Cash Buyers in Union County, FL, Is Selling to a Cash Buyer Worth It?
On cash buyers in Union County: Cash buyers and iBuyers in Union County offer speed and certainty, but typically pay 10–15% below what your home would sell for on the open market. On a $185,000 Union County home, that discount is $18,500–$27,750 out of your pocket. Flat fee MLS offers a middle path: list on the Local board for $99, reach all buyer agents and cash buyers simultaneously, and let market competition drive your price. Most Union County sellers who list on the MLS net significantly more than cash-buyer offers, even after paying buyer-agent commission.
What cash buyers actually pay in Union County, FL
"We buy houses" companies and iBuyers in Union County use a simple formula: after-repair value (ARV) minus repair costs minus holding costs minus profit margin, typically netting 72–85% of what your home would sell for on the open market. On a $185,000 Union County home in good condition, a cash offer might come in at $151,700–$162,800, versus $180,375+ (after buyer-agent commission) if listed on the Union County MLS.
Flat fee MLS vs. selling to a cash buyer: the math
On a $185,000 Union County home: a cash buyer at 85% of value offers $157,250 with no commissions and closes in 2–3 weeks. Selling via flat fee MLS costs $99 + 2.5% buyer-agent commission ($4,625) and closes in 45–75 days at full market value (~$185,000). Your flat fee MLS net: approximately $180,276, versus $157,250 for the cash offer. The difference: $23,026 more by listing on the MLS. That's real money worth the extra few weeks.
When a cash buyer makes sense in Union County
A cash sale makes sense in specific situations: your home needs major repairs that make it unfinanceable for conventional buyers; you need to close in under 30 days due to relocation, divorce, or financial hardship; or the home has title complications that make an open-market sale difficult. If none of these apply and your Union County home is in reasonable condition, listing on the MLS via flat fee MLS will almost always net more than a cash offer.
Where a Union County listing actually reaches
Union County is not a single market. A listing here covers Lake Butler, Raiford and Worthington Springs. A buyer agent in any of them searches one database, and a listing that is missing from it is missing from all of those searches at once. Buyers shopping Union County commonly look at Bradford County, Baker County, Columbia County and Alachua County as well.
Cash buyers in Union County: common questions
More Union County resources
The same question, other Florida cities
Every city page links to at least ten others, so there is always a route onward.