We buy Orange County houses in any condition, with no repairs and no commissions, and we can put a cash offer in your hands within 24 hours.
No obligation. No cost. Takes 60 seconds.
We are pulling the county records and comparable sales on your property now. Expect a call or text shortly with your cash offer.
Need us sooner? Call 813-537-5202.
ClearHomeOffer buys houses throughout Orange County for cash, exactly as they sit today. Orange County is the center of the Orlando metro, and it holds an unusually wide range of housing under one tax roll. Downtown Orlando and Winter Park hold the oldest stock. Pine Hills, Ocoee, and Apopka fill in with block workforce housing built when the county grew west. Maitland, Belle Isle, and Edgewood sit on the chain of lakes with a mix of decades. Windermere and Winter Garden run from old lakefront cottages to newer construction in Horizon West.
Those neighborhoods have very little in common, and a standard listing treats them as if they do. If your house needs a roof, has an unpermitted addition, sits vacant while an estate is settled, or has a code case attached to it, the retail market punishes you for all of it at once. We take a different path. You repair nothing, clean out nothing, and pay no commission. We look at the property honestly, factor in what it needs, and give you a written cash number. If it works, we close through a local title company on your timeline. Call 813-537-5202 and tell us the address.
No repairs, no agents, no waiting on a buyer's mortgage to be approved.
Call 813-537-5202 or send the address through the form. It takes about a minute. We do not need photos, a walkthrough, or anything cleaned up first.
We review county records, recent comparable sales, and condition, then send a written no obligation offer, usually within 24 hours. We show you how we got the number.
Pick your closing date. We handle the title work and the paperwork through a reputable Central Florida title company, and you receive your funds by wire or check.
Orange County estates move slowly, and a vacant house in west Orlando or Pine Hills can pick up a code case or a break-in while the file sits. We buy as-is and coordinate directly with the personal representative and the title company.
Older block rentals across the county usually need a full turnover once a tenant leaves. If another make-ready budget no longer pencils out, selling in current condition ends the repair cycle without you funding one more round.
Unpermitted garage conversions and enclosed carports are common in older Orange County homes. Open cases accrue daily fines that follow the parcel and generally stop financed buyers cold. We buy with the violation still on the books.
The county runs on hospitality, health care, and the airport, and transfers happen fast. When you need a certain closing date instead of a listing that might drift for months, a cash contract gives you something you can plan around.
Orange County housing was built in identifiable waves, and each wave left a different set of problems behind. The oldest surviving stock sits close to downtown Orlando and in Winter Park, where frame houses and bungalows from the 1920s still have original windows, pier and beam foundations that have settled unevenly, and wiring that was patched rather than replaced. After the war, the county pushed west and north along Colonial Drive and Silver Star Road, and that push produced the enormous inventory of concrete block ranches that defines Pine Hills, west Orlando, Ocoee, and the southern edge of Apopka. Those homes are structurally sound. What fails in them is everything running through and over the block: cast iron drain lines under the slab that have rusted through, galvanized supply piping, original electrical panels that carriers no longer want to insure, and roofs that have been layered rather than replaced.
The next era arrived with the tourism corridor. Once the theme parks opened along the southwest side of the county, housing spread down International Drive and out toward Dr. Phillips, and later filled the Avalon Park and Waterford Lakes side of the county along the 408 and 417. Homes from the 1980s and 1990s in those areas tend to fail at the envelope rather than the core, with worn shingle roofs, failed window seals, polybutylene supply lines in some subdivisions, and air handlers in unconditioned garages that have quietly grown a mold problem. Newer Orange County, meaning Lake Nona, Medical City, and Horizon West out past Windermere, is young enough that the issues are stucco and flashing detail, expired builder warranties, and community district assessments layered on top of the tax bill.
What actually drives owners here to sell as-is is rarely the house alone. Orange County has heavy absentee and investor ownership in the older west and south neighborhoods, so a tired rental with deferred maintenance and a tenant who stopped paying is a common starting point. Estates are another. A house sits vacant while probate runs through the Ninth Judicial Circuit, and vacancy attracts code enforcement, break-ins, and copper theft. County and city code cases accrue daily fines that record against the parcel and generally must be resolved at closing, which is enough on its own to end a financed sale. Add unpermitted garage conversions, closed basin lakes that put lots in mapped flood zones, and the sheer cost of a full pre-listing renovation, and selling in current condition stops being a compromise and starts being the practical answer.
Orlando. We buy throughout Orange County, including the cities listed below and the unincorporated areas between them.
Drag to roughly what your house is worth. These are the costs that come out of a seller's proceeds on an ordinary listing, before anyone talks about repairs. You pay none of them with us.
Estimates, not a quote. Florida seller-side costs run roughly 6.25 to 9 percent of the sale price all in, and these use the conservative middle of that range. Repairs a buyer's inspection turns up are not counted above, and they are usually the bigger number. Our cash offer is below full retail price, which is how we cover the repairs and the resale. If your house is in good shape and you can wait sixty to ninety days, listing with a good agent will usually net you more, and we will tell you so.
Four questions, about thirty seconds. You get an offer range and, more useful than that, what you would walk away with either way. No email required to see it.
The street address is enough. We use it to pull the county record.
Add the address and we can keep going.
Pick the closest one. Be honest, it only changes the repair number, and a rougher house is not a problem for us.
Heated living area. A rough number is fine, and your county property appraiser lists it for free.
Your best guess. Think about what renovated houses on your street sold for, not what yours would fetch today.
How the offer is built. We start from the after-repair value, which is what your Orlando house would sell for once it is fully repaired and updated. We take 68 percent of that, then subtract what the repairs will actually cost. The remaining 32 percent covers our purchase costs, the holding costs while the house is being renovated, the resale costs on the back end, and our margin.
