How to Tell if a Cash Home Buyer Is Legit in Florida
Most Florida homeowners who search for a cash buyer find dozens of “we buy houses” companies. Some buy homes themselves, some sign a contract and sell that contract to another investor, and a few are not who they say they are. You can tell the difference in about an hour with free public records and a few direct questions.
Use the checks below on any buyer, including us. A legitimate buyer will answer every question in writing and will not rush you.
Key takeaways
- Confirm the company on Sunbiz and match its address and officers.
- Your deposit should sit with an independent title company, never the buyer.
- Ask directly whether the buyer will close or assign your contract.
- Never pay upfront fees or deed your house before closing.
- Match the address and phone, not just the name, when reading reviews.
1. Confirm the company exists and who runs it
Search the company name on Sunbiz, the Florida Division of Corporations website. A real business shows an active status, a principal address and the names of its officers or managers. Compare that address and name with what the buyer tells you and with the company’s Google Business Profile.
Be cautious if the name on the contract is a different entity from the one you talked to, or if the business was registered only weeks ago with no track record.
2. Ask who will hold the earnest-money deposit
In a normal Florida sale, the buyer’s deposit is held in escrow by an independent title company or closing attorney, not by the buyer. Ask for the title company’s name, then call that company yourself using a number from its own website to confirm it has the file.
Never pay a buyer an upfront “application,” “inspection” or “processing” fee. A buyer pays you; you do not pay a buyer to make an offer.
3. Ask whether they are the actual buyer
Some companies sign a purchase contract and then assign it to another investor for a fee. That is not automatically wrong, but you should know before you sign. Look for words like “and/or assigns” next to the buyer’s name, and ask directly: “Will your company close with its own money, or will you assign this contract?”
If the contract will be assigned, ask what happens to your closing date if they cannot find another buyer.
4. Check their closing history in public records
County property appraiser websites, such as the Broward County Property Appraiser or the Miami-Dade Property Appraiser, let you search sales by owner name. A buyer who says it has bought hundreds of homes should own, or have recently sold, properties under its company name.
5. Read the reviews the right way
Look at the Google Business Profile and the Better Business Bureau. Read the newest reviews and the negative ones, and check whether the company replies. A long history at one real street address counts for more than a high star rating with few reviews.
Be careful of companies with very similar names. In South Florida, several unrelated businesses use variations of “Florida cash” and “home buyers”, so match the address and phone number, not just the name.
6. Get the offer in writing and understand the inspection period
A real offer is a written purchase agreement that states the price, the deposit, the closing date, who pays which closing costs and how long the buyer’s inspection period lasts. A long inspection period with an easy exit lets a buyer tie up your house and renegotiate later, so ask why they need it and what could change the price.
Red flags that should stop the conversation
Pressure to sign the same day, a price that drops sharply after the inspection for vague reasons, a request that you deed the property before closing, an offer to “take over” your mortgage payments without paying off the loan, or any request to wire money to the buyer.
If you are facing foreclosure, talk to a HUD-approved housing counselor before signing anything. Their help is free.
How to check a Florida cash home buyer
- 1
Look up the company on Sunbiz
Confirm an active Florida registration, the principal address and the officers.
- 2
Confirm the title company
Get the title company or closing attorney’s name and call them yourself to confirm they hold the deposit.
- 3
Ask about assignment
Ask whether the buyer will close with its own funds or assign the contract to another investor.
- 4
Check public records
Search the county property appraiser for properties the company has bought.
- 5
Read recent reviews
Read the newest and the negative Google and BBB reviews, and match the address and phone.
- 6
Review the written contract
Check the price, deposit, closing date, who pays costs and the length of the inspection period.
Authoritative resources
These primary sources provide additional legal, tax, or closing context. This guide is general information, not legal, tax, or financial advice.
Questions homeowners ask
Quick answers to the most common questions on this topic.
It can be, when the buyer is a registered company, your deposit is held by an independent title company or closing attorney, and the closing happens through that title company. Those protections are the same whether the buyer pays cash or uses a loan.
No. A buyer makes you an offer and pays you at closing. Closing costs are set out in the contract, and in many direct sales the buyer pays them. Anyone asking for money upfront to make or hold an offer is a red flag.
The same way as any buyer. Florida Cash For Home has worked from 2640 Hollywood Blvd, Suite 120, Hollywood, since 2012, closes through independent licensed Florida title companies, and lists its verified facts at floridacashforhome.com/company-facts. It is not affiliated with FL Cash Home Buyers, LLC.
