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

Florida townhouses look simple from the outside. The legal stack underneath is anything but. Fee simple or condo-style? HOA or condo association? Right of first refusal? Surprise hurricane assessment? Party-wall dispute with the neighbor? We have closed 80+ FL townhouses across all of these scenarios. Written cash offer in 24 hours, close in 7 to 14 days at any title company you pick.

Why Sell Your Florida Townhouse to Byron

• We buy fee-simple AND condo-style townhouses across all 67 FL counties
• We absorb HOA special assessments — including six-figure post-hurricane ones
• We close mid-litigation, mid-foreclosure, mid-HOA dispute
• We handle right of first refusal and association approval applications
• 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

How It Works for Florida Townhouses

1. Tell us about the unit and the community. Address, fee-simple or condo-style, HOA monthly, any pending assessments, any litigation, what is broken inside.
2. We pull the HOA records and write your offer in 24 hours. Estoppel preview, recent assessment history, ROFR language, milestone status if 3+ stories — we look at it all.
3. You sign, we submit to the HOA, we close. Title company pulls estoppel, pays it out of seller proceeds, files the deed, wires you the balance.

Fee Simple vs. Condo-Style — Why It Matters

This is the single most important question for any Florida townhouse cash offer.

Fee-simple townhouse (Ch. 720 — HOA Act). You own the building, the land underneath, and your share of common areas. You get a warranty deed. The community is governed by an HOA, not a condo association. Insurance is structured per-unit (each owner has a wind/hazard policy on their building). Roof is usually owner-responsibility. HOA dues fund landscape, pool, clubhouse, sometimes paint and exterior. Special assessments are capped only by what the docs allow.

Condo-style townhouse (Ch. 718 — Condo Act). You own the air space inside the unit walls. The building shell, the land, the roof, and the common areas are condominium common element. You get a unit deed. Insurance is master-policy on the building. Roof is association-responsibility. Maintenance fee is usually higher because it covers more. Milestone inspection (§553.899) applies if the building is 3+ stories. SIRS (§718.112(2)(g)) applies. Estoppel is under §718.116(8).

The mailbox label doesn't tell you which one you are. The recorded declaration does. We pull it on day one.

Florida Statutes That Affect Your Townhouse Sale

Fla. Stat. Ch. 720 — HOA Act. Governs fee-simple townhouse communities. §720.303 (records, common voting), §720.30851 (estoppel certificate, $299 cap), §720.401 (separate disclosure to buyer), §720.3085 (assessment liability and joint-and-several rules).

Fla. Stat. Ch. 718 — Condo Act. Governs condo-style townhouses. Same milestone, SIRS, ROFR, estoppel rules as a high-rise condo — see our condo page for the deep dive.

§689.261 — homestead disclosure. If your townhouse has been your homestead, the buyer-cannot-rely-on-seller-taxes form is mandatory at or before contract. We provide it on day one.

Article X §4 (FL Constitution) — homestead spousal joinder. If married and the townhouse is homestead, your spouse must sign even if not on title. Skip this and the deed is void as to homestead.

§83.01 et seq. — Florida Residential Landlord-Tenant Act. If the unit is rented, lease assignment, security-deposit transfer, and prorated rent at closing are governed here.

Surprise HOA Assessments After Hurricanes

Half of what we close on Florida townhouses post-2022 is some version of: "The HOA passed a $42,000 assessment last month and now my buyer's lender pulled the loan."

Here is the pattern. Hurricane comes through. HOA's master policy on the roofs/clubhouse/pool/seawall has a hurricane deductible that wipes out reserves. Insurance pays out 60–70% of damage. Board votes a special assessment to cover the gap. Notice goes out to owners. Your unit, paid off, no problems, suddenly has a $40,000 to $80,000 lien-eligible obligation attached to it.

A retail buyer's lender sees that assessment in the estoppel and either lowers the appraised value, requires the seller to pay it off at closing (collapsing the deal), or denies the loan outright. Your house sits.

We are cash. We do not care what the lender says. We see the assessment, we factor it in, we still close.

Party Walls and Shared Construction

The party wall between two attached townhouses is governed by the declaration of covenants. Three common patterns in Florida:

1. Common element maintained by HOA. HOA pays for repairs, both owners share an easement.
2. Each owner maintains their own half. Each side responsible for cosmetic and structural to centerline.
3. Silent / ambiguous. Default to neighbor-law and common-law of party walls — usually shared 50/50, with cooperation required.

Cracks at the party wall, slab settlement, water intrusion at the shared eaves, shared-driveway disputes — these are the most common things we discover after a townhouse offer. We do not back out for them. We adjust the number once if material, and we close.