Your offer = (after-repair value × 68%) − repair costs
The repair figures we use. These are per square foot of heated living area, and they are the same numbers we use internally on Orange County houses before we ever see the property:
| Move-in ready | $6 per square foot |
| Light cosmetics | $18 per square foot |
| Needs real repairs | $38 per square foot |
| Major work needed | $65 per square foot |
What listing costs a seller in Florida. Seller-side costs here run about 6.25 to 9 percent of the sale price all in. The comparison on this page uses the conservative middle of that: 5.5 percent agent commission, about 2 percent in documentary stamps, owner's title policy, settlement and lien search fees, and 3 months of taxes, insurance, utilities and upkeep at 0.25 percent of value per month while the house sits on the market. That is roughly 8.25 percent of the sale price, and it comes out of the seller's proceeds. On top of that, a seller listing a house that needs work usually has to spend the repair money first, because an appraiser flags the roof and the air conditioning and an inspection report prices the rest.
What we take on instead.
The honest caveat. If your home is in good condition, you have equity, and you can wait sixty to ninety days, listing with a good agent will usually net you more money than we will. We say that here and on every page of this site because it is true. Our offer is built for sellers who would rather have a closing date they can count on, no repair spending, and no cost of their own, than squeeze out the last few percent.
This is an estimate, not an offer. It is built entirely from numbers you typed in. A real offer comes after we pull the county record and the recent comparable sales near your property, and it can land higher or lower than this.
We check your numbers against the county record and recent sales nearby, then send a written offer, usually within 24 hours. No obligation, and we do not sell your information to anyone.
Each city page covers the local housing stock and the problems specific to that market.
Each of these has its own guide covering how the process actually works in Orange County, what your options are, and when selling to a cash buyer does and does not make sense.
You inherited a house you never planned to own, in a city you may not live in, full of belongings and bills that keep...
Read the guide →
The estate is open, the house sits empty, and the bills keep coming while you wait on a court calendar you do not...
Read the guide →
The lender filed suit, a lis pendens is recorded against your Orange County house, and you need to know how much time...
Read the guide →
The daily fines keep running whether you fix the violation or not, and the lien attaches to the property, not just to...
Read the guide →
Neither of you wants to keep paying for a house you both moved out of, and neither of you trusts the other to manage a...
Read the guide →
The tenant stopped paying, stopped answering, or simply will not let anyone inside, and your rental has turned into a...
Read the guide →
Someone bought a tax certificate on your Orange County property, interest is compounding, and you need to understand...
Read the guide →
The house is packed floor to ceiling, you cannot even get an agent through the front door, and the cleanout quote alone...
Read the guide →
The house is damaged, the insurance process is moving slower than your bills, and you are not sure you want to manage a...
Read the guide →
You know the house needs work, you are not going to do it, and you want a straight answer about what it is worth...
Read the guide →
A cash offer is usually below full retail. What it buys you is certainty, speed, and no cost of your own. Here is the honest comparison.
| ClearHomeOffer | Traditional Agent | iBuyer | |
|---|---|---|---|
| Time to offer | 24 hours | Days to weeks | 3 to 5 days |
| Closing timeline | As fast as 7 days | 30 to 90 days | 14 to 60 days |
| Agent commissions | $0 | 5 to 6% of sale price | Varies |
| Repairs required | None, we buy as-is | Often required | Deducted from offer |
| Showings and open houses | Zero | Multiple required | One inspection |
| Financing contingency | None, all cash | Buyer financing risk | None |
| Who pays closing costs | We do | Typically the seller | Service fee 2 to 5% |
| Risk of the deal collapsing | Very low | Moderate | Low |
If your home is in good condition, you have equity, and you can wait 60 to 90 days, listing with a good agent will usually net you more money. We say that plainly because it is true. Our offer is built for sellers who value speed, certainty, and a zero cost, zero repair exit over squeezing out the last few percent.
Most Orange County closings run about seven to fourteen days after you accept. There is no lender, no appraisal, and no underwriting, so the pace is set by title work. The Orange County Comptroller holds the official records, and the search there is where liens, judgments, and old mortgages surface. If you need more time to move out, we set the closing date around you instead.
The Property Appraiser at ocpafl.org lists year built, square footage, lot size, ownership history, and exemptions. Assessed value is a tax figure and not a market price, so do not treat it as one. Use it to confirm the physical facts about your parcel, then weigh our cash number against what a listed sale would actually net after commissions, repairs, and months of carrying costs.
No. Code cases attach to the property, so they get resolved at closing rather than beforehand. Tell us what you know and we factor the accrued fines into the offer. We have bought Orange County houses with board-up orders, overgrown lot citations, and garage conversions that never received a final inspection, all still open at the time of contract.
Usually yes. Probate for Orange County runs through the Ninth Judicial Circuit and the Orange County Clerk of Courts. In most cases we can close once the personal representative has authority to sell. Recorded judgments, delinquent taxes owed to the Orange County Tax Collector, and outstanding mortgages are paid from proceeds at the closing table rather than out of your pocket.
Not with us. Cast iron drain lines, galvanized supply piping, and obsolete electrical panels are normal in Orange County block homes from the 1950s and 1960s, and each one is a frequent reason a financed buyer walks or an insurer declines to write. We price those repairs into the offer, so you never fund a repipe or a panel replacement to get to closing.
We would rather you check our numbers than take our word for it. These are the official records for your property.
Confirm your parcel's year built, square footage, lot size, and exemption status before comparing any offers.
Search recorded deeds, mortgages, liens, and judgments that would need to clear at closing.
Look up probate, foreclosure, and civil case files that affect who has authority to sell the property.
Check delinquent property taxes and any tax certificates that have been sold against the parcel.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.