West Park · Broward County
We Buy Houses in West Park, As They Sit
West Park voted 3,400 to 956 in 2004 to become Broward County's 31st city, and the median home here dates from 1961. 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
- 4,490
- Households
- 63.8%
- Owner-occupied
- 36.2%
- Rented
Source: U.S. Census QuickFacts, ACS 2020 to 2024, checked Oct 14, 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 West Park: What Is Actually Different
Public information with the source next to it, not a paragraph that sounds local.
West Park sits in southeastern Broward County, between Hollywood to the north, Miami-Dade County to the south, Pembroke Park to the east and Miramar to the west. Carver Ranches, Lake Forest, Miami Gardens and Utopia were unincorporated neighborhoods when voters approved the new city on November 2, 2004; the City dates its creation to March 1, 2005. Its Pioneer Legacy honors settlers who bought land and built homes here in the early 1940s. The median home dates from 1961 and 88% predate 1980, so a house may reach us with its roof, plumbing or wiring due, and we buy it as it sits.
Owners live in 63.8% of West Park's 4,490 occupied homes, so more than a third are rented. The typical owner has been in the house since 2009, and about one in four owner households (26%) is headed by someone 65 or older. So the seller may be an heir with an estate in probate at the Seventeenth Judicial Circuit, a landlord with a tenant in place, or an owner whose code fines kept accruing. We work alongside the estate's attorney and pay that attorney at closing, and you do not have to evict anyone for us.
The City's lien search costs $60 per property, and most are answered the next business day. It covers open permits, code violations, fines and liens, and unpaid stormwater and excess bulk waste fees; utilities come from Broward County. The City says it is unlikely to have plans for a structure built more than ten years ago. A recorded Special Magistrate fine order is a lien the City may settle once the violation is fixed, and its budget describes an amnesty that waives 85% of accrued fines when a property is immediately brought into compliance. We read all of it before the offer, and any balance shows as a line before you sign.
- Landmarks
- Main roads
- School district
- Broward County Public Schools, the county-wide district Source
- The houses themselves
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- 1961Median year builtSource
- 88%Built before 1980Source
- 2009Typical owner has been in the house sinceSource
- 26%Owner households headed by someone 65 or olderSource
U.S. Census Bureau, American Community Survey five-year estimates for 2020 to 2024, checked Oct 14, 2026.
- Before closing in West Park
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- The City's lien search costs $60 per property, by check or money order payable to the City of West Park (the request form also allows a card payment at City Hall), and is sent to the Finance Department in care of Munilytics, 7320 Griffin Road, Suite 102, Davie. The City allows 5 to 7 days, offers no rush service and says most searches are answered the next business day; an update on a property already searched takes a new payment. Source
- The lien search checks for open building permits, code enforcement violations, fines and liens, and unpaid stormwater charges and excess bulk waste fees. Utilities are provided by Broward County, which the City says to contact directly. Source
- Building permits and inspections for the City are provided by CAP Government, Inc., and applications go through the City's online permit portal on Citizenserve, which requires registering an account. Source
- The City says it is not likely to have records such as plans for structures built more than 10 years ago, because under the state's General Records Schedule GS1-SL (item #252) its Building Department does not need to keep residential plans more than 10 years after the certificate of occupancy. Source
- A Special Magistrate may fine up to $250 a day for each day a violation continues past the compliance date ($500 a day for a repeat violation, up to $5,000 if it is irreparable); a recorded certified copy of the fine order is a lien on the property, and the fine keeps accruing until the property comes into compliance, which the owner must report to the City. The city administrator or a designee may negotiate and settle those fines and liens once the violation has been complied with, and the Special Magistrate ratifies each settlement. Source
- The City's adopted 2025-2026 budget describes a Code Enforcement Lien and Accrued Fines Amnesty Program that waives 85% of accrued fines if the property is immediately brought into compliance. 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 West Park: Who You Are Actually Dealing With
West Park is in Broward County, and these are Broward's offices. Public information, with the source next to it.
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01Where probate is filed
Seventeenth Judicial Circuit, Probate Division, in Fort Lauderdale.
Source: Where probate is filed -
02Who records the deed and the liens
Broward is unusual in Florida: deeds and liens are recorded by the County's Records, Taxes and Treasury Division, not by the Clerk of Court.
Source: Who records the deed and the liens
All five for Broward, 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 West Park?
Every one of these has its own page. Pick the one that sounds like yours.
We also buy near West Park
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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 in Carver Ranches, Lake Forest, Utopia and the rest of West Park?
Yes, anywhere inside the City, including Carver Ranches, Lake Forest, Utopia, the Miami Gardens neighborhood and the Lynn Park area. The median home here dates from 1961 and 88% predate 1980, so an old roof, original plumbing or a carport someone closed in goes into our numbers instead of ending the conversation. We walk the house, show you the comps and repair numbers we used, and you pick the closing date.
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How does the City of West Park's lien search work, and what does it cover?
It costs $60 per property, paid by check or money order, and goes to the City's Finance Department in care of Munilytics in Davie. The City allows 5 to 7 days and says most are answered the next business day. It checks open building permits, code violations, fines and liens, and unpaid stormwater and excess bulk waste fees; utilities come from Broward County, so we check those separately. We order it ourselves, read it before the offer, and any balance shows as a line before you sign.
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There's a code fine on my West Park house that kept growing. Can you still buy it?
Yes. In West Park a recorded Special Magistrate fine order is a lien on the property and keeps accruing until the property complies. Once it does, the City Code lets the city administrator or a designee negotiate and settle the fine, and the City's budget describes an amnesty program that waives 85% of accrued fines when a property is immediately brought into compliance. We buy the house with the violation attached, read the City's lien search before the offer, and any balance shows as a line before you sign. We are buyers, not lawyers, and we give no legal advice.
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I inherited a house in West Park. Can you buy it while probate is open?
Yes. The estate's case runs through Broward's Seventeenth Judicial Circuit and your attorney runs the estate; we work alongside that attorney, buy the house as it sits and pay the attorney at closing. You do not have to clean it out or fix it first. 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.