Brevard County · Buying
Buying with cash in Brevard County
A faster path with no loan steps, and proof of funds ready for your offer.
Free · Agents who know Brevard County · Every step in one app
Paying cash for a home is a big moment. Maybe you sold a home, received an inheritance, or saved for a long time. Even so, writing one very large check can feel scary. You may worry about paying too much, about scams, or about skipping a step that a lender would normally catch for you.
Those are good instincts. A cash purchase is usually simpler and faster because there is no loan to approve. But the steps that protect you, like the inspection, the title search and checking the price, still matter. Without a lender, you are the one who makes sure they happen.
This page shows you what changes when you pay cash, what stays the same, and how to protect your money from the first offer to the day you get the keys.
What’s different for you
- Have proof of funds ready. A recent statement shows sellers you can close.
- Skip the loan steps. A faster path to closing.
- Still inspect. Cash buyers get inspections too.
When you start in CloseHive from this page, your plan already includes these steps, along with the usual ones for buying in Brevard County. You always see what to do next, and your agent handles the how.
What to know
What changes without a loan
There is no loan application, no lender underwriting and no lender-ordered appraisal. That often means fewer steps and a shorter time to closing. Sellers may see a cash offer as more certain because it cannot fall apart over a loan.
Proof of funds
Sellers will usually want to see that the money is really there. This is often a recent bank or investment statement, or a letter from your bank, showing enough for the price and closing costs. You can cover account numbers. Keep the money where it can be moved in time for closing.
You still should inspect
An inspection tells you the condition of the roof, plumbing, electrical, air conditioning and more. Without a lender, nobody will require it, so you need to ask for an inspection period in your contract. Insurance companies may also ask for extra inspection reports on some homes, so ask your insurance agent what they need before your inspection period ends.
An appraisal is optional, but it can help
No lender means no required appraisal. A private appraisal is a choice. It can help you know you are not paying more than the home is worth, especially if there were few recent sales nearby.
Florida taxes you skip by paying cash
Florida charges a documentary stamp tax of 35 cents per $100 on new mortgages and a separate intangible tax on mortgages. A cash buyer with no mortgage does not owe those. Florida also charges 70 cents per $100 on the deed. Under Florida law all parties are liable for the deed tax, and your contract says who pays it.
Title still matters
A title search checks for liens, unpaid taxes or other claims on the home. With a loan, the lender requires a lender’s title policy. With cash, an owner’s title policy is your choice, and it protects you, not a lender. Ask the title company to explain the policy and its cost before you decide.
Insurance is up to you
No lender means no lender rules about homeowners or flood insurance. That does not mean the risk is gone. Florida sellers must give a flood disclosure at or before signing, and that form says homeowners policies do not cover flood. Talk to a licensed insurance agent before you close.
Moving the money
Wire fraud is a real risk in home closings. Never trust wire instructions that arrive by email or text, even if they look right. Call the title company at a phone number you find yourself and confirm before you send anything.
Your options
What to gather
- A recent bank or investment statement, or a bank letter, showing the funds (account numbers covered)
- Know how many days it takes to move money from each account
- An inspection period written into your contract
- A licensed home inspector lined up
- Quotes for homeowners insurance, and flood insurance if you want it
- Decide whether you want a private appraisal
- The title company’s phone number, found on your own, to confirm wire instructions
- A photo ID for closing
- Plan to apply for the homestead exemption by March 1 if this will be your main home
Mistakes to avoid
- Skipping the inspection to make the offer stronger. A short inspection period can still make an offer strong. Giving it up entirely can cost far more than it saves.
- Sending a wire from an emailed instruction. Always call the title company at a number you looked up yourself before you wire money.
- Showing a full statement to everyone. Cover account numbers on proof of funds. The seller needs to see the balance, not your account details.
- Forgetting the costs after closing. Keep money aside for insurance, taxes, repairs and moving. Cash buyers can end up with less cushion than they planned.
- Not applying for homestead. If it’s your main home, apply with the Brevard County Property Appraiser by March 1.
Brevard County in numbers
- The typical home in Brevard County is worth about $339,600, and 77% of homes are lived in by their owners.
- Typical rent here is about $1,556 a month, including utilities.
Free help
Questions people ask
Do cash buyers need an appraisal?
Not required by a lender, but it can still help you know you’re paying a fair price.
Do cash buyers need an appraisal?
No lender requires one. It is still worth thinking about, because it helps you know you are paying a fair price.
What counts as proof of funds?
Usually a recent bank or investment statement, or a letter from your bank, that shows enough money for the price and closing costs. Cover the account numbers.
How fast can a cash purchase close?
There is no loan to approve, so it is often faster. The real timeline depends on the inspection period, the title search and what the contract says.
Do cash buyers pay closing costs in Florida?
Yes, but usually fewer. You skip the mortgage taxes and lender fees. You may still pay title, recording, inspection and other costs, depending on your contract.
Do I need title insurance if I pay cash?
No lender requires it. An owner’s policy protects you against covered title problems. Ask the title company to explain it and its cost.
Should I still get a home inspection?
Yes. Cash or loan, the inspection is how you learn about the home’s condition before you are locked in.
Can I get homeowners insurance without a loan?
Yes. You buy it yourself. Insurers may ask for reports on older homes, so ask early.
How do I avoid wire fraud?
Call the title company at a number you find yourself before sending any money. Never trust changed instructions sent by email or text.