You know the house needs work, you are not going to do it, and you want a straight answer about what it is worth exactly as it stands today.
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.
Selling as-is means one thing and one thing only. You are not making repairs and you are not giving repair credits. It does not mean the house is a wreck, it does not mean you are hiding anything, and it does not mean you have to accept a bad price. Plenty of perfectly livable Orange County homes sell as-is simply because the owner does not want to manage contractors, coordinate a roof replacement, or negotiate a four page inspection report with a first time buyer.
What as-is actually changes is who your buyer is. Financed buyers in Central Florida need an appraisal and, just as importantly, an insurance carrier willing to write a policy. An aging roof, old electrical, or polybutylene plumbing can end a deal that survived everything else. Cash buyers do not have those constraints. This page explains what as-is means under Florida law, what still has to be disclosed, how the pricing math actually works, and how to decide honestly between listing with an agent and selling for cash. Sometimes the answer is that you should list it, and we will tell you when we think that is the case.
The standard Florida residential contract used across Orange County comes in an as-is version, and it is used constantly on ordinary listings. In that form, the seller is not obligated to make repairs, and the buyer typically has an inspection period during which they can cancel for any reason and get the deposit back. So an as-is listing on the MLS still gives the buyer an inspection out. It just removes the repair negotiation.
A cash purchase from a buyer like us goes further. We conduct our own walkthrough before we go to contract and we buy with no repair requests, no repair credits, no appraisal contingency, and no financing contingency. The tradeoff for that certainty is price.
This is the most misunderstood point in the whole category. Under Florida law, a seller of residential property must disclose known facts that materially affect the value of the property and that are not readily observable to the buyer. That duty exists regardless of an as-is clause. If you know the roof leaks, that there was a mold remediation, that the addition was built without permits, or that the house floods in heavy rain, disclose it.
Disclosing costs you nothing with a cash buyer. We are pricing the condition anyway, and we would rather price it correctly at the start than discover it in due diligence and come back with a reduction. When a seller tells us everything up front, our first number is usually our final number.
You should never accept a cash offer without a second reference point. Here is how to build one for free in about an hour:
If that exercise says listing nets you more and you have the time and the temperament for it, list it. We would rather lose a deal than have you sell to us for the wrong reason.
Be honest with yourself about these. Listing usually wins when the house is in reasonably good condition and would show well with a cleaning and minor cosmetic work. It wins when you have three or more months and no deadline pressure. It wins when you have equity and can fund small repairs that unlock a much better price, particularly a roof that makes the house insurable. And it wins when the property is in a strong Orange County submarket where financed buyer demand is deep. In those cases the commission is worth paying because the retail price premium exceeds it.
A cash sale wins when the repair list is long enough that financed buyers cannot get insurance or an appraisal. It wins when you have a hard deadline, such as a foreclosure sale date on the Orange County Clerk docket, a tax deed application, a job relocation, or a closing on your next home. It wins when the house is occupied by a tenant, packed with contents, or damaged. It wins when you live out of state and cannot manage repairs or showings. And it wins when certainty itself is worth money to you, because a cash contract without financing or appraisal contingencies simply does not fall apart the way financed contracts do.
A clean Orange County title file typically closes in about seven to fourteen days. Probate, an unresolved lien, or a payoff that takes time to obtain will extend that, and we would rather give you a realistic date than a promotional one.
A buyer who cannot answer these clearly and in writing is not a buyer you should sell to, regardless of the number on the offer.
One walkthrough, usually under thirty minutes. We are not building a repair list to renegotiate with. Old roof, failed HVAC, dated everything. It is already in the number.
You see the price, what we cover, and the closing date in writing. No verbal promises and no fine print that turns into a price reduction two weeks later.
Title is searched, liens and payoffs are handled from proceeds, and you sign in person or remotely if you live out of state. Clean files typically close in about seven to fourteen days.
This guide is written for Orlando, but the same process applies everywhere we buy. Start with your county.
