Serving Miami & Miami-Dade County

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Miami, Florida

Local South Florida cash buyers — close on your timeline, no repairs, no agent fees, no waiting.

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We Buy Houses in Miami

Cash Home Buyers Serving Miami & Miami-Dade County

The City of Miami covers 56 square miles and 460,000 residents, but it's only one slice of Miami-Dade County. Coral Gables, Miami Beach, Hialeah, Doral, and others are separate municipalities. Miami's single-family housing concentrates in older neighborhoods: Coconut Grove (the city's oldest, with 1890s–1920s frame houses under a continuous oak canopy), Little Havana (1920s–30s frame and CBS bungalows on tight lots), the Roads and Shenandoah south of Calle Ocho, and Allapattah and Liberty City to the northwest with their postwar single-family stock. Brickell, Edgewater, and Wynwood handle the high-rise side. Two structural issues hit older Miami properties hard. Florida's post-2022 property insurance reset has pushed annual premiums above $5,000–$15,000 for many older single-family homes, sometimes higher than the property tax bill itself. And inherited homestead properties lose the Save Our Homes 3% assessment cap on transfer to non-occupant heirs, which often triples the property tax bill the year after transfer. (Older condo and multi-family stock in Brickell, Edgewater, and beachside towers also faces Miami-Dade's 40-year structural recertification and Florida's statewide SB 4-D milestone inspection for condos at 30 years, but those programs don't apply to single-family homes.) Vizcaya, the Kaseya Center, PAMM, Wynwood Walls, and loanDepot Park anchor the landmarks.

Whether you're facing a lis pendens filing or foreclosure action, sorting out an inherited property after a parent's passing, or sitting on a 1950s Liberty City home that needs $80,000 of work before it can hit the MLS, we'll make a written, no-obligation cash offer within 24 hours. We close on your timeline, we use local Miami-Dade County title companies, and we buy the property exactly as it sits — no repairs, no cleanouts, no inspection-period renegotiation.

Situations We Handle

When a Cash Sale Makes More Sense

A traditional listing isn't the right fit for every Miami seller. These are the situations where our process tends to win.

Inherited or probate property

Florida probate runs through the Miami-Dade Probate Division. Florida's summary administration threshold rises from $75,000 to $150,000 in non-exempt assets effective July 1, 2026 (per CS/SB 1500). Homestead property is excluded from the calculation entirely, so a longtime owner's primary residence doesn't count against the cap. Summary administration is also available whenever the decedent has been dead for more than two years, regardless of estate size. Larger or more recent estates use formal administration. We coordinate with your estate attorney and structure offers either way.

Pre-foreclosure or behind on payments

Florida judicial foreclosure runs eight to fourteen months from filing to clerk's auction in Miami-Dade. We can close inside that window so the loan gets paid off and remaining equity stays with you.

Major repairs you can't afford

Foundation, full re-pipes, panel upgrades, hurricane wind-damage rebuild, recertification work: we buy as-is. No repair credits, no buyer walking after the four-point inspection.

Divorce or separation

A clean cash sale lets both parties exit the marital home in weeks rather than the multiple months a Miami traditional listing now typically runs given insurance friction.

Tired landlord with problem tenants

We buy occupied Miami-Dade rentals. Florida has no statewide rent control and limited tenant-relocation requirements. We take the property with the tenancy intact and you avoid the eviction calendar.

Job relocation or downsizing

When a job start date or family decision sets your timeline, we close on it. Cash, no financing, no insurance binding, no appraisal.

Simple Process

How It Works

Three steps from first call to cash in hand. Most Miami sellers move from form-submit to closed in under three weeks.

1

Tell Us About the Property

Submit the short form below. Takes under 60 seconds — name, address, phone.

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2

Get a Written Cash Offer

We pull comps, run our numbers, and send you a no-obligation cash offer within 24 hours.

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3

Choose Your Closing Date

Accept the offer and pick a date — as soon as 7 days, as far out as you need. Cash at closing.

