Ready for a number? Use the form at the top or call or text me at (407) 413-8331. If you want to know what I see in Brevard houses first, keep reading.
What older Brevard houses usually need
A lot of Brevard was built fast. The space program brought the first wave in the 1960s around Cocoa, Merritt Island, Titusville and the beaches. Then Port Malabar and the rest of Palm Bay filled in through the 1970s and 80s. Most of those homes are concrete block, which is the good news. The trouble is usually on top of and inside the walls: roofs past their age, original cast-iron drain lines, polybutylene water lines, older electrical panels, and single-pane windows.
When insurance is what's stopping the sale
Insurers on older homes usually want a four-point inspection, and a wind mitigation report can help with the premium. A roof the carrier won't accept, or a four-point that flags the panel or plumbing, can mean no policy. A buyer with a mortgage can't close without one. I hear from owners who got a non-renewal letter, or who ended up on Citizens and want out of the house. I pay cash, so the house can sell the way it sits.
Canals, the lagoon and flood zones
Merritt Island, Cocoa Beach, Satellite Beach, Indian Harbour Beach, Indialantic and Melbourne Beach sit between the Indian River Lagoon, the Banana River and the ocean. Many of those homes are in FEMA flood zones, and canal lots come with seawalls and docks that may need work. Water in the house during a storm, a seawall that's leaning, an elevation certificate you can't find: tell me up front. I still make an offer.
Well, septic, mobile homes and land
In Canaveral Groves, Mims, Port St. John, Grant-Valkaria and parts of Palm Bay, plenty of homes run on a private well and a septic tank. You'll also find mobile homes on their own land out there, and I buy those as long as you own the land and there's no lot rent. If you're paying taxes on a Palm Bay lot you'll never build on, I buy land too. Unincorporated properties answer to Brevard County for permits and code enforcement. Inside city limits, it's the city. An open permit or a code case isn't a reason I'd pass.
Inherited a Brevard house?
Brevard probate cases go through the Clerk of Court and are heard at the Harry T. and Harriette V. Moore Justice Center, 2825 Judge Fran Jamieson Way, Viera, FL 32940. Ownership records are at the Brevard County Property Appraiser. Florida also has a shorter process called summary administration that may apply when the estate's non-exempt assets are $75,000 or less, or when the person died more than two years ago. A Florida probate attorney can tell you what fits your situation. I can look at the house while that gets sorted out, and we close once the person with authority to sell can sign.
Seller guides
- Selling a mobile home with land in Brevard & Orange
- Selling an inherited or probate house in Florida
- Selling a house with hurricane or roof damage
- Cash buyer vs. listing with an agent
- Selling a house with tenants
Questions Brevard sellers ask
Which parts of Brevard County do you buy in?
All of it. Melbourne, Palm Bay, Cocoa, Titusville, Rockledge, Merritt Island, Cocoa Beach, Satellite Beach, West Melbourne, Viera and Suntree, plus Mims, Port St. John, Cape Canaveral, Indialantic, Melbourne Beach, Malabar, Micco and the unincorporated areas in between.
My insurer won't renew because of the roof. Can I still sell?
Yes. I pay cash, so there's no lender on my side requiring a new policy before closing. Send me the roof age and any four-point or wind mitigation reports you have, and I'll make an offer on the house as it sits.
Do I have to fix or clean out anything first?
No. Leave the old roof, the storm damage, the outdated panel and whatever is in the garage. Tell me what you know about the house, and I see it once.
Are there fees or commissions?
There is no agent commission when no agent represents you in a direct sale. We normally cover the standard title-related closing costs, and the written offer spells out exactly what is included.
Can the price change after the walkthrough?
The written offer holds unless something big and hidden turns up, like a failed septic system or a foundation problem. If that happens, I tell you in person, and you can say no.
Am I obligated to accept?
No. The offer is free, and you can compare it with listing before you decide.
Not sure yet? Text me the address and what's going on. If listing looks like the better move for your house, I'll say so.