Florida Townhouse Insurance Reality

Insurance is the dominant variable on every Florida townhouse cash offer in 2026.

Fee-simple townhouse. Each owner has their own HO-6 or HO-3 policy on the structure. Roof age, four-point inspection, wind mitigation report all drive premium. Citizens Property Insurance (§627.351(6)) is increasingly the only writer. After Jan 1, 2023, AOB ban (§627.7152) means roofers cannot take your insurance check.

Condo-style townhouse. Master policy held by the association on the building shell. Owner carries HO-6 (interior + contents). Master policy renewals have spiked 30-100% in many FL associations in the last 24 months, driving HOA fee increases and special assessments to fund the gap.

Both styles. Older townhouses (pre-2002 FL Building Code rewrite) face higher premiums and more inspection scrutiny. Roofs over 15 years old may be uninsurable conventionally — pushing the building toward Citizens or special-assessment funding for re-roofs.

We close anyway. We are cash; we do not need to qualify for insurance to close. We carry our own liability and structure our hold accordingly.

Florida Townhouse Cities Where We Close

Florida townhouses concentrate heavily in:

• Tampa Bay — Westchase, New Tampa, Brandon, Riverview, Wesley Chapel townhouse stacks (much of it 2002-2008 boom-era construction)
• Orlando — Lake Nona, Avalon Park, Hunters Creek, Dr Phillips, Winter Garden, Clermont
• Miami-Dade / Broward — Doral, Miramar, Pembroke Pines, Coral Springs, Weston townhouse communities
• Jacksonville — Mandarin, Southside, World Golf Village (St. Augustine), Nocatee
• Naples / Bonita Springs / Estero — gated 55+ and family townhouse villages
• Sarasota / Bradenton / Lakewood Ranch — newer master-planned townhouse stock
• Boca Raton / Delray / Boynton — older fee-simple townhouse communities west of I-95
• Tallahassee / Gainesville — university-rental townhouse stock

How We Underwrite a Florida Townhouse

Step-by-step what we do in the 24 hours between your call and our offer:

1. Pull the deed to determine fee-simple vs condo-style ownership.
2. Pull the recorded declaration to read the HOA/condo association docs — assessments, ROFR, transfer fees, party-wall language, milestone obligations.
3. Pull the last 12 months of board minutes if they're posted on the HOA portal — what's been discussed, what's on the agenda, what's coming.
4. Pull recent sold comps within the same community and the surrounding half-mile.
5. Pull insurance availability — is the community in Citizens, what is the wind deductible, what are master-policy renewals doing.
6. If 3+ stories condo-style, pull milestone status under §553.899 and SIRS status under §718.112(2)(g).
7. Estimate repairs based on what you tell us and what the comps show.
8. Run our cash math. Send you the number with proof of funds.

You see all of this work as one phone call and one written offer. We do all the paper-pulling and engineer-report-reading on our side.

What Sets Byron Apart on Florida Townhouses

• We have closed 80+ FL townhouses across Tampa Bay, Central FL, Southeast FL, and the Treasure Coast
• We read the declaration AND the bylaws AND the last 12 months of board minutes before we send you a number
• We pay estoppel, transfer fee, capital contribution, AND special assessment at closing
• Real human at 951-331-3844, not a call center
• No appraisal, no inspection re-trade, no lender contingency

The ten most common Florida townhouse questions we hear are above. If yours is not, 951-331-3844 gets a real person who has closed dozens of townhouses just like yours.

When Listing Beats Cash on a Townhouse

We try to be honest. Cash is not always the right path. If your townhouse:

• Has no special assessment, no pending litigation, no HOA dispute
• Sits in a community with active retail demand and recent comps
• Is in fully-renovated, move-in condition
• And you can wait 60-120 days for the right buyer

— then a real-estate agent listing the property on MLS will likely net you more, even after 6% commission. We will tell you that on the call. We are not interested in stealing a sale from a homeowner who has time and a clean property.

But if your townhouse has any of: pending assessment, active HOA dispute, deferred maintenance, party-wall issue, foreclosure pressure, divorce timeline, hurricane damage, tenant-in-place, or a buyer-killing milestone inspection — cash usually wins. That is the lane we operate in.

Ready to Sell Your Florida Townhouse?

You do not have to fight the HOA assessment. You do not have to wait six months for the litigation to clear. You do not have to repair the party wall first. You do not have to find another buyer after the last one's lender pulled out. Call 951-331-3844 or fill out the form on this page. We will pull the HOA records, write you a real cash number in 24 hours, and close at the title company you pick in 7 to 14 days. One offer, one closing, done.