Quick answer: A cash sale in Miami typically closes in 7–14 days. A traditional MLS listing in Miami-Dade took a median of 55 days to go under contract in February 2026 (MIAMI Association of Realtors), and roughly 96 days total from listing to closing. The fee difference is the bigger story – most sellers pay 8–10% of sale price in a traditional sale versus 1–2% in a cash sale.
If you've been Googling "sell my house Miami" for more than ten minutes, you've already noticed every answer sounds the same. Fast cash offer. No fees. Close in 7 days. It blurs together. So let's get specific.
There are two real ways to sell a house in Miami-Dade or Broward. List it on the MLS with an agent, or sell directly to a cash buyer. Both are legitimate. Which one's better depends on your situation, your timeline, and what the house needs.
Cash Sale vs. MLS Listing in Miami: Side-by-Side
| Factor | Cash Sale | MLS Listing |
|---|---|---|
| Time to contract | 24–48 hours | 55 days median (Feb 2026) |
| Time to close | 7–14 days | ~96 days listing-to-close |
| Agent commission | $0 | 5–6% typical (post-NAR settlement) |
| Seller closing costs | $1,000–$3,000 | $4,000–$8,000 (doc stamps, title, settlement) |
| Pre-sale repairs/prep | None | $5,000–$25,000 typical |
| Showings / staging | None | Required |
| Financing fall-through risk | None | ~10–15% of contracts |
| Net on $500K home (est.) | ~$427,000 | ~$435,000 (if everything goes right) |
How Long Does Each Path Really Take?
Miami-Dade single-family homes spent a median of 55 days from listing to contract in February 2026, per the MIAMI Association of Realtors. Condos averaged 83 days. Add title work, financing contingency periods, and inspection negotiations, and the typical listing-to-closing window runs roughly 96 days.
And those are medians. If your house needs work, sits in a slower zip code, or gets into a difficult negotiation, another 30–60 days on top is common.
A cash sale is different. Once you accept an offer, closing typically happens in 7–14 days. Some sellers close in as few as five business days when the title work cooperates. No appraisal, no mortgage underwriting, no waiting on a lender who keeps asking for more documents.
A cash sale closes in 7–14 days. A traditional Miami-Dade MLS listing takes a median of 55 days just to go under contract – and roughly 96 days to actually close.
What Does Selling Through an Agent Actually Cost?
This is where sellers get surprised. Miami agent commissions typically run 5–6% of the sale price, split between the listing and buyer's agents. Post-NAR settlement (effective August 2024), this is more negotiable than it used to be, but most buyers' agents still expect to be paid somehow. On a $500,000 home, that's $25,000–$30,000 off the top.
Commissions aren't the whole story. Add in:
- Florida documentary stamp tax – about $0.70 per $100 of sale price, roughly $3,500 on a $500K sale.
- Title insurance and settlement fees – $2,000–$4,000 typical.
- Pre-listing repairs and prep – $5,000–$25,000 is common for homes that aren't already updated.
- Repairs demanded at inspection – usually $2,000–$10,000 in credits or fixes.
- Carrying costs – mortgage, insurance, taxes, utilities for 3+ months.
Total out-of-pocket for a traditional Florida sale? Industry estimates put it at 8–10% of sale price all-in. On a $500,000 home, that's $40,000–$50,000 in transaction costs before accounting for 3 months of carrying costs.
What Does a Cash Sale Cost?
Zero commissions. Standard closing costs only, which run $1,000–$3,000 on the seller side in most cases. No repairs, no staging, no pre-listing prep. You don't pay an agent. You don't fix the roof. You get a number, you accept or decline, and you pick a closing date.
The catch: cash offers come in below full retail market value. That's the trade. You're paying for certainty and speed by accepting a lower price. The real question isn't whether the cash offer is lower (it is). The question is whether your net is meaningfully different after subtracting commissions, repairs, carrying costs, and the time value of three months. For a lot of Miami homeowners, it isn't. Run the math honestly and the gap closes fast – we built a free side-by-side calculator for exactly this.
When a Cash Sale Makes More Sense
Cash sales tend to win when:
- The house needs significant work ($20K+ in repairs)
- You're relocating or dealing with a timeline you can't control
- The property is tenant-occupied or has eviction complications
- You're in probate with multiple heirs who need to agree
- You're facing foreclosure and need the auction stopped
- The property has code violations or unpermitted work
Traditional listings make more sense when the house is in great condition, you have time, and you're in a high-demand neighborhood where bidding wars are realistic. In that case, the MLS gets you maximum exposure and maximum price.
Our Process
We give you a written cash offer within 24 hours of seeing the property. We show you the comparable sales we used to calculate the number. You decide. No pressure, no follow-up harassment. If you want to compare what you'd net on the open market versus what we're offering, we'll help you think through it. We've been buying in Miami-Dade and Broward since 2009 and we'd rather give you the honest picture than a number that sounds good until closing day.
Frequently Asked Questions
How fast can I sell my house for cash in Miami?
Most cash sales in Miami-Dade and Broward close in 7–14 days after acceptance. Some close in as few as 5 business days when title work is clean. The speed comes from skipping mortgage underwriting, appraisal, and buyer financing contingencies – the three things that add 30–60 days to a traditional sale.
What are the average closing costs for sellers in Florida?
For a traditional Florida sale, sellers typically pay 8–10% of sale price all-in: 5–6% commission (split between listing and buyer's agents), 0.7% in documentary stamp tax, plus title insurance, settlement fees, and repair credits. For a cash sale, seller costs are usually $1,000–$3,000 total with no commission.
Do I pay agent commissions on a cash sale?
No. When you sell directly to a cash buyer like Miami FL House Buyers, there's no listing agent and no buyer's agent, so there's no commission. You save the full 5–6% that would otherwise be deducted at closing.
What is Florida's documentary stamp tax on a home sale?
Florida charges $0.70 per $100 of sale price in documentary stamp tax on the deed (except in Miami-Dade, which is $0.60 per $100 plus a surtax on non-single-family). On a $500,000 Miami-Dade single-family home, expect roughly $3,000–$3,500 in doc stamps. This is typically the seller's responsibility.
How long does a typical MLS listing take in Miami-Dade?
Per the MIAMI Association of Realtors' February 2026 market report, Miami-Dade single-family homes had a median of 55 days from listing to contract, and condos averaged 83 days. Listing-to-closing runs roughly 96 days end-to-end for single-family homes in early 2026.
Sources: MIAMI Association of Realtors, February 2026 market report; Florida Department of Revenue documentary stamp tax schedule; NAR settlement commission guidelines (effective August 2024).
This article is educational and not legal, tax, or financial advice. Consult a Florida-licensed attorney or CPA for advice specific to your situation.