Why Miami Sellers Choose Us

The Blackwood Sterling Difference

We're not a national lead-buying chain. We're a regional investment company focused on Miami-Dade County, and Miami sits right in the middle of our buy-box.

All-Cash Offer

Our offers are backed by real capital — no financing contingencies, no lender delays, no last-minute surprises. You'll know what we'll pay for your Miami home, in writing, within 24 hours.

Close in 7 Days

We use local Miami-Dade County title companies and don't depend on lender financing. When title is clean, we can close in as few as seven days — or on whatever timeline works for you.

No Repairs Needed

We buy Miami homes in any condition. No cleaning, no upgrades, no contractor bids. Anything you don't want to take with you can stay.

Zero Agent Fees

No listing commissions. No closing-cost surprises. The number we offer is the cash you walk away with at the title company.

Miami Market Reality

What's Actually Happening in Miami Right Now

South Florida insurance crisis severity

Florida's post-2022 property insurance reset has hit South Florida hardest. Annual homeowner premiums on older Miami single-family homes commonly run $5,000 to $15,000, sometimes higher than the property tax bill, and several major carriers have stopped writing in Miami-Dade entirely, pushing many homeowners onto Citizens Property Insurance. For traditional financed sales, the lender-required insurance binding has become the friction that kills deals: the buyer's quote comes back un-affordable or un-bindable. We close in cash without lender-required insurance and take the insurance question on after we own the property.

Inherited homestead loses the Save Our Homes cap

Florida's Save Our Homes constitutional cap limits annual assessment increases on homestead property to 3% (or CPI, whichever is lower). For longtime Miami homeowners, that often means a property assessed at a fraction of its market value. The SOH cap is removed at transfer when the inheriting heir doesn't occupy the home as primary residence. Reassessment to market value can triple or more the annual property tax bill, which is a major carrying cost for an empty Miami property during probate. Most heirs decide to sell rather than absorb the increase.

Unpermitted work in Little Havana, Allapattah, and Coconut Grove

Older Miami neighborhoods carry decades of accumulated unpermitted work: additions built off the back of the original house, garage conversions, illegal accessory units, and modifications to plumbing and electrical that were never inspected. Miami-Dade and the City of Miami both pursue compliance, and traditional sales often unwind during the inspection period when unpermitted work surfaces. We buy with unpermitted work disclosed and handle the legalization or removal on our side.

Older condo and multi-family stock facing recertification

Miami-Dade has required structural and electrical recertification on most buildings three stories or taller (excluding single-family and duplexes) at the 40-year mark since 1975, with re-inspections every 10 years after. Florida's statewide SB 4-D milestone inspection program, passed after the 2021 Surfside collapse, layers on a separate requirement: condos and co-ops three stories or more get an initial milestone inspection at 30 years (25 years if coastal), then every 10 years. Engineering inspections, structural repairs, and re-permitting commonly run $15,000 to $80,000+ per building, and an incomplete recertification or milestone is a major friction point in any traditional sale. We buy older Brickell, Edgewater, and beachside condos and small multi-family buildings with recertification incomplete.

Coverage Area

Neighborhoods We Buy In

We buy across all of Miami — historic districts, mid-century tracts, and newer foothill builds alike. ZIP 33125–33199.

Coconut Grove

The city's oldest neighborhood — 1890s–1920s frame houses under a continuous oak canopy.

Little Havana

1920s–30s frame and CBS bungalows on tight lots, anchored by the Calle Ocho corridor.

Allapattah

Older single-family stock west of Wynwood — 1920s–40s bungalows, gentrifying through the 2020s.

Liberty City

Postwar single-family neighborhood northwest of downtown — most of the housing stock is 1940s–60s CBS construction.

The Roads

Tree-lined 1920s neighborhood south of Calle Ocho — Mediterranean and frame homes.

Shenandoah

1920s–30s historic neighborhood south of Little Havana.

Flagami

Postwar single-family neighborhood on the city's west side.

