4 Ways to Sell a Miami Home
That Hasn’t Sold.
Side-by-side numbers on a $500,000 example home, so you can see what each option actually pays you before you cut your price again. Scroll down to see all 4 options.
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Hi, I’m Henry Gonzalez, a Miami local working with sellers across Miami-Dade and Broward since 2018. Over 118 families served, BBB A+ rated.
Below are real side-by-side numbers for all four ways I buy, on the same $500,000 example home. Call me at (305) 845-1851 or email henry1034@gmail.com. Se habla español.
The Four Options at a Glance
- Lease Purchase: full price, cash up front, rent while you wait
- Seller Finance: you become the bank and collect interest
- Mortgage Takeover: a buyer takes over the payments
- Cash Sale: fastest close, lowest price
Jump to any comparison, or see all four side by side.
01 / 04
Traditional Sale vs. Lease Purchase
A tenant-buyer moves in now and buys later, at the full price you set today.
A tenant-buyer pays you a non-refundable option fee up front, moves in and pays you monthly rent, then closes at the full agreed price within 24 months. No agent, no commission, no price negotiation. Always closed with an attorney.
On a $500,000 example home
On a $500,000 example home
Traditional Sale
Lease Purchase
Time to close
Traditional sale
90–120 days
2 price cuts along the way, avg. Nothing paid to you until closing.
Lease Purchase
Option fee in 30–45 days
Final closing up to 24 months later, at the price locked today.
Sale price
Traditional sale
$500,000 list → $460,000 accepted
Lease Purchase
$500,000
Full price, set today.
Agent commission
Traditional sale
$18,400
4% of $460K price.
Lease Purchase
None
Closing costs paid by you
Traditional sale
$6,900
1.5% of $460K price.
Lease Purchase
$7,500
1.5% of $500K price.
Carrying costs while you wait
Traditional sale
$12,800 (example)
$3,200/month mortgage, taxes and insurance × 4 months.
Lease Purchase
$0
Covered by the tenant-buyer’s rent.
Money before closing
Traditional sale
None
Lease Purchase
$25,000
Option fee up to 10% of price (example shown at 5%), 100% credited toward the price at closing.
Monthly rent to you
Traditional sale
None
Lease Purchase
$3,500/month (example)
Covers your mortgage, taxes and insurance while the tenant-buyer is in the home.
Net to you
Traditional sale
$421,900
After commission, closing and carrying costs.
Lease Purchase
$492,500
$467,500 at closing + $25,000 paid up front.
Bottom line
Lease Purchase suits the seller who can wait to get a full price sale. It is hands-off: the tenant-buyer is responsible for maintenance and repairs, because they are contracted to become the owner within 24 months.
What to know: You keep the deed until the tenant-buyer closes, and the option fee is 100% credited toward the purchase price at closing. If the tenant-buyer doesn’t complete the purchase at the end of the term, you’re not obligated to sell. Sellers often grant a short extension so the tenant-buyer can sort out a financing issue, since a lender frequently just needs a couple of items paid off or updated, and that’s entirely your call. Or a new tenant-buyer can be placed and you collect a new option fee, keeping everything the first one already paid.
In every example on this page, the traditional sale nets $421,900 after commission, closing costs and four months of carrying costs, assuming the house sells at $460,000 after two price cuts.
02 / 04
Traditional Sale vs. Seller Finance
You become the bank. The buyer pays you directly, every month.
The buyer makes a down payment and then pays you directly every month, for as long as both sides agree. This can be done whether the house has a mortgage or is free and clear. Always closed with an attorney and recorded with the county.
On a $500,000 example home
On a $500,000 example home
Traditional Sale
Seller Finance
Time to close
Traditional sale
90–120 days
2 price cuts along the way, avg.
Seller Finance
As fast as you and the buyer agree
Sale price
Traditional sale
$500,000 list → $460,000 accepted
Seller Finance
$500,000
Full price, set today.
Agent commission
Traditional sale
$18,400
4% of $460K price.
Seller Finance
None
Closing costs paid by you
Traditional sale
$6,900
1.5% of $460K price.
Seller Finance
$7,500
1.5% of $500K price.
Carrying costs while you wait
Traditional sale
$12,800 (example)
$3,200/month × 4 months.
Seller Finance
$0
Ends as soon as you close with the buyer.
Money at closing
Traditional sale
$421,900
All of it, in 3–4 months.
Seller Finance
$25,000
Down payment up to 10% of price (example shown at 5%).
Monthly interest income
Traditional sale
None
Seller Finance
$2,770/month
7% interest-only (example) = $166,200 over 5 years.
Final payoff at end of term
Traditional sale
Not applicable
Seller Finance
$475,000
Paid at the end of the agreed term.
Total to you
Traditional sale
$421,900
In 3–4 months.
Seller Finance
$666,200 over a 5-year term
$25,000 now + $166,200 in total interest + $475,000 at payoff.
Bottom line
Seller Finance suits sellers who want the most total money and don’t need all of it at once. You get full price plus monthly interest over a set term, whether the house has an existing mortgage or not. Read the two columns as different things: the traditional sale pays you once, in three to four months. Seller finance pays more in total but over five years (the term can be shorter or longer), and the largest part arrives at the end of the term.
