Condo / Townhouse. Cash. As-is. Anywhere in Florida.

Selling a Florida condo in 2026 is harder than selling a house. Special assessments are six figures. Milestone inspections are killing financing. Half the buildings on the coast are on someone's lender blacklist. Retail buyers walk away the day they see the estoppel. We don't. We buy condos in any building, in any condition, with any assessment — written cash offer in 24 hours, close in 7 to 14 days at any title company you pick.

Why Sell Your Florida Condo to Byron

• We buy in lender-rejected buildings (Fannie/Freddie unwarrantable lists, post-Surfside watchlists)
• We absorb special assessments — even six-figure ones
• We close mid-litigation, mid-foreclosure, mid-termination
• We work with HOAs on right of first refusal and approval timelines
• 15 years, 500+ FL closings, BBB A+, 4.9 stars
• Cash offer in 24 hours, written, with proof of funds
• Close in as little as 7 days at any FL title company

How It Works for Florida Condos

1. Tell us the building, the unit, and the situation. Address, beds/baths, current monthly maintenance, any special assessment notice, any open litigation, any foreclosure status.
2. We pull the building's records and write your offer in 24 hours. Milestone status, SIRS status, reserve health, ROFR language, recent assessment history — we look at all of it before we send you a number.
3. You sign, we submit to the association if needed, we close. Title company pulls estoppel, pays it out of seller proceeds, files the deed, wires you the rest.

What Makes Florida Condos Hard to Sell in 2026

Three forces converged after the Surfside collapse on June 24, 2021:

Senate Bill 4D — Milestone Inspection (§553.899). Every condo 3+ stories must complete a Phase 1 structural inspection at year 25 (coastal) or year 30 (inland). Phase 2 is destructive testing if Phase 1 finds substantial structural deterioration. The structural engineer's report becomes a public association record.

Structural Integrity Reserve Study (§718.112(2)(g)). SIRS must be commissioned every 10 years, and as of December 31, 2024, associations can no longer waive reserve funding. The studies turn up deferred maintenance — concrete spalling, post-tension cable corrosion, balcony tie-ins — and the only way to fund the fix is a special assessment.

Lender retreat. Fannie Mae and Freddie Mac maintain non-public lists of FL condo buildings deemed "unavailable" for conforming financing. Hundreds of buildings are on it. A retail buyer's lender pulls the loan a week before closing, and the deal dies.

The result: thousands of Florida condo owners are stuck. The unit is paid off, the building is fine to live in, but no buyer can get a mortgage and the unit will not appraise. Cash is the only door open. We are it.

Florida Condo Statutes That Affect Your Sale

Fla. Stat. §718.503 — pre-contract disclosure summary required for condo sales. Buyer has a 3-day rescission right on resales of certain condos and 15 days on developer sales.

§718.112(2)(i) — declaration may grant the association a right of first refusal or approval over unit transfers. Read your declaration. About 1 in 3 FL condos has one.

§718.116 — assessments are joint-and-several with the unit. Buyer takes title subject to unpaid assessments. The estoppel certificate (§718.116(8), capped at $299) tells the closing exactly what is owed and to whom.

§553.899 + §718.112(2)(g) — Milestone Inspection + SIRS. If your building is mid-process, we want to see the engineer's report and the most recent SIRS. We will tell you straight whether the assessment number is final or whether more is coming.

§718.117 — termination of condominium. Older buildings being demolished for redevelopment trigger termination procedures. We can buy through termination — most retail buyers cannot.

§720.401 — separate disclosure required if the condo is also part of a master HOA (common in Florida planned communities — think Boca Raton west, the Villages, Sun City Center, ChampionsGate).

Special Assessments — How We Handle Them

A special assessment is the single biggest condo deal-killer in Florida right now. Here is how we structure it:

Recently approved, paid in full by seller. No issue. We close at the price we agreed.

Recently approved, owner has not paid. We buy with the assessment outstanding; we pay it at closing out of seller proceeds; you walk free.

Recently approved, owner is on a payment plan. We pay off the remaining balance at closing.

Pending — vote not yet held. This is where it gets interesting. We will give you two prices: one assuming the assessment passes at the rumored amount, one assuming it does not. You decide whether to wait for the vote or cash out now.

Massive (six-figure plus) — building is in deep structural distress. We still buy. The number is lower because the assessment is bigger, but we close. Not many cash buyers play in this lane. We do.

