Selling a house or land as-is in Florida.
Star Thing Valley, a real estate investment brand of Star Thing LLC, buys houses and land as-is in Florida, or assigns its contract to an investor who buys. We pay the closing costs.
Star Thing LLC is not a licensed real estate broker. This solicitation is not from a licensed real estate professional.
What we take off your plate.
Why sellers work with us.
- Our investor network.
We work with investors, builders and land buyers, and with companies that show signed contracts to those buyers. When we assign, we offer the contract to buyers who buy properties like yours. We share your property's details only after you sign.
- No repairs.
We buy as-is. You don't fix, renovate or stage anything. We prefer the property vacant and clear of trash, but it doesn't have to be; we take its condition into account in our price.
- No commission, and we pay the closing costs.
There's no agent commission. We pay deed preparation, transfer taxes, title insurance, recording and the closing agent's fees. If we assign the contract, we're paid a fee from the difference between your price and what the buyer pays.
- No bank loan needed.
Our contract doesn't depend on a loan. During the 14-business-day inspection period we may still cancel, including if we can't buy it, partner on it or pass the contract to another buyer.
- Liens and back taxes, paid from your proceeds at closing.
Any mortgage, liens or unpaid taxes are paid from your sale proceeds at closing, through the title company or closing attorney. If they add up to more than the price, the difference has to be covered before closing; we'll tell you if we see that.
- Inherited or complicated ownership.
We work through death certificates, probate and heirs' paperwork to confirm who can sell.
- You always know where you stand.
Our full contract is public, your state's extra terms have their own page, and there's a fixed end date: if we don't confirm by business day 14, the contract ends on its own and you're free to sell to anyone. The closing date is written in your contract; ask us about it before you sign. Read the full contract →
Your options, side by side.
| Topic | Sell to Star Thing LLC | List with an agent | Sell it yourself |
|---|---|---|---|
| Commission | None. If we assign, our fee comes from the price difference | Usually, often for both agents | No listing commission; you may pay a buyer's agent |
| Closing costs | We pay all of them | Your share | Your share |
| Repairs | None, as-is. We may ask a lower price if the inspection finds surprises | Buyers often ask for repairs or credits | Buyers often ask for repairs or credits |
| Buyer's loan | No financing condition | Often a loan, which can be delayed or denied | Often a loan, which can be delayed or denied |
| Can the buyer back out? | Yes, during our 14-business-day inspection period | Usually during the contingency periods | Usually during the contingency periods |
| Price | A written as-is price in the purchase agreement, from us, based on what investors pay for similar properties, paid in full in cash at closing, with no loan contingency. It changes only if our inspection finds something we didn't expect. Usually lower than a listed sale | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does |
Every detail, row by row: compared with listing with an agent · compared with selling it yourself
See it with your own numbers: Compare what you'd keep
Before you sign.
Four things every seller should know.
- We may assign the contract.
We may assign your contract to an investor or an affiliated company (a company with the same owner as Star Thing LLC), which then buys your property at your price.
- After an assignment, you deal with the new buyer.
Once the new buyer signs an agreement to take over our obligations and we send you a copy with their name and contact details, they take our place, and Star Thing LLC is released. You agree to this release when you sign.
- The inspection period is 14 business days.
Weekends and federal and state holidays don't count. If we don't confirm in writing that we're moving forward, the contract ends on its own.
- Vacant and clear of trash is preferred, not required.
If tenants, belongings or trash will still be there at closing, tell us before we make an offer. We take it into account in our price, and the contract lists anything that stays.
Selling in Florida.
Our Florida contract, word for word, on top of our standard terms.
Terms in your contract
Principal
Buyer is buying for its own account as a principal and is not acting as a broker or agent for Seller or anyone else. Buyer may assign this agreement, and any assignee takes on Buyer's obligations.
Property tax disclosure
PROPERTY TAX DISCLOSURE SUMMARY: BUYER SHOULD NOT RELY ON THE SELLER'S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE. A CHANGE OF OWNERSHIP OR PROPERTY IMPROVEMENTS TRIGGERS REASSESSMENTS OF THE PROPERTY THAT COULD RESULT IN HIGHER PROPERTY TAXES. IF YOU HAVE ANY QUESTIONS CONCERNING VALUATION, CONTACT THE COUNTY PROPERTY APPRAISER'S OFFICE FOR INFORMATION.
Radon gas
RADON GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county health department.
Flood disclosure
For residential property, Seller completed, signed and gave Buyer the FLOOD DISCLOSURE required by Section 689.302, Florida Statutes, at or before signing this agreement, on the separate Florida Flood Disclosure form included with this agreement.
