Frequently Asked Questions

The fastest way to sell your house in Southwest Florida is to work with a direct cash buyer like Transition Properties. Contact us by phone at (239) 766-6978 or fill out the form on any page of our website. We evaluate your property and present a no-obligation cash offer within 24 hours. If you accept, we can close in as little as 7 days through a local title company. There are no showings, no open houses, no repairs needed, and no agent commissions. Learn more on our Sell My House Fast page.

A fair cash offer is based on your property's current market value, physical condition, location, estimated repair costs, and comparable recent sales in the area. Our offers are typically below full retail value because we buy as-is and assume all repair risk — but the trade-off is speed, certainty, and zero out-of-pocket costs for you. We're fully transparent about how we calculate every offer: you'll see the comps, the estimated repairs, and our numbers. There is never any obligation to accept, and we encourage you to compare our offer against listing with an agent before deciding.

We can close on residential properties in as little as 7 days from the time you accept our offer. The typical timeline is 7 to 21 days. For commercial properties, closings typically take 14 to 30 days due to more extensive due diligence. However, you choose your closing date — whether that's one week, one month, or three months from now. We work entirely on your schedule. See our full How It Works guide for the complete process.

No. We buy properties in any condition — damaged roofs, foundation issues, mold, fire damage, outdated interiors, code violations, hoarding situations, broken HVAC, and everything in between. You don't need to spend a dollar on repairs, cleaning, or staging. We handle all of that after closing. In fact, we prefer that you don't make repairs — you might spend money fixing things that don't affect our valuation at all.

No. Transition Properties charges absolutely zero fees and zero commissions. We also cover standard closing costs including title search, deed preparation, and recording fees. There are no agent commissions (we're not realtors), no administrative fees, and no hidden charges. The cash offer you accept is the amount you walk away with at closing. This is one of the biggest advantages of selling to a direct cash buyer instead of listing on the open market.

Listing with an agent typically produces a higher gross sale price but takes 60–120+ days, costs 5–6% in agent commissions plus 2–4% in seller closing costs, requires repairs and staging to make the home market-ready, involves weeks of showings and disruption, and carries the risk of deals falling through due to buyer financing or inspection issues. Selling to Transition Properties is faster (7–21 days), costs nothing out of pocket, requires no repairs or showings, and provides certainty of close. Many sellers find that after subtracting all the costs of a traditional sale, a cash offer nets a similar or even better amount — with far less stress.

Yes. In Florida, you have the legal right to sell your home at any point before the foreclosure sale is finalized at auction. Selling during pre-foreclosure allows you to pay off your mortgage balance from the proceeds, protect your credit from a completed foreclosure, avoid a potential deficiency judgment, and potentially walk away with remaining equity. A cash buyer like Transition Properties can close fast enough to resolve the situation before the court-ordered sale date.

Pre-foreclosure is the period between your first missed mortgage payment and the final foreclosure auction. In Florida, foreclosure is a judicial process — the lender must file a lawsuit (beginning with a lis pendens filing) and obtain a court judgment before selling your home. This process typically takes 6 to 12+ months, giving you a meaningful window to sell, negotiate a loan modification, or find another resolution. During pre-foreclosure, you still own the property and retain the right to sell it. Read our full pre-foreclosure guide for more detail on the Florida timeline.

Yes. Once the sale closes and the mortgage is paid in full from the proceeds, the lender has no basis to continue the foreclosure lawsuit. The case is dismissed, the lis pendens is removed from your property's title, and the matter is resolved. On your credit report, this appears as a standard property sale rather than a foreclosure judgment — a critical distinction that protects your ability to qualify for a new mortgage in the future.

Yes. Being behind on your mortgage does not prevent you from selling your property. We work directly with your lender's loss mitigation department to coordinate the payoff. All past-due payments, late fees, accumulated interest, and any legal costs the lender has incurred are settled from the sale proceeds at closing. You don't need to bring any money to the table. If you owe more than the home is worth, we can help you explore short sale options with your lender.

You can begin the selling process immediately, but the deed typically cannot transfer to a buyer until the probate court appoints a personal representative (executor) with legal authority to sell real property. The good news is that we prepare the offer and purchase agreement in advance, so closing happens as soon as the court grants that authority. In some cases — such as when the property is held in a trust, has a beneficiary deed, or qualifies for Florida's summary administration — full probate may not be required. We recommend consulting with a probate attorney. Learn more on our probate page.

A standard formal probate administration in Florida typically takes 6 to 12 months from the time the petition is filed. Summary administration — available for estates valued under $75,000 or when the decedent passed more than two years ago — can be completed in as little as a few weeks. The actual timeline depends on whether the will is contested, how many creditor claims are filed, the complexity of the estate, and the court's schedule in your county. Selling the inherited property to a cash buyer can be one of the fastest parts of the entire process.

It depends on how the property is held. If the estate is going through probate, the court-appointed personal representative generally has legal authority to sell real property as part of administering the estate, even if individual heirs disagree (though court approval may be required). If the property was inherited outside probate — through joint tenancy or a trust, for example — all owners on the deed typically need to agree. When heirs can't reach consensus, any co-owner can file a partition action in court to force a sale. We have experience navigating multi-heir situations.

