Orlando is where I buy the most, especially on the west side. Pine Hills, Richmond Heights, and Carver Shores are the neighborhoods I know best. You can sell to me for cash with no repairs, or, because I'm a licensed broker, I can list it if that would leave you with more.
We won't share or sell your info.
About Orlando
Orlando is the county seat of Orange County. A lot of houses with an Orlando mailing address sit outside city limits in unincorporated Orange County, including much of Pine Hills.
Who handles code issues and permits
Inside city limits, code enforcement and permits are handled by the City of Orlando. Outside them, Orange County handles it. Your tax bill or the Property Appraiser's site shows which one applies to your house.
Neighborhoods I focus on
Recent deals in Orlando
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.
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.
Common situations in Orlando
- Inherited a house in Orlando: selling before, during, or after probate
- Behind on payments: your options before the foreclosure sale
- Code violations, fines, or liens
- A rental with tenants
- A house that needs major repairs
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 $150,000 (raised from $75,000 on July 1, 2026) 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.
See everywhere I buy in Orange County or across Central Florida.
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.