Buying Florida homes since 2012 · 650+ homes purchased
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Cutler Bay sellers frequently weigh the cost of storm hardening, flood-related improvements, roofing, and updates against the value of putting an older home on the market. We buy directly in current condition so the owner can compare a certain sale with the cost and delay of preparing for retail.
Our offer is based on the property, nearby comparable sales, and the work we expect to take on. Daniel explains the calculation, the title company handles closing, and the seller remains free to decline.
Yes. We buy Cutler Bay houses and townhomes as-is, including ones with open or expired permits from past roof, window or addition work. You get a written cash offer within 24 hours of our walk-through, pay no commission or closing costs, and can close in about 10 days when title is clear.
Cutler Bay includes established ranch homes, newer townhomes, lake-oriented communities, and properties affected differently by drainage and flood-zone designations. Insurance documentation, permit history, roof age, and additions can influence retail financing. Those matters still require honest review in a cash transaction, but they do not create a lender-approval contingency.
Owners can sell without first completing a large package of roofing, drywall, drainage, window, or landscaping work.
Enclosures, converted garages, sheds, and additions sometimes require document research. We investigate before determining what title needs.
A landlord can avoid vacancy work, upgrades, and months without rent by selling the property in its existing condition.
Cutler Bay’s residents voted to incorporate in January 2005, and the town charter took effect on November 9, 2005, which the town says made it the youngest incorporated municipality in Florida at the time. The housing is much older than the town: Cutler Ridge was the area’s first large-scale planned development.
Hurricane Andrew came ashore in south Miami-Dade on August 24, 1992, at Category 5 strength in NOAA’s reanalysis, and homes across this part of the county needed major repairs. That rebuilding was permitted while the area was still unincorporated Miami-Dade County. So a roof or window permit from the 1990s is a county record, while work since the town took over is in the town’s files.
When you sell, the title company asks the Town Clerk for a lien search. In Cutler Bay it covers code violations, false alarm violations and unsafe structures. It does not cover permits: open, expired or closed permits are a separate request to the Building Department, paid for separately. The town’s online permit search only holds records from August 1, 2010; for anything older you call the Building Department.
A clean lien letter, in other words, does not mean the permits are clean. We ask for both and go through them with you before we set a price, so an old open roof permit does not surface the week of closing.
On July 21, 2021, the Town Council adopted Ordinance 21-06, which requires a recent boundary survey with building permit applications and a boundary and topographic survey before a permit is closed out. For an owner trying to finalize an old shed, enclosure or addition before listing, that is another cost and another wait on top of inspections.
If you sell to us, you do not reopen anything. We buy with the permit open, and the survey, inspections and close-out become our job after closing.
Plan review, inspections, unsafe-structure notices and the Ordinance 21-06 survey rule.
Permit status online from August 1, 2010; older records by phone.
What a town lien search includes, turnaround times and fees.
Inspections, complaint investigations, fines and Special Master appeals.
Year built and permit-era clues for a Cutler Bay folio.
Flood zone and base flood elevation for your address.
The pages sellers here most often need next:
No matter the property type or its condition, we make fair cash offers throughout Cutler Bay. Explore what we buy:
Cutler Bay aging single-family homes: sold fast for cash, no repairs.
DetailsWe make cash offers on HOA townhomes throughout Cutler Bay.
DetailsSell vacant land & lots anywhere in Cutler Bay without fees or showings.
DetailsFrom across Cutler Bay, we buy tenant-occupied rentals directly for cash.
DetailsWe make cash offers on apartment buildings throughout Cutler Bay.
DetailsSell fourplexes anywhere in Cutler Bay without fees or showings.
DetailsFrom across Cutler Bay, we buy small multifamily duplexes directly for cash.
DetailsFrom across Cutler Bay, we buy homes with code violations or open permits directly for cash.
DetailsFounder Daniel Sasson has purchased Florida properties since 2012 and remains directly involved in seller conversations and buying decisions. If a direct sale is not the best fit for your Cutler Bay property, the team will explain the alternatives rather than pressure you into accepting an offer.
Meet Daniel and learn how we workNearby closing in Miami-Dade County
A Carol City homeowner facing a foreclosure deadline completed an as-is sale in time to pay the mortgage and move forward.
Closed in 22 days · February 2023
Read the verified transaction detailsA seller near Cutler Bay
“I was behind on mortgage payments and facing foreclosure with a tight deadline. I didn't think I had any options left. The team worked directly with my lender, paid off what was owed, and put cash in my pocket so I could get a fresh start. Honest, compassionate, and incredibly fast.”
Michelle · Miami, FL
More customer stories16 of our Miami-Dade County purchases since 2012, newest first. We list the year, the property and why the owner sold; addresses, names and prices stay private.