Right of First Refusal — How We Handle It

About 1 in 3 Florida condos we close has a right-of-first-refusal clause in the declaration under Fla. Stat. §718.112(2)(i). Here is what happens:

1. We sign a contract with you at our agreed price.
2. The contract goes to the association with a formal ROFR notice.
3. The association has a defined window (usually 15-30 days) to either approve the buyer (us) or exercise the ROFR by buying the unit themselves at the same price.
4. If the association approves the sale to us: we close as planned.
5. If the association exercises ROFR: they (or a member they designate) become the buyer at the contract price. You still get paid the same number you signed for. The deal closes. The buyer just changed.

ROFR rarely fires. Most associations are non-profit and do not have the cash to swoop in. But it adds 30 days to the timeline. We plan around it from day one — and you still get paid either way.

Estoppel Walk-Through

Every Florida condo closing involves an estoppel certificate under Fla. Stat. §718.116(8). The line items:

• Regular monthly assessment — current and any past-due
• Special assessments — current installment and remaining balance
• Late fees, interest, attorneys' fees charged to the unit
• Fines assessed by the association
• Capital contribution required from new owner (often $500-$2,000)
• Transfer fee (capped per the statute, typically $100-$300)
• Application fee (separate from estoppel, varies by association)
• Move-in / move-out fee (some buildings charge this on every transfer)

The estoppel itself is capped at $299 (rising slightly with statutory updates). Title pulls it 7-10 days before closing and pays everything listed at closing. You walk free of all of it.

Florida Condo Cities Where We Close Most Volume

• Miami-Dade — Brickell, downtown, Edgewater, Sunny Isles, Aventura, Hallandale, Hollywood; heavy SB 4D / SIRS pressure on 1970s-1990s oceanfront stack
• Tampa Bay — downtown Tampa, Channelside, St. Pete waterfront, Clearwater Beach, Sand Key, Indian Rocks
• Naples / Marco Island / Sarasota — Gulf Coast luxury and 55+ stack; some of the heaviest milestone-inspection volume in the state
• Jacksonville — Jacksonville Beach, Atlantic Beach, San Marco, riverfront downtown
• Orlando — downtown Orlando, Lake Eola, ChampionsGate, Disney-area resort condos (mixed-use complications)
• Daytona / Cocoa Beach / Melbourne — Space Coast and Volusia oceanfront
• Boca Raton / Delray / Boynton — older mid-rise stock with major SIRS pressure
• Fort Lauderdale / Pompano — beach and intracoastal condo stack
• Fort Myers / Cape Coral / Naples — post-Ian assessment-heavy buildings

What Sets Byron Apart on Florida Condos

• We have closed 60+ FL condos in the last 24 months — Sunny Isles, Brickell, Hollywood, Hallandale, Aventura, Pompano, Boca Raton, Naples, Sarasota, Clearwater Beach, Tampa, Daytona, Cocoa Beach, the Space Coast, Jacksonville Beach
• We read the declaration, bylaws, last 12 months of board minutes, and the milestone/SIRS engineer reports before we send you a number
• We pay estoppel, transfer fee, capital contribution, and any pending fines at closing
• We handle association ROFR and approval applications ourselves
• Real human at 951-331-3844, no offshore call center, no bots

Ten of the most common condo questions we get are answered in the FAQ schema above. If yours is not, call 951-331-3844 — Byron picks up.

Insurance Pressure on Florida Condos

Beyond SIRS and Milestone, the condo insurance picture in Florida is brutal in 2026. Master policies covering association common element have repriced 40-100% in the last 24 months on the coast. Citizens (§627.351(6)) is increasingly the only writer for older buildings. Higher master-policy premiums roll into HOA monthly fees, which roll into appraisal cuts, which roll into lender denials.

The cumulative effect: many FL condos that seem perfectly fine to live in have effectively become uninsurable AND unfinanceable AND locked into massive special assessments. Cash is the only door open. We are it.

Ready to Sell Your Florida Condo?

The retail listing path is broken right now for most Florida condos. Even great units in great buildings are sitting at 90, 120, 180 days on market because of one assessment notice or one lender blacklist. You do not have to play that game. Call 951-331-3844 or fill out the form. We will pull the building records, write you a real number in 24 hours, and close at the title company you pick in 7 to 14 days. No fee, no commission, no inspection re-trade, no financing contingency. One signature, one wire, done.