03 / 04
Traditional Sale vs. Mortgage Takeover
A buyer takes over the payments. Your relief, their responsibility.
With a mortgage takeover, often called “subject-to,” the buyer starts making your existing mortgage payments directly while the loan stays in your name. Your credit is preserved, there are no closing costs and there is cash for you at closing. The example below assumes $470,000 still owed and a $3,200 monthly payment.
$500,000 home, $470,000 still owed
$500,000 home, $470,000 still owed
Traditional Sale
Mortgage Takeover
Time to close
Traditional sale
90–120 days
2 price cuts along the way, avg.
Mortgage Takeover
15 days, avg.
Sale price
Traditional sale
$500,000 list → $460,000 accepted
Mortgage Takeover
$500,000
Full price, no discount.
Agent commission
Traditional sale
$18,400
4% of $460K price.
Mortgage Takeover
None
Closing costs paid by you
Traditional sale
$6,900
1.5% of $460K price.
Mortgage Takeover
None
Carrying costs while you wait
Traditional sale
$12,800 (example)
$3,200/month × 4 months.
Mortgage Takeover
$0
The buyer takes over the payment from day one.
Mortgage payoff
Traditional sale
$470,000
Due in full at closing.
Mortgage Takeover
Not required
The loan stays in place and the buyer keeps it current.
Cash to you
Traditional sale
None
Mortgage Takeover
Cash at closing
The amount depends on your situation.
Where you end up
Traditional sale
You bring $48,100 to closing
$460,000 − $18,400 − $6,900 − $12,800 − $470,000 payoff.
Mortgage Takeover
You walk away owing nothing
Payment covered, credit preserved, cash in hand.
Bottom line
Mortgage Takeover suits the seller with little or no equity who can’t afford to drop the price, pay a commission and wait months for a buyer. The buyer pays your asking price, covers closing costs and puts cash in your hand at closing. Even if the house is behind on payments, we can still buy it.
What to know: The loan stays in your name until the buyer pays it off on the date both parties agree. You’ll keep receiving a monthly statement from the lender, the same way you do today. And we make the monthly payment.
04 / 04
Traditional Sale vs. Cash Sale
No financing, no agent, no waiting. A fast, certain close.
With a cash sale there is no bank underwriting and no appraisal contingency. The trade-off for that speed is price: cash offers are priced at a discount to market value, typically 70–80% depending on the market and the repairs the house needs.
On a $500,000 example home
On a $500,000 example home
Traditional Sale
Cash Sale
Time to close
Traditional sale
90–120 days
2 price cuts along the way, avg.
Cash Sale
10–14 days
Sale price
Traditional sale
$500,000 list → $460,000 accepted
Cash Sale
$350,000–$400,000
70–80% of value, depending on condition and repairs.
Agent commission
Traditional sale
$18,400
4% of $460K price.
Cash Sale
None
Closing costs paid by you
Traditional sale
$6,900
1.5% of $460K price.
Cash Sale
None
Repairs and clean-out
Traditional sale
Usually required to compete
Buyers negotiate after inspection.
Cash Sale
None
Sold as-is, contents included.
Carrying costs while you wait
Traditional sale
$12,800 (example)
$3,200/month × 4 months.
Cash Sale
$1,600
Roughly two weeks.
Money before closing
Traditional sale
None
Cash Sale
None
Paid in full at closing.
Net to you
Traditional sale
$421,900
In 3–4 months, before repairs.
Cash Sale
$348,400–$398,400
In about two weeks, no repairs.
Bottom line
A cash sale gets it done quickly so you can move on. It suits the seller who needs speed, or who doesn’t want to spend on repairs, upgrades or clearing liens. It goes through a professional closing and is recorded with the county. It is the fastest option and the most expensive one: if you can wait, Lease Purchase, Seller Finance or Mortgage Takeover will all pay you more.
Which Option Fits Your Situation
All four side by side, on the same $500,000 example home.
Lease Purchase
Best for
You have equity and can wait for full price
Price you get
Full price, locked today
Money up front
Up to 10%
Ongoing income
Rental payments
Agent commission
None
Time to final closing
Up to 24 months
Seller Finance
Best for
You want the most total money over time
Price you get
Full price, locked today
Money up front
Up to 10%
Ongoing income
Interest payments
Agent commission
None
Time to final closing
Term you agree
Mortgage Takeover
Best for
Little or no equity, payments are a burden
Price you get
Full price, no discount
Money up front
Cash at closing
Ongoing income
None, your payment is covered instead
Agent commission
None
Time to final closing
15 days
Cash Sale
Best for
You need speed and certainty above all
Price you get
70–80% of value
Money up front
None until closing
Ongoing income
None
Agent commission
None
Time to final closing
10–14 days
Ready when you are.
Tell me the address, what you owe and what you need. I’ll look at your numbers and show you which option pays you the most. No obligation, no pressure, no cost.
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Or call Henry directly at (305) 845-1851 · Se habla español