2026 · Single-family home · Miami
Owner facing foreclosure wanted to sell before the scheduled auction.
2025 · Single-family home · Miami Gardens
House needed a complete renovation, and homeowner lacked repair funds.
2024 · Duplex · Hialeah
Owner received code citations for unpermitted rental modifications.
2023 · Condo · Miami Beach
Owner wanted to avoid escalating condominium assessments.
2022 · Single-family home · Homestead
Property had hurricane-related roof damage and insurance issues.
Plus 11 more Miami-Dade County purchases.
Three ways to sell, side by side. The right one depends on your home’s condition and your timeline.
| Cash buyer (us) | Listing with an agent | iBuyer (Opendoor, Offerpad) | |
|---|---|---|---|
| Homes it fits | Cash buyer (us)Any condition: repairs, tenants, liens, code cases, inherited or vacant | Listing with an agentMove-in-ready homes when you can wait for the right buyer | iBuyer (Opendoor, Offerpad)Newer homes in good shape. No mobile homes, vacant land or major damage |
| Price | Cash buyer (us)Below full retail, priced as-is, in a written offer | Listing with an agentHighest potential price for a market-ready home | iBuyer (Opendoor, Offerpad)Near market value, minus their fee and repair deductions |
| Fees and commissions | Cash buyer (us)None. No commission and no fee to us | Listing with an agentNegotiated agent compensation, often several percent of the price | iBuyer (Opendoor, Offerpad)A service fee shown in each offer (reviews report about 5%) |
| Repairs | Cash buyer (us)None. We buy as-is | Listing with an agentOften needed before listing or after the buyer’s inspection | iBuyer (Opendoor, Offerpad)Deducted from the offer after their home assessment |
| Closing costs | Cash buyer (us)We pay the normal closing costs | Listing with an agentSeller usually pays title, Florida deed stamps and settlement fees | iBuyer (Opendoor, Offerpad)Seller usually pays closing costs on top of the service fee |
| Showings | Cash buyer (us)None | Listing with an agentShowings and open houses | iBuyer (Opendoor, Offerpad)One assessment visit, no showings |
| Time to close | Cash buyer (us)As little as 10 days, or the date you choose | Listing with an agentOften months: time on market, then a 30–45 day financed closing | iBuyer (Opendoor, Offerpad)Usually a few weeks, within their closing window |
| Certainty | Cash buyer (us)Cash, no financing or appraisal contingency | Listing with an agentBuyer financing or a low appraisal can end the deal | iBuyer (Opendoor, Offerpad)Cash, but the price can drop after the assessment |
iBuyers buy only in some Florida areas and set their own rules; check your address on their sites. Opendoor’s help center lists mobile and manufactured homes, vacant land and homes with major structural, fire, water or mold damage as not eligible. Fees and timelines vary by offer. If your home is move-in ready and you can wait, listing usually nets the most, and we’ll tell you so.
Opendoor and Offerpad vs. a local cash buyer, explainedThree transparent decisions take you from an initial Cutler Bay property review to a title-company closing.
Share the address, condition, occupancy, and your preferred timing. Photos are helpful but are not required to begin.
For the Cutler Bay property, we review comparable sales, title, and condition—including storm or flood-related repair decisions, older additions and permits, a rental that needs a full turnover—then explain the no-obligation cash terms.
If the Cutler Bay offer fits, a licensed title company verifies ownership and payoffs. A clear-title purchase can close in as little as 10 days, or later when you need time.
Answers to the questions Cutler Bay homeowners ask us most.
Yes. We evaluate the source, visible condition, and repair scope and price the property accordingly.
Not always. The specific permit and title-company requirements determine what must be handled before or through closing.
No general cleanout is required. We document what remains so expectations are clear on both sides.
No. The Town Clerk’s lien search covers code violations, false alarm violations and unsafe structures. Permits are checked separately through the Building Department, so ask for both.
Work done before the charter took effect in November 2005 was permitted while the area was unincorporated Miami-Dade County, so check county records too. For town permits before August 1, 2010, call the Building Department at (305) 234-4193.
Not because of the town’s rule. Ordinance 21-06 requires surveys for permit applications and permit close-outs, not for sales. If you would otherwise have to close an old permit first, selling as-is leaves that, and the survey, to us.
Rules, paperwork and decisions that often come up for Cutler Bay sellers:
We buy homes throughout Miami-Dade County and the surrounding area. Explore nearby markets:
Whatever the situation, we can help. Learn more about how we handle each one:
Before you decide, see exactly what happens and get straight answers:
Tell us the Cutler Bay address, present condition, and the timing you need. We will explain the written terms so you can compare a direct sale with listing—without pressure or obligation.
Prefer to talk to a real person?
(954) 637-2999Takes 60 seconds. No obligation.