You'll need Letters of Administration from the probate court (granting the personal representative authority to act on behalf of the estate), a valid government-issued ID, and the death certificate. The title company handles the heavy lifting: deed preparation, title search, lien resolution, and closing document preparation. If the property has an existing mortgage, you'll need the loan account number. We guide you through every step — most estate representatives are surprised at how straightforward the process actually is.

Yes. We buy tenant-occupied rental properties regularly — it's one of the most common situations we handle. We assume all existing leases at closing and take over the landlord-tenant relationship from day one. Non-paying tenants, problem tenants, and pending evictions all become our responsibility after closing. You don't need to evict anyone, wait for leases to expire, or even discuss the sale with your tenants before reaching out. Read more on our tired landlords page.

Sell it to us. We buy rental properties with difficult tenant situations all the time — non-payment, lease violations, property damage, unauthorized occupants, and active eviction proceedings. We factor the tenant situation into our offer and take full responsibility for resolving it after closing, whether that means renegotiating terms or proceeding through the legal eviction process. You walk away clean without spending another dollar on attorneys or court filings.

It depends on your individual situation. If the property is cash-flow positive, well-maintained, and you don't mind the ongoing management responsibility, keeping it may make financial sense. But if repairs are eating into your profits, tenants are causing problems, you're managing from out of state, the property is underperforming, or you simply want to redeploy the capital into something else — a cash sale lets you exit cleanly and move on. We're happy to talk through your specific situation with absolutely no obligation.

Direct buyers and principal investors like Transition Properties acquire commercial properties off-market nationwide. We buy self-storage facilities, mobile home parks, multifamily, industrial and warehouse, office, and retail without requiring a broker or public listing. Selling off-market saves you the 4–6% broker commission, eliminates months of marketing, and gets you to closing faster with a single, motivated buyer.

We value storage facilities primarily on net operating income (NOI) and the prevailing cap rate for the market. We also evaluate physical occupancy vs. economic occupancy, street rates vs. actual collected rates, unit mix, expansion potential, lot size, competition within the trade area, and the condition of buildings, roofs, doors, and access systems. For underperforming facilities, we underwrite to stabilized value — factoring in the rate increases, occupancy improvements, and operational upgrades we can execute after acquisition.

Absolutely. Selling directly to a principal buyer like Transition Properties eliminates the 4–6% broker commission and shortens the entire process from months to weeks. We provide proof of funds upfront, make offers based on our own institutional-grade underwriting, and close with our own capital or established lending relationships. One decision-maker, one set of due diligence, one closing. We also cooperate with brokers and honor existing listing agreements if you're already represented.

Yes. Distressed, vacant, and underperforming commercial properties are a significant part of what we acquire. We evaluate every property on its repositioning potential — not just its current NOI. High vacancy, below-market rents, deferred maintenance, anchor tenant departures, and management inefficiency are all opportunities for us. We have the experience, capital, and operational infrastructure to take on turnaround projects that other buyers won't touch.

Submit your property details through the form on our industrial page or call (239) 766-6978. We evaluate industrial properties based on building specifications (clear height, column spacing, dock doors, power), location relative to transportation infrastructure, tenant status, and market demand. We can close in 14–30 days with no broker fees. We buy warehouses, flex space, manufacturing facilities, distribution centers, and contractor yards nationwide.

Yes. Our commercial acquisitions division operates in all 50 states. We buy self-storage, mobile home parks, multifamily, industrial, office, and retail properties nationwide. Our underwriting process doesn't change based on geography — we analyze every deal with the same institutional rigor and have relationships with lenders, title companies, inspectors, and property managers across the country. If the deal makes sense and the fundamentals are sound, we move fast regardless of location.

Within 24 hours for residential (48 hours for commercial), we reach out to discuss your property and situation. We then prepare a written, no-obligation cash offer based on our evaluation. If you accept, we open with a reputable local title company, conduct any necessary due diligence, and you choose your closing date. On closing day, you sign the paperwork and receive your funds. The entire process — from first contact to cash in your account — can happen in as little as 7 days. See our full How It Works guide.

Great question — and you should absolutely do your homework. Here's what to check: Ask for proof of funds — a legitimate buyer can show a bank statement or letter proving they have capital. Check their online presence — website, reviews, and social media. Verify their business with the state's corporate registry. Ask for seller references. Ensure they use a third-party title company for closing — never wire money directly to a buyer. Transition Properties provides proof of funds upfront, closes through licensed title companies, and is happy to connect you with past sellers. Learn more about our team.

For most residential sales, you only need a valid government-issued ID and the ability to sign closing documents. The title company handles the title search, deed preparation, mortgage payoff coordination, and all closing paperwork. For probate sales, you'll need Letters of Administration from the court. For commercial sales, we may need rent rolls, trailing 12-month financials, and lease copies. In all cases, we guide you through exactly what's needed — most sellers are surprised at how little they actually have to do.

Closing takes place at a licensed title company — not at our office, and never informally. You sign the deed transfer and closing documents (which we prepare in advance so there are no surprises). The title company then disburses funds: any existing mortgage, liens, back taxes, or HOA dues are paid from the proceeds, and the remaining balance is wired directly to your bank account or issued as a cashier's check. The entire closing appointment typically takes 30–60 minutes. You walk out with your money and no further obligations to the property.