Parts of West Melbourne I buy in
If the address is in 32904 or anywhere in West Melbourne city limits, send it over. Calls I get most often come from:
- Off Minton Road
- Hollywood Boulevard
- Around Hammock Landing and Palm Bay Road
- Along New Haven Avenue (US 192)
- Subdivisions west of I-95
- Older streets near the Melbourne line
- Near Melbourne Village
Just outside the city? I buy across Brevard County, so send it anyway.
Newer homes in HOA communities
A lot of West Melbourne homes were built in planned subdivisions with an HOA. When you sell, the title company orders an estoppel letter from the association showing dues owed and any open violations. Behind on dues, or got a letter about the lawn, the fence or the roof? Tell me up front. In most cases it gets paid out of your proceeds at closing, so you don't have to come up with the money first.
Newer doesn't always mean ready to sell. I see plenty of these homes with an AC on its last legs, a shingle roof getting close to replacement, or wear from years as a rental. You don't have to fix any of it before I buy.
Older block homes and manufactured homes on owned land
The older parts of town closer to Melbourne have concrete block homes with original bathrooms, old electrical panels and roofs that have been patched more than once. The manufactured homes around West Melbourne are often on a parcel the owner holds.
If yours is a mobile or manufactured home, tell me two things: do you own the land, and has the home been declared real property or does it still have a vehicle-style title? Both are fine to start with. They just change the paperwork. I only buy mobile homes on land you own. No parks and no lot rent.
Insurance, roofs and storm season
This is where a lot of West Melbourne sales get stuck. Insurers often want a four-point inspection on older homes, and a tired roof, an old panel or older plumbing can mean a buyer can't get a policy, which means they can't get a loan. Some owners have had their policy non-renewed and ended up on Citizens or paying far more than before. A wind mitigation report can help a premium, but it won't fix a roof that's done.
I pay cash, so a buyer's insurance approval isn't standing between you and closing. Roof leaks, water stains, an open claim, a blue tarp: tell me what's going on. Hurricane season runs June 1 through November 30. More on that in selling a house with hurricane or roof damage.
Why West Melbourne owners call me
A job move off the Space Coast. A divorce where neither person wants to keep the house. A landlord tired of turnovers. A parent's house that came through probate and is still full of furniture. A home where repairs and insurance cost more each year than the owner wants to keep paying. Every one of those is a normal reason to sell.
How it works with me
- Send the address. Use the form, or call or text (407) 413-8331. A few details on condition and your timing is plenty.
- I walk the house. One visit, at a time that works for you. I'll ask about the roof, AC and anything you already know needs work. You get a written cash offer within 24 hours of seeing the home.
- Close on your date. If you say yes, a Florida title company handles the title search, payoffs and closing. Most close in 30 days or less, subject to title work and the contract. If you say no, you owe nothing.
Records and probate in Brevard County
You can pull up your parcel and recorded details on the Brevard County Property Appraiser site. If the house doesn't match the record, like an enclosed porch or an added room, just let me know. Unpermitted work doesn't stop me from buying.
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. The Clerk's probate line is (321) 637-5413. If you're selling an inherited home, read the guide to selling an inherited house in Florida and talk with a probate attorney about which type of administration fits your situation.
Thinking about listing instead? Read cash buyer vs. listing with an agent and get both options in front of you.
Good to have, not needed to start
- Age of the roof and AC, plus any repair invoices
- Any four-point or wind mitigation report you already have
- Mortgage payoff contact and HOA management contact
- Lease and rent details if someone lives there
- Insurance claim paperwork or adjuster estimate for storm damage
- Death certificate and letters of administration for an estate sale
See our work
Two homes I renovated that you can drive by: 720 Wing Foot Lane in Suntree and 914 Waialae Circle NE in Palm Bay.
West Melbourne questions
Is West Melbourne the same as Melbourne?
No. It's a separate city with its own government. I buy in both, and in Melbourne Village too.
My insurance company dropped me. Can I still sell?
Yes. Because I pay cash, I don't need a lender to sign off on the policy. Tell me where things stand with your coverage when you call.
Do you buy manufactured homes?
Yes, if you own the land underneath. Tell me how the home is titled and I'll tell you straight whether it fits.
I'm behind on HOA dues. Is that a problem?
Usually not. The amount shows up on the estoppel letter and is normally paid from your proceeds at closing.
Are there fees or commissions?
No commission on a direct sale to me. I normally cover standard title-related closing costs, and the written offer spells out what's included.
Do I have to take the offer?
No. It's free and in writing. Compare it with listing and take your time.