Hialeah Gardens · Miami-Dade County
We Buy Houses in Hialeah Gardens, As They Sit
Hialeah Gardens became a city on December 1, 1948, and the median home here was built in 1992. No listing, no showings, no repairs, and you pick the closing date.
- Step 1 of 3 · Six fields total
- No obligation, no fee
- We do not sell your information
- 7,556
- Households
- 61.2%
- Owner-occupied
- 38.8%
- Rented
Source: U.S. Census QuickFacts, ACS 2020 to 2024, checked Oct 27, 2026
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126 ReviewsTotal Cash Home Buyers -
A+ RatingTotal Cash Home Buyers
- 20+ YearsTotal Cash Home Buyers, buying in South Florida
- No commissions, no closing costsYou pay nothing out of pocket
- No surprise deductionsOnly your payoff and any liens come off
What's specific here
Selling a House in Hialeah Gardens: What Is Actually Different
Public information with the source next to it, not a paragraph that sounds local.
Hialeah Gardens was incorporated on December 1, 1948. City Hall stands on NW 87th Avenue, and FDOT's Okeechobee Road (US 27) and Palmetto Expressway projects run through the city. It runs its own water and sewer department, which bought the system from the City of Hialeah in 1985. The median home was built in 1992 and only about one in five (21%) predates 1980, so the house that reaches us is rarely old; what comes with it is more often an addition built without a permit, or an association, since the City asks for a homeowner association affidavit on every permit.
Three of every five of Hialeah Gardens' 7,556 occupied homes (61.2%) are lived in by their owners, so the rest are rented and the seller may be a landlord, tenant and all. Owners stay: the typical one arrived in 2005, and nearly a third of owner households (31%) are headed by someone 65 or older. So the house often reaches us through an estate in probate at the Eleventh Judicial Circuit; we work alongside the estate's attorney and pay that attorney at closing.
Since April 15, 2024, every lien and permit search in the City goes through the Lien Library platform: a flat $325, paid online, reporting recorded liens, code violations, water and sewer debt, an account ledger and any open or expired permits. Water, sewer, garbage, stormwater and recycling come on one City utility bill, and the final bill after the account is closed can take up to six weeks. Work done without a permit is cleared with a permit and as-built survey, a demolition permit or a variance, and civil citations are appealed before a Special Master. We read it all before the offer, and any balance shows as a line before you sign.
- Neighborhoods we buy in
- Landmarks
- Main roads
- School district
- Miami-Dade County Public Schools, the county-wide district Source
- The houses themselves
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- 1992Median year builtSource
- 21%Built before 1980Source
- 2005Typical owner has been in the house sinceSource
- 31%Owner households headed by someone 65 or olderSource
U.S. Census Bureau, American Community Survey five-year estimates for 2020 to 2024, checked Oct 27, 2026.
- Before closing in Hialeah Gardens
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- Since April 15, 2024, requests for lien searches, code violations, water and sewer debts and open or expired permit searches must be made through the Lien Library platform, with the fee paid online at the time of request; the flat fee for all lien and permit searches is $325, and the report includes recorded liens, code violations, water and sewer debt, a detailed account ledger and any open or expired permits. Source
- The City of Hialeah Gardens Water and Sewer Department bought its system from the City of Hialeah Water and Sewer Department in 1985; its offices are at 13601 NW 107 Avenue. Source
- The City buys its water from Miami-Dade County and distributes it through its own system, and all City services (water, sewer, garbage, stormwater and recycling) are charged on one utility bill. Source
- A customer who is moving should keep the meters accessible for an accurate final reading and give a forwarding address for the final bill or deposit refund. Source
- On the Request to Close Account form, the customer is responsible for all charges up to the date of disconnection, and it can take up to 6 weeks before the final bill and any refund check are mailed to the forwarding address. Source
- For pending Building Department violations, the options the City lists are a building permit with an as-built survey, working drawings for all work done without a permit and a letter certifying the work signed and sealed by a registered architect or engineer; a demolition permit to remove the unpermitted construction; or a variance where new construction encroaches the setback or exceeds the permitted lot coverage. Source
- Building permit applications require proof of ownership and the owner's notarized signature, a homeowner association affidavit for all permits, and, in condominium, townhouse or other developments with an association, a letter of approval from the association describing the work allowed. Source
- A civil citation from Code Compliance is appealed before the Special Master under Section 23.012 of Ordinance No. 97-21. Source
- Zoning letters, stating the permitted land uses for a property, are requested in writing from the City Clerk for $100.00 per folio number, paid in advance. Source
- The first two digits of a Miami-Dade folio number are the municipal code: 27 for Hialeah Gardens. Source
We are buyers, not lawyers, and we give no legal advice. These are the places and the public figures, not what you should do about them.
The part that changes
Selling in Hialeah Gardens: Who You Are Actually Dealing With
Hialeah Gardens is in Miami-Dade County, and these are Miami-Dade's offices. Public information, with the source next to it.
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01Where probate is filed
Eleventh Judicial Circuit, Probate Division, in Miami.
Source: Where probate is filed -
02Who records the deed and the liens
Deeds and liens are recorded with the Miami-Dade Clerk of the Court and Comptroller.
Source: Who records the deed and the liens
All five for Miami-Dade, including the stamp tax and the wind code, with sources →
We are buyers, not lawyers, and we give no legal advice. These are the offices involved, not what you should do about them.
Start where you are
What's Going On With the House in Hialeah Gardens?
Every one of these has its own page. Pick the one that sounds like yours.
We also buy near Hialeah Gardens
The closest places to Hialeah Gardens we buy in. See all 49 →
Google reviews for Total Cash Home Buyers
These reviews are for Total Cash Home Buyers, Brandy's company. Same team, same phone number. 4.9 out of 5 across 126 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
Straight answers
Questions Sellers Ask Us
The ones people ask about this, answered straight.
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Do you buy anywhere in Hialeah Gardens?
Yes, anywhere inside the City of Hialeah Gardens, in all four of its zoning districts, North, Northwest, Central and South, from the streets around Westland Gardens Park to those near Joe Sherron and Golden Eagle parks. A folio number that begins with 27 is inside the City. We walk the house, show you the comps and repair numbers we used, and you pick the closing date.
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What does the Hialeah Gardens lien search show, and what does it cost?
Since April 15, 2024 the City runs every lien and permit search through the Lien Library platform: a flat $325, paid online. The report covers recorded liens, code violations, water and sewer debt, a detailed account ledger and any open or expired permits. Water and sewer come from the City itself, on one bill with garbage, stormwater and recycling, so that balance is on the report too. We order it early, read it before the offer, and any balance shows as a line before you sign.
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My Hialeah Gardens house has an addition built without a permit. Can you still buy it?
Yes, as it sits. For a pending Building Department violation the City lists three ways out: a permit with an as-built survey, drawings and a letter from an architect or engineer certifying the work; a demolition permit to remove it; or a variance if it breaks the setback or lot coverage. You do none of that for us: we buy with the violation attached and work it out with the City after closing. We are buyers, not lawyers, and we give no legal advice.
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I inherited my parents' house in Hialeah Gardens. Can you buy it while probate is open?
Yes. Nearly a third of owner households in Hialeah Gardens are headed by someone 65 or older, and the typical owner has been in the house since 2005, so estates are part of what we buy here. In Miami-Dade the estate goes through the Eleventh Judicial Circuit's Probate Division; we work alongside the estate's attorney and pay that attorney at closing. We are buyers, not lawyers, and we give no legal advice.
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.