Sell My House Fast in North Miami, FL: We Buy Houses for Cash

Selling a house in North Miami

North Miami's housing stock is old (the median home was built in 1966), the city's code fines run up to $1,000 a day, and the streets in Keystone Point, Sans Souci and Arch Creek flood on a bad king tide. If you are holding a house with an open violation, an inherited property in Westside or Sunkist Grove, or a condo in a building facing its 30-year recertification, we will give you a written cash offer within 24 hours and close in seven days. We are a licensed, direct buyer based in Hollywood, twenty minutes up Biscayne Boulevard. No commissions, no repairs, and we pay the closing costs.

The North Miami market in 2026

North Miami has about 21,700 housing units, roughly 40 percent single-family and 60 percent in multi-family buildings, with a median year built of 1966 and an owner-occupancy rate of only 43 percent. Prices are split by product. MIAMI REALTORS' second-quarter 2026 city report shows 63 single-family closings at a $570,000 median (down 10.2 percent from a year earlier), 45 days to contract and 43 percent of buyers paying cash; condos and townhouses closed at a $205,000 median (up 12.3 percent) with 69 percent cash and 24.5 months of inventory. Redfin's September 2026 all-types median was $489,757, up 16.6 percent, on 99 sales and a 107-day median time on market; Zillow's home value index sits at $421,601 with 45 days to pending. The spread between a single-family price and a condo price in the same ZIP code is $365,000, and the condo side is where listings sit for the better part of a year.

Code enforcement: Chapter 21, the Special Magistrate, and $1,000 a day

North Miami enforces its property code under Chapter 21 of the City Code through a Special Magistrate appointed by the City Council. The path is a Notice of Violation with a compliance date, then a Notice to Appear, then a first hearing where the magistrate finds the violation and sets a new deadline, then a second hearing where fines are imposed retroactive to the deadline. The city's published ceilings are up to $1,000 per day for a first violation and up to $5,000 per day for a repeat, running until the property complies, and the order is recorded as a lien against the title. Since February 4, 2026, hearings are back in person in the Council Chambers at 776 NE 125th Street at 9:30 a.m. The Code Compliance Department is at 12330 NE 8th Avenue (305-895-9832).

A recorded lien can be mitigated, but only through the Finance Department's Collections and Liens Division: a $250 non-refundable application per folio, every violation cured first, all utility and assessment balances paid, a lien search dated within 30 days, and a letter of explanation. The City Manager decides the amount at his sole discretion, and if the reduced payoff is not paid by its good-through date the lien snaps back to the full amount plus interest. There is no published reduction schedule and no amnesty program. We buy houses with these liens open: the title company pays the city's figure from the price, or we take the lien and the mitigation process over as the new owner and the price reflects it. Either way the fines stop running on the day of closing.

Lien search, permits, re-occupancy inspection and recertification

• Municipal lien search: Finance Department, Collections and Liens, 776 NE 125th Street (305-893-6511). $120 for 24-hour turnaround, $90 for three business days, $70 for five or more; in person or by mail only. It covers water, sewer, sanitation and stormwater balances, special assessments and code liens. The Building Department runs a separate open-permit search for $90.
• Unpermitted work: a $112.75 penalty plus double the base permit fee per permit, on top of any code fine. Permits expire after 180 days without an inspection; a renewal is $102.35 per trade, or 50 percent of the original fee if the permit has been dead more than six months. Converted garages, enclosed Florida rooms and second kitchens are common in the 1950s and 1960s houses west of Biscayne Boulevard, and they come up on every lien search.
• Re-occupancy certificate: the city's building fee schedule fines an owner who transfers title without an approved re-occupancy certificate, in addition to any magistrate fines. That inspection is a pre-sale step most sellers only hear about from their title company. We schedule it, correct what it finds, and pay for it.
• 30-year recertification: under Miami-Dade Code Section 8-11(f), enforced inside the city by North Miami's own Building Official, buildings are recertified at 30 years and every 10 years after (25 years for condos three stories or taller within three miles of the coast). Single-family homes and duplexes are exempt. The city charges $494 per building plus $494 if late. A building that fails and does not repair can be declared unsafe; the Mariners Bay case on the bay in late 2025 ended with the association ordered to produce an engineer's safe-to-occupy letter within 48 hours and the building sold for redevelopment.

Flooding, septic and the stormwater plan

The city sits on the Biscayne and Arch Creek canals. Sans Souci, Keystone Islands, Biscayne Canal West, Arch Creek North and South, and the blocks around NE 3rd Court and NE 135th Street flood repeatedly; CBS Miami covered backed-up drains there again on October 2, 2026. The 2025 Stormwater Master Plan update lists about $11 million of short-term work at 22 locations over roughly five years, most of it not yet funded. The city's Community Rating System participation earns NFIP discounts of up to 20 percent, and the Forerunner portal on the city website shows the flood zone for any address. The city has also been converting pockets of septic to sewer (Phase 1: 14 properties; Phase 2: 47 properties, 2025). A house on septic in a flood-prone block is a hard financed sale; it is an ordinary purchase for us.