Homeowners' association (s. 720.401, Florida Statutes)
If the Property is in a community with a mandatory homeowners' association, Seller gave Buyer the association disclosure summary before Buyer signed, and it is incorporated into this agreement. BUYER SHOULD NOT EXECUTE THIS CONTRACT UNTIL BUYER HAS RECEIVED AND READ THE DISCLOSURE SUMMARY REQUIRED BY SECTION 720.401, FLORIDA STATUTES. IF THE DISCLOSURE SUMMARY REQUIRED BY SECTION 720.401, FLORIDA STATUTES, HAS NOT BEEN PROVIDED TO THE PROSPECTIVE PURCHASER BEFORE EXECUTING THIS CONTRACT FOR SALE, THIS CONTRACT IS VOIDABLE BY BUYER BY DELIVERING TO SELLER OR SELLER'S AGENT OR REPRESENTATIVE WRITTEN NOTICE OF THE BUYER'S INTENTION TO CANCEL WITHIN 3 DAYS AFTER RECEIPT OF THE DISCLOSURE SUMMARY OR PRIOR TO CLOSING, WHICHEVER OCCURS FIRST. ANY PURPORTED WAIVER OF THIS VOIDABILITY RIGHT HAS NO EFFECT. BUYER'S RIGHT TO VOID THIS CONTRACT SHALL TERMINATE AT CLOSING.
Notices you sign first
Florida Flood Disclosure (s. 689.302, Florida Statutes)
Signed before the contract.
FLOOD DISCLOSURE
Flood Insurance: Homeowners’ insurance policies do not include coverage for damage resulting from floods. Buyer is encouraged to discuss the need to purchase separate flood insurance coverage with Buyer’s insurance agent.
(1) Seller has ☐ has no ☐ knowledge of any flooding that has damaged the property during Seller’s ownership of the property.
(2) Seller has ☐ has not ☐ filed a claim with an insurance provider relating to flood damage on the property, including, but not limited to, a claim with the National Flood Insurance Program.
(3) Seller has ☐ has not ☐ received assistance for flood damage to the property, including, but not limited to, assistance from the Federal Emergency Management Agency.
(4) For the purposes of this disclosure, the term “flooding” means a general or temporary condition of partial or complete inundation of the property caused by any of the following: (a) The overflow of inland or tidal waters. (b) The unusual and rapid accumulation of runoff or surface waters from any established water source, such as a river, stream, or drainage ditch. (c) Sustained periods of standing water resulting from rainfall.
Buyer acknowledges receiving this disclosure at or before signing the sales contract.
Homeowners' Association Disclosure Summary (s. 720.401, Florida Statutes)
Signed before the contract.
Only if the Property is in a community with a mandatory homeowners' association (not a condominium).
1. AS A PURCHASER OF PROPERTY IN THIS COMMUNITY, YOU WILL BE OBLIGATED TO BE A MEMBER OF A HOMEOWNERS' ASSOCIATION.
2. THERE HAVE BEEN OR WILL BE RECORDED RESTRICTIVE COVENANTS GOVERNING THE USE AND OCCUPANCY OF PROPERTIES IN THIS COMMUNITY.
4. YOU MAY BE OBLIGATED TO PAY SPECIAL ASSESSMENTS TO THE RESPECTIVE MUNICIPALITY, COUNTY, OR SPECIAL DISTRICT. ALL ASSESSMENTS ARE SUBJECT TO PERIODIC CHANGE.
5. YOUR FAILURE TO PAY SPECIAL ASSESSMENTS OR ASSESSMENTS LEVIED BY A MANDATORY HOMEOWNERS' ASSOCIATION COULD RESULT IN A LIEN ON YOUR PROPERTY.
7. THE DEVELOPER MAY HAVE THE RIGHT TO AMEND THE RESTRICTIVE COVENANTS WITHOUT THE APPROVAL OF THE ASSOCIATION MEMBERSHIP OR THE APPROVAL OF THE PARCEL OWNERS.
8. THE STATEMENTS CONTAINED IN THIS DISCLOSURE FORM ARE ONLY SUMMARY IN NATURE, AND, AS A PROSPECTIVE PURCHASER, YOU SHOULD REFER TO THE COVENANTS AND THE ASSOCIATION GOVERNING DOCUMENTS BEFORE PURCHASING PROPERTY.
9. THESE DOCUMENTS ARE EITHER MATTERS OF PUBLIC RECORD AND CAN BE OBTAINED FROM THE RECORD OFFICE IN THE COUNTY WHERE THE PROPERTY IS LOCATED, OR ARE NOT RECORDED AND CAN BE OBTAINED FROM THE DEVELOPER.
For a home built before 1978: the federal lead-based paint disclosure (Exhibit C) and the EPA pamphlet, before you sign the contract.
Closing
Through a title company, escrow company or closing attorney. We pay all closing costs. Any mortgage or liens are paid from your sale proceeds. If a seller isn't a U.S. person for tax purposes, federal law (FIRPTA) may require part of the price to be withheld for the IRS at closing.
Your rights
If Florida law gives you more rights than this page lists, those rights apply. This page describes our contract; it isn't legal advice.
Florida market right now
What home buyers in Florida are facing.
Public numbers, updated each time we update this page.
30-year mortgage rate (U.S.)
7.32%
Up from 6.19% a year ago
Freddie Mac PMMS, via FRED, week of Oct 22, 2026 · source
Median days on market (Florida)
81 days
Down from 88 days a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Median listing price (Florida)
$409,950
Down from $425,000 a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Listing prices are asking prices, not sale prices, and they aren't a value for your property. Our offer is a separate as-is price and is usually lower than a listed sale.
Other states we buy in.
25 states.