The owners of this St. Petersburg house had decided two things before they ever called us. They were not going to list it, and they were not going to pay a commission to sell it. The house itself was in decent shape, just dated. It needed a new roof and a new air conditioning system, which is a pairing that tends to stop a financed retail buyer cold, because the appraiser flags both and the inspection report prices them at more than most sellers are willing to spend on a house they are leaving.
Two things had to be cleared before anyone could close. There was a lien on the property that had to be resolved, and an open permit on the house that had never been closed out and had to be finalized with the building department. Neither of those is unusual and neither is something a homeowner should have to project manage while also trying to move. We handled both, and we absorbed the time they took.
The part that mattered most to these owners was not the price. It was having somewhere to go. We closed 14 days from the signed contract, let them stay in the house for 21 days after closing, and covered their moving costs. They paid no commission, made no repairs, and did not spend a dollar on the roof or the air conditioning.
The honest caveat is the same one on every page of this site. 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. These owners traded that for a closing date they could count on, two title problems solved for them, and three extra weeks in the house while they found their next one.
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.
It means you are not making repairs and not giving repair credits. The standard Florida as-is residential contract is used on ordinary Orange County listings every day, and it still gives a buyer an inspection period to cancel. Selling as-is to a cash buyer goes further, removing the appraisal, the financing contingency, and the repair negotiation entirely. What as-is never means is that you can withhold known problems from the buyer.
Yes. Florida law requires a residential seller to disclose known facts that materially affect the value of the property and are not readily observable to the buyer. An as-is clause does not override that. The practical upside is that disclosing costs you nothing with a cash buyer, because we price condition up front. Sellers who tell us everything at the start usually get an offer that does not change between the walkthrough and the closing table.
There is no fixed percentage, and anyone who quotes you one without seeing the house is guessing. The gap depends on repair cost, roof age, insurability, location, and how quickly you need to close. Do the math on net rather than headline price. A retail sale subtracts commission, seller closing costs, repair credits after inspection, and several more months of mortgage, taxes, insurance, and utilities. Get an agent's opinion and compare both nets honestly.
Usually only the items that change your buyer pool. In Central Florida that is almost always the roof, because a roof at the end of its life can make a house uninsurable for a financed buyer, which cuts the market down to cash purchasers. A working air conditioner matters for the same reason. Cosmetic work like paint, flooring, and landscaping rarely returns its cost when the house has larger issues. Get bids before deciding.
About seven to fourteen days on a clean title file, because there is no lender, no appraisal, and no underwriting. What extends it is title work rather than our process. Open probate in the Ninth Judicial Circuit, an unreleased lien, a code enforcement lien needing negotiation, or a slow mortgage payoff will all add time. If you need a specific date, tell us up front and we will tell you honestly whether it is achievable.
No agent commission, because we are buyers rather than agents, and we do not list the property. We typically cover routine seller closing costs on our purchases. What still comes out of your proceeds are things attached to the property itself, such as the mortgage payoff, delinquent property taxes owed to the Orange County Tax Collector, recorded liens, and unpaid HOA dues. Ask for the full itemization in writing before you sign.
We would rather you check our numbers than take our word for it. These are the official records for your property.
Look up your property's assessed value, ownership history, and exemptions. Use this to sanity-check any offer you receive, including ours.
Search foreclosure filings, lis pendens records, and civil case history tied to a property.
The probate court for Orange and Osceola counties. Start here if you inherited a home and need to understand the estate process.
Official record of deeds, mortgages, liens, and judgments recorded against a property.
Check open code violations and accrued daily fines before you sell. Unresolved violations follow the property, not the owner.
Verify whether past work, such as a garage conversion or an addition, was permitted and closed out.
Check delinquent property taxes, tax certificates, and pending tax deed applications.
The daily fines keep running whether you fix the violation or not, and the lien attaches to the property, not...
The house is damaged, the insurance process is moving slower than your bills, and you are not sure you want to...
The house is packed floor to ceiling, you cannot even get an agent through the front door, and the cleanout...
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.