If you own a house in Melbourne, Florida and a normal listing doesn't fit your situation, you may have searched for "we buy houses Melbourne." Maybe you need to move quickly. Maybe the house needs repairs you can't afford, or you inherited it, or you're under foreclosure pressure. A cash sale can be an option in cases like these, though it comes with trade-offs, including a lower price than a fully prepared listing, and you should weigh them before you call anyone.
This guide explains how "we buy houses" companies work, how the process typically goes, what a cash offer reflects and how to protect yourself. It is about Melbourne in Brevard County, Florida. (If you are looking for Melbourne, Australia, Eagle Cash Buyers doesn't buy there.) For a closer look at the process in the state, see our Melbourne, Florida page and our Florida page.
One note before we begin. This is general information, not legal or tax advice. Florida rules and local practices matter, so confirm the details with a Florida title company or attorney.
We Buy Houses Melbourne: What Does It Actually Mean?
A "we buy houses" company is usually an investor or investment company that buys homes directly from owners, using its own money rather than a mortgage, and these cash buyers typically resell the house, rent it out or do some of each. Simple enough.
Because there is no lender in the middle, a cash sale skips several steps that slow a traditional sale, such as the buyer's loan approval, the bank's underwriting and the lender's appraisal, and that is why cash sales can close faster. The title work and the paperwork still happen.
Eagle Cash Buyers, LLC is registered in Ohio and evaluates properties in 43 states, including Florida. Eagle may buy a house directly or assign the contract, and that is disclosed in the agreement before you sign.
How the Process Typically Works
Every company runs it a little differently. The shape is the same.
Step 1: Request an offer
You contact the company online or by phone and share basics about the house, such as the address, its condition, whether there is a mortgage and when you would like to move.
Step 2: A property review
The buyer reviews the property, sometimes with a walkthrough or photos. The goal is to estimate repairs and resale potential. It is not to hand you a to-do list.
Step 3: A written offer
If the buyer can make an offer, you receive it in writing. Whether we can make an offer depends on the property, the title and our buying criteria. Read it carefully. Nobody should pressure you to accept on the spot.
Step 4: Agreement and closing date
If you accept, both sides sign a purchase agreement. With Eagle, closing can happen in as little as 21 to 42 days, or later if you need more time, and the seller picks the date. The title work and your situation affect the timeline.
Who Benefits Most From a Cash Sale?
A cash sale isn't right for everyone. It fits best when speed and certainty matter more than getting the highest possible price, and a few situations come up again and again.
- A house that needs major repairs. Roof, plumbing, mold or foundation problems can scare off buyers who rely on a mortgage, because a mortgage lender may require the house to meet certain standards. Cash buyers can consider many conditions.
- Foreclosure pressure. When a deadline is close, a fast sale can be a way to avoid the bank taking the house. Our guide on selling your house fast before foreclosure goes through the options.
- A job relocation. Paying two mortgages while you wait for a buyer is hard. A cash sale can end that.
- An inherited house. Heirs who live far away, or who don't want to fund repairs, sometimes prefer a straightforward sale.
Selling As-Is, Explained
As-is means you don't make repairs before closing. The buyer accepts the house in its current condition, and the offer reflects that, so you skip the contractors, the renovation costs and the back-and-forth over inspection repair requests. Our guide on we buy houses as-is explains what that means for you.
Eagle buys mobile homes only with the land.
How Cash Buyers Calculate Offers
Cash offers are usually below what a fully prepared listing might bring. The buyer takes on repairs, holding costs and resale risk, and the price reflects that. Buyers typically look at four things:
- the condition of the property and the repairs it needs
- recent comparable sales nearby
- holding costs such as taxes, insurance and utilities
- the buyer's own costs and the margin needed to justify the risk
Our guide on how cash buyers calculate their offer shows the method in detail. The right number for a Melbourne house depends on the house and the market, so compare more than one option.
Costs and Taxes to Check in Florida
With Eagle, there is no agent commission on a direct sale, and Eagle pays closing costs except your mortgage payoff, back taxes and liens, and your share of transfer tax. In Florida, the transfer tax on deeds is called documentary stamp tax. According to the Florida Department of Revenue, it is 70 cents per $100 of consideration in every county except Miami-Dade, and all parties to the document are liable for it regardless of who agrees to pay. Who pays is set in the contract, so read it.
Our guide to closing costs in a cash sale goes through each line.
Pros and Cons of Selling for Cash
| Pros | Cons |
|---|---|
| Can close faster than a financed sale | A lower price than a fully prepared listing |
| No repairs required on your side | Fewer buyers competing for your house |
| No agent commission on a direct sale | Scam risk if you don't vet the buyer |
| Less stress and fewer showings | Not every house or title qualifies |
A listing can net more when you have both the time and the money to put the house right. If you have both, compare it honestly.
Are "We Buy Houses" Companies Legitimate?
Many cash buyers are real businesses. Some are not, and the FTC's page on mortgage relief scams describes common red flags, such as upfront fees and pressure to sign over your deed. Before you accept any cash offer:
- Check reviews and ratings from several places.
- Ask for proof of funds.
- Read the contract carefully, or have an attorney read it.
- Be wary of anyone who asks for money up front or pushes you to decide immediately.
Our guide on how to tell if a cash home buyer is legit has a longer checklist.
Is a Cash Sale Right for You?
It depends on what you need most. If speed, simplicity and certainty outweigh price, a cash sale may fit. If you can wait and can afford to prepare the house, listing may net more. Only you can weigh that. A licensed professional can help you run the numbers before you commit to either path.
