the contract. Ask who pays each line item before you sign.