Code Enforcement Keeps Sending Letters? Sell the House Exactly As It Sits.

Open violations scare off every buyer who needs a bank — banks won't lend on them. We don't use bank financing, so we buy it exactly as it sits: violations open, fines unpaid, nothing fixed. In many cases the fines get resolved at closing out of the proceeds.

Serving Duval, St. Johns, Nassau, Clay, Putnam, and surrounding Northeast Florida counties.

Open violations

Fines accruing

Condemned / stop-work

Unpermitted work

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Option 1: Net Cash Number (In Writing) As-is. We'll show what you'd actually pocket after typical costs and payoffs.

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Option 2: Higher-Price Terms (In Writing) Higher price than cash — put in writing and attorney-closed.

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Option 3: List vs. Sell "Truth Check" Comparison of listing net vs. selling as-is today.

Real Case — Attorney-Closed, Code Lien Resolved

She was behind on payments with a code lien — a traditional sale would have required her to bring cash to closing. We took over the existing mortgage and covered closing costs. She walked away without writing a check.

See the redacted closing statement →

Get Your 3 Options

We reply fast: initial email review in 1–2 hours. No obligation.

What's the main situation?

Open Violations Lock Most Sellers Into a Corner

The standard playbook — fix it, list it, finance it — breaks down when the county is involved.

Financing wall

Banks won't lend on open violations

FHA, VA, and conventional lenders require the property to clear minimum standards, and open code violations fail that test. Every buyer who needs a mortgage is eliminated before the first showing — which is most of the market.

Fines clock

Fines and liens grow while the house sits

Code enforcement fines accrue while you decide — some daily. They can often be paid at closing out of the proceeds rather than out of pocket, but the longer you wait, the bigger the number that comes off your side of the table.

Listing dead-end

Most agents won't take it

An agent can't sell what a lender won't finance, so most won't list a house with open violations — and the ones that try watch it sit and expire. A direct sale to a buyer using their own funds bypasses the whole problem.

Most Investors Only Give One Option. We Give Three.

Because every situation is different. Sometimes you need speed, sometimes you need the most money.

Best for Speed

Net Cash Offer

A guaranteed cash price. We typically cover all standard closing costs. We buy as-is. You pick the closing date.

Closes in as little as 10–14 days
No repairs needed

Best for Max Value

Terms (Higher Price)

We pay you a higher purchase price in exchange for paying over time (monthly). Everything secured by attorneys.

Beats the "Cash" price
Monthly income potential

The Truth Check

Market Comparison

We calculate what you'd net if you listed with an agent (minus commissions/fees). If listing is better, we'll tell you.

Transparent math
No pressure guidance

Real Closings — Redacted HUD Proof

We Don't Just Promise Solutions. We Prove Them.

Each card shows a real situation we solved — with a redacted closing statement you can review. Look for "Due to Seller" on the HUD.

InheritanceTenantsCode Issue

"She feared losing her water."

Situation: Inherited mobile home. Tenant trashed it. Shared well + code restrictions blocked a normal sale.
What we did: Structured a plan that protected her living situation and water rights.
Result: Clean closing with net proceeds in hand — no panic decisions.

LandlordTenantsRepairs

"She wanted out — without hurting tenants."

Situation: Burned-out landlord. Repairs needed. Didn't want to displace tenants or manage contractors.
What we did: Presented cash and terms options. Committed to keep tenants in place short-term.
Result: Sold without showings, repairs, or tenant chaos.

Late PaymentsLienRepairs

"She was upside down and stuck."

Situation: Behind on payments. Code lien. Would've needed cash to close a traditional sale.
What we did: Took over the existing mortgage and covered closing costs — no out-of-pocket for her.
Result: She walked away without bringing a check to closing.

Mobile HomeSeller FinancingAs-Is

"They wanted full price, not a cash discount."

Situation: 1959 mobile home on its own land. Too old for any lender, which caps what a cash sale can pay.
What we did: Paid the full $100,000 price — $5,000 down and $95,000 carried by the seller at 0% interest.
Result: Full price instead of a cash discount, plus $500 a month secured by the property.

📁 Full redacted closing statements available on request. Three of these closed through a Florida real estate attorney; the seller-financed purchase closed directly between the two parties.

Straight Answers — No Runaround

The questions we hear most from owners with open violations.

In most cases, yes. We buy properties as-is regardless of municipal status. Call 904-850-8900.

Not necessarily. In many cases fines can be paid from the sale proceeds at closing rather than out of pocket ahead of time.

Most won't, because it's nearly impossible to get financing on a property with open violations. A direct sale to us bypasses that.

We look at value once the violations are resolved, factor in cost and time, and back into a number. We show you the math.

Duval, St. Johns, Nassau, Clay, Putnam, and surrounding Northeast Florida.

None. Zero obligation.