We buy Osceola County houses in any condition, with no repairs and no commissions, and we can deliver a written cash offer inside 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 across Osceola County for cash, in the condition they are in today. Osceola is really two counties sharing one name. Historic Kissimmee and St. Cloud hold the older cores, with small frame and block houses on original town grids that date back to the cattle and citrus era. Everything north and east of them is new, built during the growth surge that pushed subdivisions out along Narcoossee Road and toward the Sunbridge corridor.
Those two halves fail in completely different ways, and a standard listing is not built for either one. Older Kissimmee and St. Cloud houses carry aging systems, additions built without permits, and long deferred maintenance. Newer Osceola homes are physically sound but carry community development district bonds on top of the tax bill, which surprises buyers and slows financed deals. Out in the rural stretches toward Holopaw and Kenansville, acreage parcels sit on septic and wells with no municipal utilities in reach. We buy in all of it. You repair nothing, clean out nothing, and pay no commission. 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.
Community development district bonds ride on the tax bill in many newer Osceola subdivisions. When the full monthly cost stops working for your household, selling for cash avoids months of financed buyers backing out over the escrow number.
Historic cores hold small frame and block houses that need a roof, a repipe, and a full cleanout at the same time. We buy them with the contents still inside and coordinate directly with the personal representative.
Vacation properties along the Highway 192 corridor need constant refresh to stay bookable. If the renovation to stay competitive no longer makes sense, an as-is cash sale ends the cycle without another capital outlay.
Toward Holopaw and Kenansville, parcels sit outside municipal utilities. A failed drainfield or a low producing well can end a financed contract during inspection. We buy the property with those systems exactly as they are.
The oldest housing in Osceola County sits in downtown Kissimmee and in St. Cloud, and both towns predate the tourism economy entirely. Kissimmee grew as a cattle shipping and steamboat town on Lake Tohopekaliga, and St. Cloud was founded as a veterans colony, which is why its street grid and its stock of small frame cottages and early block houses feel different from anything else nearby. Those houses have pier foundations that have settled, original single pane windows, wiring extended over many decades, and in many cases a room or a carport enclosure added by an owner without a permit. Along the Vine Street and Orange Blossom Trail corridors, the postwar block ranches and the older motel-era buildings have been converted, subdivided, and re-tenanted many times over, and the deferred maintenance compounds.
The other Osceola began after 2005, when growth accelerated north and east of the older towns. Poinciana, the Narcoossee Road corridor, and the newer districts pushing toward Sunbridge produced tens of thousands of homes in a compressed period. Physically these are young houses, so the failures are builder-grade rather than age-driven: stucco cracking and flashing detail at the wall to roof transition, first generation shingle roofs now aging out together, and expired structural warranties. The financial layer matters more. Many of these subdivisions are funded through community development districts, and the CDD bond assessment rides on the annual tax bill for decades. Buyers who look only at the sale price get a shock when they see the full escrow payment, and that alone breaks financed contracts. Further out toward Holopaw and the Kenansville side, the county is still ranch and pasture, with older manufactured homes and site-built houses on acreage running on septic systems and private wells.
What pushes owners toward an as-is sale here is usually a mismatch between what the house needs and what the household can carry. Osceola has seen substantial Puerto Rican and broader Hispanic population growth, and many families arrived, bought quickly, and later found the true monthly cost with a CDD assessment and current insurance rates higher than they planned. Short term rental exposure runs through the tourism corridor near Highway 192, so owners of tired vacation properties face a full renovation to stay competitive or an exit. Older St. Cloud and Kissimmee homes come out of estates needing a roof, a repipe, and a cleanout at once. Add septic and well parcels where a failed drainfield surfaces during inspection, and cash sales become the practical route rather than a discount.
Kissimmee. We buy throughout Osceola 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 Kissimmee 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 Osceola 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 Osceola 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 Osceola 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 Osceola 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 Osceola closings take about seven to fourteen days from acceptance. Since we pay cash there is no lender, appraisal, or underwriting to slow things down. The pacing comes from title work and the record search through the Osceola County Clerk of the Circuit Court. If you need longer for an estate, a tenant, or a move, we schedule the closing around your date.
No. Community development district assessments generally stay with the property and continue on the annual tax bill unless the bond portion is voluntarily paid off. You do not need to retire it to sell to us. Tell us the district and the annual amount so we can account for it, and any past due balance is handled through the closing rather than out of pocket.
The Osceola County Property Appraiser at property-appraiser.org lists year built, heated area, lot size, sales history, and exemptions for your parcel. Assessed value is a tax figure, not a market price. Use the record to confirm the physical facts about the house, then compare our cash number against what a listing would actually net after repairs, commissions, and carrying costs.
Not for us. Unpermitted rooms, enclosed carports, and converted garages are common in the older Kissimmee and St. Cloud grids. Financed buyers usually walk once an appraiser flags the square footage discrepancy. We buy with the unpermitted work in place and take on the permitting or removal ourselves after closing.
In most cases yes. Delinquent taxes owed to the Osceola County Tax Collector, sold tax certificates, recorded judgments, and outstanding mortgages are paid from the sale proceeds at closing. You do not need to bring money to the table to clear them. The title company pulls the payoff figures and the numbers appear on your settlement statement before you sign.
We would rather you check our numbers than take our word for it. These are the official records for your property.
Confirm year built, square footage, lot size, and exemption status for your parcel before comparing offers.
Search official records and case files for probate, foreclosure, liens, and judgments attached to the property.
Review property tax status, including CDD assessments on the bill and any sold tax certificates.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.