Broward, Miami-Dade & Palm Beach
The Letters Keep Coming. We Buy With the Violations Attached.
That is one of the main reasons people call us. You clear nothing first.
Step 1 of 3 · Six fields total · No obligation, no fee. We do not sell your information.
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121 ReviewsTotal Cash Home Buyers -
A+ RatingTotal Cash Home Buyers
- 8+ YearsBuying houses in South Florida
- No commissions, no closing costsYou pay nothing out of pocket
- No surprise deductionsOnly your payoff and any liens come off
The letters keep coming and the permit was never closed.
That is one of the main reasons people call us. We buy with the violations and open permits attached and work them with the city ourselves. You clear nothing first.
$575,000 in code violations, settled at $4,800.
The city had fined this property for years. We took it with the violations attached, worked them down with the municipality, and closed. The seller paid none of it.
North Miami Beach · Miami-Dade County
The short list
What You Never Have to Do
The things a sale usually asks of you before it even starts. You do none of them. We buy the house as it sits.
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Leave what you do not want.
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You do not have to evict anyone for us; after closing that is ours.
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No commission, no closing costs, no fee for the offer or the walkthrough.
No surprise deductions
What Comes Off the Number, and What Doesn't
What we agree on is what you net. Any lien or payoff shows as a line before you sign.
Comes off
- Your payoff shows as a line before you sign
- Any liens shows as a line before you sign
Never comes off
- Commission None
- Closing costs None
- A fee for the offer or the walkthrough None
- Repairs None. As it sits.
What we agree on is what you net.
[PLACEHOLDER: real client data] — confirm who pays title fees and doc stamps at closing
Get My Cash OfferThe honest version
Cash Offer vs. Listing With an Agent vs. Selling It Yourself
Three ways to sell the same house, including the row where we lose.
| Cash offer (us) | Listing with an agent | Selling it yourself (FSBO) | |
|---|---|---|---|
| Price | Worse for you: Below retail. We say it. | Better for you: Highest, if it shows well. | Worse for you: Retail on paper. Buyers push back. |
| Time to close | Better for you: You pick the date. | Worse for you: Months, once under contract. | Worse for you: As long as it takes. |
| Repairs | Better for you: None. As it sits. | Worse for you: A repair list after inspection. | Worse for you: Yours to do or negotiate. |
| Commissions & fees | Better for you: None at all. | Worse for you: Commission plus closing costs. | Worse for you: You may owe the buyer’s agent. |
| Showings | Better for you: One walkthrough. Us. | Worse for you: Strangers until it sells. | Worse for you: Strangers, and you let them in. |
| Certainty of closing | Better for you: We are the buyer. No lender. | Worse for you: Financing can fall apart late. | Worse for you: Same risk, nobody managing it. |
- This is us
Cash offer (us)
Speed and certainty
- Price
- Worse for you: Below retail. We say it.
- Time to close
- Better for you: You pick the date.
- Repairs
- Better for you: None. As it sits.
- Commissions & fees
- Better for you: None at all.
- Showings
- Better for you: One walkthrough. Us.
- Certainty of closing
- Better for you: We are the buyer. No lender.
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Listing with an agent
Highest price, if it shows well
- Price
- Better for you: Highest, if it shows well.
- Time to close
- Worse for you: Months, once under contract.
- Repairs
- Worse for you: A repair list after inspection.
- Commissions & fees
- Worse for you: Commission plus closing costs.
- Showings
- Worse for you: Strangers until it sells.
- Certainty of closing
- Worse for you: Financing can fall apart late.
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Selling it yourself (FSBO)
You run the whole sale
- Price
- Worse for you: Retail on paper. Buyers push back.
- Time to close
- Worse for you: As long as it takes.
- Repairs
- Worse for you: Yours to do or negotiate.
- Commissions & fees
- Worse for you: You may owe the buyer’s agent.
- Showings
- Worse for you: Strangers, and you let them in.
- Certainty of closing
- Worse for you: Same risk, nobody managing it.
Where we lose: if the house shows well and you have three or four months, an agent will probably get you more. We tell you that on the phone.
Three steps, no listing
How It Works, Three Steps
No sign in the yard. No strangers walking through. No repairs.
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Step one starts with an address, not an appointment. 1STEP ONE
Tell us about the house
Two minutes. Address first, then what is going on with it.
- The six fields
- What's the property address?Full nameEmail (optional)PhoneWhat's going on with the house?How soon do you need to close?
- Your information
- No obligation. We do not sell your information.
- Who you talk to
- Our Acquisition Managers are the first voice a homeowner hears. They listen, learn the situation, and put together an offer that actually fits.