Neighborhoods and buildings we buy in

Keystone Point and Keystone Islands; Sans Souci and Sans Souci Estates; Arch Creek Estates and Arch Creek East; Biscayne Shores and Biscayne Highlands; Alhambra Heights; Westside and Sunkist Grove; Irons Manor; Griffing Biscayne Park Estates; Highland Village; Washington Park; Allen Park; Central and Downtown North Miami; and the condo buildings along the bay and the boulevard, including Coronado Towers, Keystone Towers, Bayview Towers, Three Horizons, Waterside Towers, Cricket Club, Sailboat Cay and Moonraker. ZIP codes 33161, 33181, 33167 and 33168.

Probate, foreclosure and tenants

North Miami is in the 11th Judicial Circuit. Clerk Juan Fernandez-Barquin's office records liens and runs foreclosure auctions online at miamidade.realforeclose.com. If you have a sale date we can close before it. If the property is in an open estate we buy from the personal representative after letters of administration issue, and we have closed probate purchases across Miami-Dade for over a decade. If a tenant is in place, we buy with the tenant and the lease transfers to us.

What a North Miami house offer looks like

A 3-bedroom, 2-bath 1958 CBS house west of Biscayne Boulevard, worth $570,000 renovated and clean, with a converted garage that was never permitted, a code lien of $38,000 that is still accruing, a roof from 2004 and a kitchen and two baths that need $55,000 of work.

Your house is not this house. Send us the address and we will build the same table with your numbers.

North Miami FAQ

I have a North Miami code lien that is still growing. Will you buy the house?
Yes. We buy with the lien open and the fines running. We order the city lien search, get the payoff, and either pay the city at closing from the price or take the lien over and file the $250 mitigation application ourselves after we cure the violation. The fines stop accruing the day we close.

What is the re-occupancy certificate and do I need it to sell?
North Miami's building fee schedule penalizes an owner who transfers title without an approved re-occupancy certificate, so treat the inspection as required before closing. We schedule it with the Building Department, fix what it flags, and pay for it as part of our purchase.

Do you buy condos in buildings that failed or have not finished their 30-year recertification?
Yes. We read the engineer's report and the association's repair plan, factor the assessment into the price, and close. Buildings under recertification orders are almost impossible to finance, which is why those units sit on the market for a year; cash is the way out.

My house is in a flood zone and on septic. Does that matter?
Not to us. We do not need flood insurance to close and we buy on septic. We will tell you what it does to the value and show you the math.

How fast can you close?
Seven days from a signed contract with clean title. A lien payoff, an estate or a mortgage can add a week or two. You pick the date.

Sources

1. MIAMI REALTORS, City of North Miami Single-Family Q2 2026. https://www.miamirealtors.com/wp-content/uploads/bsk-pdf-manager/2026/07/City_Miami-Dade-County_Single-Family-Homes_2026-Q2_Local-Residential-Market-Metrics.pdf
2. MIAMI REALTORS, City of North Miami Townhouses and Condos Q2 2026. https://www.miamirealtors.com/wp-content/uploads/bsk-pdf-manager/2026/07/City_Miami-Dade-County_Townhouses-and-Condos_2026-Q2_Local-Residential-Market-Metrics.pdf
3. Redfin, North Miami Housing Market, September 2026. https://www.redfin.com/city/12676/FL/North-Miami/housing-market
4. Zillow, North Miami Home Values, data through Sept 30, 2026. https://www.zillow.com/north-miami-fl/home-values/
5. City of North Miami, Notice of Violation Procedure (fines up to $1,000/$5,000 per day). https://northmiamifl.gov/846/Notice-of-Violation-Procedure
6. City of North Miami, Special Magistrate Hearings (in person from Feb 4, 2026). https://northmiamifl.gov/569/Special-Magistrate-Hearings
7. City of North Miami, Mitigation of Code Enforcement Lien ($250 per folio). https://northmiamifl.gov/1512/Mitigation-of-Code-Enforcement-Lien
8. City of North Miami, Lien Search ($120/$90/$70). https://northmiamifl.gov/1508/Lien-Search
9. City of North Miami, Building Department Fee Schedule (eff. May 2022, rev. June 2026). https://northmiamifl.gov/DocumentCenter/View/22097
10. Miami-Dade County, Building Recertification (Code Sec. 8-11(f)). https://www.miamidade.gov/global/economy/building/recertification.page
11. City of North Miami, Flood information and Forerunner portal. https://northmiamifl.gov/flood
12. CBS Miami, North Miami flooding and backed-up drains, Oct 2, 2026. https://www.cbsnews.com/miami/news/north-miami-flooding-backed-up-drains-stormwater-master-plan/
13. CBS Miami, North Miami $11 million stormwater plan. https://www.cbsnews.com/amp/miami/news/north-miami-unveils-11-million-stormwater-plan-to-address-flooding-woes
14. City of North Miami, Septic-to-Sewer Phase 1. https://northmiamifl.gov/1144/Septic-to-Sewer-Conversion-Phase-1
15. City of North Miami, Septic-to-Sewer Phase 2. https://northmiamifl.gov/1329/Septic-to-Sewer-Convertion-Phase-2
16. Miami-Dade Clerk of the Court and Comptroller, Mortgage Foreclosures. https://www.miamidadeclerk.gov/clerk/mortgage-foreclosures.page
17. U.S. Census QuickFacts, North Miami city (owner-occupancy 43.4%). https://census.gov/quickfacts/fact/table/northmiamicityflorida/PST045223