I buy houses across Orange County, including the unincorporated communities, in any condition. As a licensed Florida real estate broker, I can buy your house for cash as-is, or list it if that would leave you with more. I'll show you both numbers.
We won't share or sell your info.
Where I buy in Orange County
- Orlando
- Apopka
- Ocoee
- Winter Garden
- Winter Park
- Maitland
- Eatonville
- Edgewood
- Oakland
Other unincorporated communities too, like Azalea Park, Pine Castle, Union Park, and Lockhart.
Neighborhoods I focus on
Recent deals in Orange County
Behind on Payments, Fully Renovated
- Area
- Richmond Heights / Carver Shores area, Orlando 32811
- Year
- 2025
- House
- 3 bed / 2 bath single-family, built in 1980
- Situation
- Seller was behind on mortgage payments
- How they found me
- My direct mail letter
- Timeline
- Closed in 30 days
- What I did
- Bought it and renovated it
The seller was behind on payments and reached out after getting one of my letters. I bought the house with cash and we closed in 30 days. It needed a complete rehab: new roof and new everything except the water heater and AC. The renovation took about a month and a half.
Complete Interior Rehab
- Area
- Pine Hills, Orlando 32808
- Year
- 2024
- House
- 3 bed / 2 bath single-family, built in the 1980s
- How they found me
- Another investor brought it to me
- Timeline
- Closed in 30 days
- What I did
- Bought it and renovated it
This house came to me through another investor. The roof had been replaced in 2022, so it was still in good shape, but the inside needed everything. I closed in 30 days, then installed new AC and redid the entire interior.
Fire-Damaged House in Probate
- Area
- Winter Garden
- Year
- 2023
- House
- 3 bed / 1 bath single-family
- Situation
- Inherited house, going through probate
- Condition
- Fire damage
- What I did
- Bought it
This fire-damaged house was in probate, and the hardest part wasn't the damage. It was getting every relative on the same page so the sale could close. I worked with the family through that process until everyone agreed, then I bought the house.
The House Overrun With Cats and Mold
- Area
- Orlando, 32819
- Year
- 2020
- Situation
- Owner could no longer live in the house
- Condition
- Heavy mold, animal damage
The owner couldn't stay in the house anymore because of the mold, and didn't want a stream of strangers walking through it for showings. I made them a cash offer as-is, so they never had to clean, repair, or show it, and the sale closed on their timeline.
The Fire-Damaged Rental
- Area
- Orlando, 32807
- Year
- 2020
- Situation
- Inherited rental, vacant for about 3 years
- Condition
- Fire damage in the living room
The family had rented this house out until a fire made it unlivable. After their father passed, it sat empty while they kept paying taxes and yard upkeep on a house they couldn't rent or easily sell. I made a cash offer on it as-is, the sale closed, and the family closed that chapter.
Local offices that matter when you sell
- Court casesProbate and foreclosure cases are handled by the Orange County Clerk of Courts, part of Florida's Ninth Judicial Circuit.
- Property recordsOwnership, value, and parcel details are kept by the Orange County Property Appraiser.
- Property taxesPaid to the Orange County Tax Collector.
A lot of Orange County is unincorporated, including large areas that have an Orlando mailing address. That matters for code violations and permits: if you're inside city limits, the city handles them; if not, Orange County does. Your property tax bill or the Property Appraiser's site shows which one applies to your house.
Florida rules that affect a sale
- Probate: a house in a deceased person's name alone usually has to go through probate before it can be sold. Florida has a shorter process, called summary administration, when the person passed away more than 2 years ago or the estate is worth $75,000 or less (not counting exempt property).
- Foreclosure: Florida foreclosures go through the court. You can still sell, or pay off the loan, up until the clerk files the certificate of sale after the auction (or a later date if the judgment says so). Selling before the sale date is usually the better option.
- Unpaid property taxes: if taxes go unpaid, the county tax collector sells a tax certificate on the property. If it stays unpaid for about two years, the certificate holder can apply to have the property sold at a tax deed sale.
I'm a licensed real estate broker, not a lawyer. For legal advice about your case, talk to a Florida attorney.
Situations I help with
- Behind on paymentsSell before a foreclosure sale date
- Inherited house or probateSell a house left to you or your family
- Code violations or liensSell with open violations or fines
- Rental with tenantsSell without waiting for a lease to end
- Needs major repairsSell as-is, no fixing or cleaning
Get Your Cash Offer
Tell me about the house. I'll call you within 24 hours, usually the same day.
We won't share or sell your info.