If you’re a homeowner in Miami-Dade or Broward County wondering whether a cash offer really means “no fees no commissions,” this FAQ breaks down what you actually pay (and keep) when you sell to cash home buyers versus listing with an agent.
Are there realtor commissions when selling for cash?
It depends on how you sell for cash, not just that the buyer is paying cash.
- Direct sale to a cash home buyer (no agent): If you sell directly to an investor or “we buy houses” company, there is typically no realtor commission at all. In Florida, when there’s no listing agreement and no buyer’s agent, you usually pay 0% in agent fees, even if the buyer is paying all cash.
- Cash buyer + listing agent: If you list with a realtor on the MLS and a cash buyer shows up, you still owe whatever commission you agreed to in your listing contract. In Miami, the combined traditional commission is often around 5-6% of the sale price, though after the 2024 NAR settlement, all commissions are fully negotiable and sellers are not required to pay a buyer’s agent.
So, if your main goal is to sell my house fast with no fees no commissions, a direct sale to reputable cash home buyers is usually the path that avoids realtor fees altogether, though you’ll want to compare that lower-friction option to what you might net on the open market.
Who pays closing costs in Miami-Dade and Broward County?
In a traditional sale, closing costs are split between buyer and seller based on local custom and your contract. In a cash sale to an investor, those rules can shift because cash buyers often agree to absorb more of the costs in exchange for a lower purchase price and an as-is sale.
Typical seller costs in a traditional sale:
- Documentary stamp tax on the deed: About $0.70 per $100 of the sale price in both Miami-Dade and Broward. On a $500,000 home, that’s roughly $3,500.
- Title-related fees and closing/settlement fee: In Miami-Dade, the buyer often pays for the owner’s title insurance policy; in Broward, the seller commonly pays it at about $5.50 per $1,000 of coverage.
- HOA estoppel letter: Frequently $100-$400 per association, plus any unpaid dues.
- Pro-rated property taxes up to the closing date.
When you include commissions, total seller costs in a traditional Miami-Dade or Broward sale often land around 8-10% of the sale price.
In a cash investor sale: Many professional cash home buyers in South Florida advertise that they will pay most or all closing costs for you. That can mean they cover title insurance and settlement fees, recording and courier fees, and many administrative charges that would normally appear on your side of the closing statement. You’ll still be responsible for your mortgage payoff, liens, and pro-rated taxes, but a good investor will factor all of this into your net number and present it clearly on a seller net sheet so you know exactly what you’ll walk away with.
Are there any hidden fees when selling to cash home buyers?
Reputable cash home buyers in Miami-Dade and Broward typically structure the deal so that there are no junk fees, no commissions, and minimal closing costs on your side. However, “hidden costs” can still show up in other ways if you’re not careful.
- Lowball offers instead of visible fees: Some “we buy houses” companies avoid line-item fees but make offers 20-35% below market value to cover their profit, repairs, and resale risk. The cost is baked into the price rather than labeled as a fee.
- Assignment or wholesale spreads: Wholesalers may put your house under contract, then assign it to another investor for more money. You’re not paying a fee directly, but you might have accepted less than your property could have commanded from an end buyer.
- Last-minute credits or repair demands: If the contract allows, a buyer could try to renegotiate after inspections. A strong as-is contract and experienced title company help prevent this.
Pro Tip: Always ask for a simple, written net sheet that shows your cash offer, all expected payoffs, and the final amount you’ll receive at closing. That’s the best way to confirm there are truly no hidden fees.
How does a cash offer compare to what I’d net after agent fees and repairs?
The biggest question for most sellers is: “Am I really better off taking a cash offer?” The honest answer is that you’re usually trading a slightly lower price for speed, certainty, and convenience.
Example: Traditional agent-listed sale. Imagine your home in Broward could sell for $500,000 on the open market:
- Agent commissions (negotiable): Around 5.5% total = $27,500, unless you negotiate lower or decline to pay a buyer’s agent.
- Seller closing costs (doc stamps, title, HOA, etc.): Often another 2-4%, say roughly $10,000-$20,000 in this price range.
- Repairs and prep: Painting, landscaping, handyman work, and buyer-requested repairs can easily run $5,000-$15,000+ depending on your home’s condition.
After all that, many sellers effectively net closer to 82-90% of the sale price before paying off their mortgage, and they’ve invested time, stress, and uncertainty into the process.
Example: Direct cash offer sale. A serious investor might offer, for example, $430,000-$450,000 for that same property, depending on needed repairs and their profit margin. On paper, that’s lower than $500,000, but consider what you’re saving: no commissions (if you’re not using an agent), minimal or no seller closing costs if the buyer is covering them, and no repairs, cleaning, or showings, since the property is sold as-is, which is especially valuable if the home needs major work or you’re facing foreclosure, probate, or relocation.
When you run the numbers, your net from a fair cash offer can be surprisingly close to what you’d keep after commissions, closing costs, and repairs on a traditional sale, especially if your property needs updating or you truly need to sell my house fast.
Bottom line: How to decide what’s best for you
For Miami-Dade and Broward homeowners, the smartest move is to compare real numbers side by side. Ask a trusted agent for a detailed net sheet on a traditional sale, then ask one or two reputable cash home buyers for written offers that clearly show any fees they’ll cover. Only then can you see whether “no fees no commissions” plus a lower purchase price leaves you ahead, or if listing on the open market makes more sense for your situation.