Upper Eastside / MiMo

Bayfront Biscayne Boulevard corridor — 1950s mid-century modern motels and 1920s bungalows.

Local landmarks we're across the block from: Vizcaya Museum & Gardens, Bayfront Park, Kaseya Center, Pérez Art Museum Miami (PAMM), Wynwood Walls, loanDepot Park, Freedom Tower.

Local FAQ

Common Questions From Miami Sellers

Does Miami-Dade's 40-year recertification apply to my single-family home?
Generally no. Miami-Dade's 40-year recertification program (in place since 1975) applies to most buildings three stories or taller, with single-family homes and duplexes specifically exempt. Florida's statewide SB 4-D milestone inspection (passed in 2022 after the Surfside collapse) is more limited still: it only applies to condominium and cooperative buildings three stories or more at 30 years (25 if within three miles of the coast), then every 10 years. If you own a typical single-family home in Coconut Grove, Little Havana, the Roads, or Allapattah, neither program applies to you. If you own an older condo unit, a small multi-family building, or a larger multi-story property, one or both probably do, and we buy with recertification incomplete.
How is Florida's insurance crisis affecting Miami home sales?
South Florida has been hit hardest by Florida's post-2022 insurance reset. Annual homeowner premiums on older Miami single-family homes commonly run $5,000 to $15,000. Several major carriers have exited Miami-Dade entirely, and many homeowners have ended up on Citizens Property Insurance. For traditional financed buyers, the lender-required insurance binding has become the dealbreaker: quotes come back un-affordable or un-bindable, and the deal collapses during the contingency period. Cash sales without lender-required insurance binding skip that friction entirely.
How long does the Florida foreclosure process take in Miami-Dade?
Florida is a judicial foreclosure state. After the lender files a lis pendens and foreclosure complaint in Miami-Dade Circuit Court, the homeowner is served (with 20 days to file an answer before risking default judgment) and the case proceeds to judgment, after which the clerk holds an auction. Total timeline from initial filing to clerk's sale typically runs eight to fourteen months in Miami-Dade, with distressed periods extending that further. The homeowner has a limited right of redemption up until the certificate of sale is issued, usually about ten days after the auction. Acting earlier in the timeline preserves the most equity.
We inherited a Miami house. How does Florida's homestead Save Our Homes cap apply?
Florida's Save Our Homes (SOH) constitutional amendment caps annual homestead assessment increases at 3% (or CPI, whichever is lower). When the homestead owner dies and the property is inherited, the SOH cap stays in place only if the inheriting heir uses it as their own homestead. If no heir occupies the home as primary residence, SOH is removed at transfer and the property is reassessed to market value. On a longtime-owned Miami home, that often means the property tax bill jumps several-fold. Most heirs in this spot prefer to sell rather than carry the property at the new tax basis through probate.
What's the new $150,000 Florida summary administration threshold?
Florida CS/SB 1500 raised the summary administration threshold from $75,000 to $150,000 in non-exempt probate assets, effective July 1, 2026. For Miami-Dade estates filing on or after July 1, 2026 where non-exempt probate assets are $150,000 or less, summary administration (a faster, simpler process than formal administration) is available. Critically, homestead property is excluded from the calculation entirely. That means a longtime homeowner's primary residence doesn't count against the $150,000 cap. Summary administration is also available whenever the decedent has been deceased for more than two years, regardless of estate size. Your estate attorney will confirm which administration path applies to your specific filing date and estate composition.
My Miami property has unpermitted work. Will you still buy it?
Yes. Unpermitted additions, garage conversions, accessory units, and unpermitted plumbing or electrical work are common across Coconut Grove, Little Havana, Allapattah, and the older single-family neighborhoods. Disclosing what you know up front lets us price accurately, but missing or incomplete permits don't take the deal off the table. We legalize or remove the work on our side after closing.

General information for sellers — not legal, tax, or financial advice. For your specific situation, consult a Florida-licensed attorney, CPA, or estate planner.

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