Are Cash Home Buyers Legit? How to Check One Before You Sign in Orlando

November 8, 2026
By Brandin

Yes, many cash home buyers are legit. Some are not. And a few sit in the middle: they're real people with real contracts, but they don't plan to buy your house at all.

I'm Brandin Johnson, and I buy houses for cash. So I'm on one side of this question, and I know how it looks from there. Here's how I'd check any cash buyer if I were selling my own house, me included.

1. Look up the license

Florida lets you search real estate licenses on the state's licensing site. You can search by name or license number. Pick the real estate category so you don't get results for other jobs.

Check three things. The name and address should match the person you're talking to. The license type should make sense: a broker and a sales associate are not the same. And look at the expiration date, not just the word "active."

Not every cash buyer needs a license. A person buying or selling a house of their own can do that without one. But if someone is working a deal for a fee on a house they don't own, the license matters. Florida law says a person may not operate as a broker or sales associate without a valid, current active license, and a violation is a third-degree felony.

If they say they're licensed, look them up. It takes two minutes.

2. Search the company on Sunbiz

Most cash buyers work under an LLC. Sunbiz is the state's official business records site. You can search it by company name, or by the name of an officer or registered agent.

The record page shows the company's status, filing date, registered agent, officers and annual reports. Here's what to look for:

• Is the company active?
• Does the person who is talking to you show up as an officer or manager?
• Was the company formed last month, or has it been around for years?

A new company isn't a bad sign by itself. But a name that doesn't match your contract is a reason to stop and ask.

3. Ask for proof of funds

A real cash buyer can show you the money. That usually means a recent bank or brokerage statement, or a letter from a lender or funds holder. It should be in the buyer's name or the name of the company on the contract.

It's fine for them to black out account numbers. It's not fine if they say they "have it" but won't show anything. Ask for it before you sign, not after.

4. Make sure a real title company is closing it

Your closing should go through a title company or a real estate attorney. You choose where you feel comfortable, and you can call and talk to them.

Title agents in Florida are licensed too, through the Department of Financial Services. The state's agent licensee search is at LicenseeSearch.FLDFS.com. Look up the agency or the closer, and call the office using a number you found yourself, not just the one on the contract.

If a buyer wants you to sign papers at a kitchen table and skip the title company, slow down.

5. Look at the earnest money

Earnest money is a deposit the buyer puts down to show they're serious. It should go to the title company or an escrow agent. It should not go to the buyer's own pocket or a personal account.

Read the contract to see when the deposit is due and when you'd keep it if the buyer backs out. A big promise with no deposit, or a deposit that's easy to get back, tells you how serious the buyer is.

6. Don't pay anything to get an offer

You shouldn't need to pay for an offer, an "application," a "processing" charge or an "admin" fee up front. Closing costs are normally handled at the closing table by the title company, and you'll see every dollar on the settlement statement.

If someone asks for money before the closing, ask why. Then ask for it in writing.

7. Read the assignment clause

This is the big one. Some "cash buyers" are really wholesalers. They sign a contract with you, then sell their spot in that contract to someone else.

It matters to you, because the person who signs with you may not be the person who pays you. If they can't find an end buyer, the deal can fall apart, or they may come back and ask for a lower price.

Look in the contract for words like "and/or assigns" or "buyer may assign this agreement." Also watch for:

• A long inspection or "due diligence" period where the buyer can cancel for almost any reason.
• A deposit that is tiny or fully refundable.
• Your house being marketed online by someone who doesn't own it or have a license.

Just ask: "Are you buying this house yourself, or do you plan to assign the contract?" A straight answer is a good sign. A dodge is not.

What a straight answer looks like

When I make an offer, I expect you to run every check in this post on me. A good buyer will tell you who they are, who is paying, and who is closing.

You can read more about how selling for cash works, or see the steps from offer to closing.

If your house needs work, selling as-is can be a good fit. And if you're in the city, here's more on selling a house in Orlando.

A quick checklist before you sign

• License looked up, if they claim one.
• Company found on Sunbiz, and the names match the contract.
• Proof of funds in hand.
• Title company or attorney you've checked and called.
• Earnest money going to the title company.
• No upfront fees.
• Assignment language read, and the question asked out loud.

Take your time. A good buyer won't mind you checking. In fact, they'll expect it.

Want to see both numbers for your house, a cash offer and what it would likely sell for listed? Call me at (407) 212-7381 or send me the address.

Sources

• www2.myfloridalicense.com: Florida's licensing site lets you search real estate licenses by name or license number
• myfloridalicense.com: The DBPR search shows license type and expiration date, so readers can check more than 'active'
• leg.state.fl.us: Fla. Stat. 475.42: a person may not operate as a broker or sales associate without a valid, current active license, and a violation is a third-degree felony
• leg.state.fl.us: A person can sell or buy their own property without a license (owner exemption)
• dos.fl.gov: Sunbiz is the state's official business records site and can be searched by company name, officer, or registered agent
• coastalbusinessreview.com: Sunbiz record page shows status, filing date, registered agent, officers and annual reports
• licenseesearch.fldfs.com: Title agents in Florida are licensed through the Department of Financial Services, and the DFS licensee search is at LicenseeSearch.FLDFS.com

I’m a licensed Florida real estate broker, not a lawyer or tax advisor. For legal or tax advice about your situation, talk to a Florida attorney or CPA.