Buying Florida homes since 2012 · 650+ homes purchased
Takes 60 seconds. No obligation.
Can I sell my house in Kendall for cash? Yes. Florida Cash For Home buys Kendall houses, townhomes and condos as-is, with a written cash offer within 24 hours of our review, no commissions and no closing costs. We work with sellers in English and Spanish.
Kendall is not a city. It is a large unincorporated area of Miami-Dade County, and neighboring communities such as Kendale Lakes, The Hammocks and Kendall West are also unincorporated. That means Miami-Dade County, not a city hall, handles building permits, code enforcement and most liens for these homes.
Kendall is roughly 30 miles south-west of our Hollywood office via the Turnpike or I-95 and the Palmetto. We can close in about 10 days when title is clear, or on the date you need.
Much of Kendall was built from the 1960s through the 1980s, largely concrete-block (CBS) single-family homes, followed by large townhome and condominium communities farther west. Hurricane Andrew in 1992 damaged a great deal of south Miami-Dade housing, so many homes were re-roofed or rebuilt in the years after, and those roofs and windows are now decades old again. Townhome and condo associations add estoppel letters, approval applications and, in some older communities, special assessments. Because permits and violations run through the county, open permits from past roof, window or garage-conversion work are researched with Miami-Dade’s building and code records.
We make cash offers across every Kendall ZIP code, including:
Re-roofs, impact windows or garage conversions done without final inspection show up in Miami-Dade records. We buy with those permits open.
Approval applications, estoppel letters, rental restrictions and special assessments are reviewed up front so the closing date holds.
Many Kendall homes have been in one family for decades. We coordinate with heirs and the estate’s attorney and buy the house with its contents.
Post-Andrew roofs are now old enough that insurers inspect or non-renew. We buy without requiring a new roof or a new policy.
County code-compliance research for unincorporated homes such as Kendall.
The county’s recertification portal covers unincorporated condo and apartment buildings.
Recorded county liens, judgments and lis pendens on a Kendall property.
Folio, year built and whether an address is unincorporated.
Flood zone for Kendall, Kendale Lakes and The Hammocks addresses.
No matter the property type or its condition, we make fair cash offers throughout Kendall. Explore what we buy:
From across Kendall, we buy aging single-family homes directly for cash.
DetailsWaterfront Homes in Kendall — bought as-is, on your timeline.
DetailsSell distressed properties anywhere in Kendall without fees or showings.
DetailsSell townhouses anywhere in Kendall without fees or showings.
DetailsSell vacant land & lots anywhere in Kendall without fees or showings.
DetailsKendall tenant-occupied rentals: sold fast for cash, no repairs.
DetailsApartment Buildings in Kendall — bought as-is, on your timeline.
DetailsWe make cash offers on fourplex apartment buildings throughout Kendall.
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 Kendall 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 Kendall
“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 Kendall 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 Kendall property, we review comparable sales, title, and condition—including open county permits, townhome and condo association issues, inherited family homes—then explain the no-obligation cash terms.
If the Kendall 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 Kendall homeowners ask us most.
No. Kendall, Kendale Lakes, The Hammocks and Kendall West are unincorporated parts of Miami-Dade County, so the county handles permits, code compliance and related liens. We research those county records before closing.
Yes. We review the association documents, approval requirements, balances and any special assessments, then make a written offer that accounts for them.
Yes. We work with Kendall homeowners in English and Spanish, from the first call to closing.
Yes. You will have a written cash offer within 24 hours of our review, and when title is clear we can close in about 10 days.
Yes. Open or expired Miami-Dade permits are common, and we buy with them in place. The title company identifies anything that must be paid at closing.
Rules, paperwork and decisions that often come up for Kendall 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 Kendall 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.