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Seen as it sits, on the one visit. 2STEP TWO
We walk the property
We come out and look. Then we show you the comps and repair numbers behind our offer.
- Showings
- One walkthrough. Us.
- Repairs
- None. As it sits.
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The last step is a date you choose. 3STEP THREE
You pick the closing date
Two weeks or two months, your call. We close at a local title company.
- Certainty of closing
- We are the buyer. No lender.
- What comes off
- Only your payoff and any liens come off.
- The paperwork
- Once an agreement is signed, our Transaction Coordinators handle the paperwork, the deadlines, and the moving pieces so our sellers don’t have to.
- Timing
- Around 21 days is typical. You still pick the date.
- Title fees and doc stamps
- Nothing out of your pocket.
Not our words
What Sellers Said Afterwards
Dated, and left where anyone can check them.
These reviews are for Total Cash Home Buyers, Brandy’s company. Same team, same phone number. 4.9 out of 5 across 121 Google reviews.
- 5 out of 5 stars
Jessie made the sale of my parents home super easy. It was done fast with no issues and they didn’t have to lift a finger. 10/10 would reccomend !
- 5 out of 5 stars
Total Cash Home Buyers was great to work with. I sold my home in “AS-IS” condition and didn’t pay any closing costs or fees. Great company to work with
- 5 out of 5 stars
We were in a financial situation that required us to sell our house. TCHB worked with us to close quickly and Clarice stayed with us every step of the way. I definitely recommend them.
- 5 out of 5 stars
Total Cash Home Buyers helped my family sell within 35 days and helped us move out of our house as well. Very easy process and would highly recommend working with them to sell as-is.
- 5 out of 5 stars
Brandy made things very easy and clear for my family and we sold our home to him in 30 days. We paid no commissions or closing costs and we are going to sell our rental property to him in 2 months!
- 5 out of 5 stars
Brandy was amazing at helping my family move on from a 50 year old house that was being used a rental property. The process was very easy and we closed in 60 days which was perfect timing for our tenants. I highly recommend working with this company if you want to sell a house as-is.
The part that costs us deals
When We're Not the Right Buyer for You
Three times you should not sell to us.
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The house shows well and you can wait.
If it is clean and you have three or four months, list it with an agent. You will most likely net more. That is arithmetic, not modesty.
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You need the highest possible price and nothing else matters.
A cash offer buys speed, certainty and no repairs. It does not buy top dollar. If price is all that matters, we are the wrong call.
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What you actually want is to keep the house.
Some people call in a hard month and really want to stay. Selling is the wrong tool. Tell us and we get off the phone.
Straight answers
Questions Sellers Ask Us
The ones people ask about this, then the seven we get asked most.
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Can you sell a house with code violations?
That is one of the main reasons people call us. We buy with the violations and open permits attached and work them with the city ourselves. You clear nothing first.
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Who pays the fines?
We take the house with the violations attached and work them down with the municipality after closing. On the North Miami Beach house that meant $575,000 in fines settled at $4,800, and the seller paid none of it.
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Can you rent out a house with open violations?
That is a question for your city, not for us, and the answer changes from one municipality to the next. What we can tell you is that we buy it with them attached, so it is not something you have to solve before selling.
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How fast can you close?
You pick the date. Some sellers want two weeks, others need two months to line up the next place. We hold the date you choose.
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Do cash buyers lowball?
Our offer is below retail. That is the trade for no repairs, no commissions and a date you control. What we will not do is quote high, tie you up, then cut the number.
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What if the house has code violations or open permits?
That is one of the main reasons people call us. We buy with the violations and open permits attached and work them with the city ourselves. You clear nothing first.
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Can I sell an inherited house that's still in probate?
Yes, and it happens constantly. We work alongside the estate's attorney and pay that attorney at closing. Your attorney runs the estate. We are buyers, not lawyers, and we give no legal advice.
More on selling a house in probate → -
What does it cost me?
Nothing. No commission, no closing costs, no fee for the offer or the walkthrough. What we agree on is what you net. Any lien or payoff shows as a line before you sign.
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What if there's a tenant who won't leave?
We buy occupied houses. You do not have to evict anyone for us; after closing that is ours. Tell us the real tenant situation up front so the number holds.
More on selling a rental with tenants → -
Do I need to clean it out?
No. Leave what you do not want. Furniture, boxes, the garage, we deal with it, and anything usable gets donated instead of dumped. Take what matters and go.
More on selling a house full of stuff →
One address is all we need
Tell Us About the House. We'll Tell You What We Can Do.
Same form, same three steps. If we are not the right buyer, we say so on the first call.
Or call (954) 606-5454 · or text us. No obligation, no cost. We do not sell your information.