We buy Dunedin houses and cottages in any condition, estates included, with no repairs, no fees, a cash offer in 24 hours, and a fast closing.
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 in Dunedin and throughout the rest of Pinellas County for cash, exactly as they stand. Dunedin is small, old for Florida, and unusually walkable, and the housing reflects that. The blocks around the downtown core and along the Edgewater Drive waterfront hold frame cottages and small bungalows on tight original lots, while the eastern half of the city fills out with postwar and later subdivisions like Fairway Estates and Weathersfield.
It is also a city with a long established retiree population, which means a steady flow of estates, out of state heirs, and homes that have been owned by the same family for forty years. You do not need to repair anything, empty anything, or pay a commission to work with us. We look at the house in its current condition, account for what it genuinely needs, and give you a written cash number with no obligation. 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.
These are the situations we actually see in Dunedin, not a generic list.
Estate turnover is constant here, and heirs are often several states away. We buy with everything still inside, coordinate with the personal representative and the title company, and set the closing date around the probate timeline rather than ours.
Near Edgewater Drive and the causeway, an older low cottage with repair costs approaching half its structure value generally has to meet current flood elevation standards. If elevating is not realistic for you, we buy the house as it is.
Frame cottages near the water accumulate sill rot, settlement, and past termite damage. Those findings usually end financed contracts at inspection. We expect them on an older Dunedin house and account for them in the offer instead.
On small original lots near the walkable core, land often carries most of the value. Renovating an outdated cottage rarely returns its cost. We price the property honestly and close without repair contingencies.
Dunedin fronts St. Joseph Sound, and the western edge of the city carries real coastal exposure. The blocks along and just off Edgewater Drive, the Dunedin Isles area, and the low ground running out toward the Dunedin Causeway and Honeymoon Island sit at modest elevation, and mapped special flood hazard areas reach well inland in places.
Older cottages down there were built long before current base flood elevation requirements, and many were built on crawl spaces or low slabs. That combination makes the federal 50 percent rule a live issue: when repair or substantial improvement costs reach roughly half a structure's value as the local floodplain administrator measures it, the building generally has to be brought up to current elevation standards rather than simply repaired. On a small older cottage, where the structure value is low and the land value is high, that threshold arrives fast, and owners often find that a renovation they planned as cosmetic is legally something much larger.
The housing near downtown compounds it. Dunedin's historic core is genuinely old by Florida standards, and the surrounding streets hold wood frame cottages from the early and middle twentieth century on small platted lots. Frame construction on the Gulf side of Pinellas means termite history, moisture intrusion at the sill, and settlement on pier or shallow footings.
Lot sizes and setbacks constrain what can be added, and the walkable downtown that makes the city desirable also means alley access, narrow driveways, and neighbors close enough that construction staging is awkward. Insurers underwrite frame coastal homes more cautiously than inland block, and roof age plus wind mitigation features drive whether a policy can be written at all.
Then there is the demographic reality. Dunedin has a large 55 and older and retiree population, spread across both single family neighborhoods and age restricted communities, and the practical consequence is frequent estate turnover. We regularly talk to adult children in another state who have inherited a Dunedin house full of forty years of belongings, with a roof at the end of its life, a kitchen from another era, and possibly a flood claim in its history.
Probate runs through the Sixth Judicial Circuit and the record sits with the Pinellas County Clerk of the Circuit Court. Listing that house conventionally generally means a cleanout, repairs, insurance questions, and months of travel back and forth. That is the exact situation where selling as-is for cash is not a discount, it is the difference between finishing and not finishing.
Downtown Dunedin, Dunedin Isles, Edgewater Drive corridor, Fairway Estates, Highland Woods, Weathersfield, Braemoor, Spanish Trails, Patricia Estates, Dunedin Country Club area, Curlew Landings area, Woodette.
ZIP codes served: 34698, 34697, 34695
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 Dunedin 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 Pinellas 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 of these has its own guide covering how the process actually works in Pinellas 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 Dunedin house, and you need to know how much time you...
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 Dunedin property, interest is compounding, and you need to understand the...
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 →
The difference between our offer and a listing is not just the price. It is everything you do not have to do.
No agent commissions, no listing fees, no closing costs charged to you. The number we agree on is the number you receive at the table.
No repairs, no cleaning, no staging. Leave what you do not want. Roof, plumbing, electrical, and cosmetics are all our problem after closing.
Close in as little as 7 days if you need speed, or take 60 to 90 days if you need time to move. You pick the date, not us.
Probate, foreclosure, divorce, code violations, tenants, back taxes, fire damage. We have closed on all of it and none of it disqualifies you.
No mortgage approvals, no appraisal contingency, no financing that falls through two weeks in. Our offers are backed by cash on hand.
We work Dunedin and the surrounding market specifically. You talk to the person actually making the offer, not a national lead broker reselling your information.
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.
We show you the math. If the number does not work for you, no hard feelings and no follow up pressure.
Our offer starts from the After Repair Value, which is what your Dunedin home would sell for on the open market once it has been fully repaired and updated. We build that number from recent comparable sales near your property, then subtract what the repairs will actually cost and the margin that makes the purchase work for us.
Say your home would be worth $300,000 after a full renovation, and it needs roughly $40,000 of work.
$300,000 × 68% = $204,000, minus $40,000 in repairs, gives a $164,000 cash offer.
That remaining 32% covers our purchase costs, the holding and carrying costs while the property is being renovated, the resale costs on the back end, and our margin. You pay no commission, no closing costs, and nothing for repairs, so the offer is what you actually walk away with. Every property is different and the exact percentage moves with condition, location, and how much risk the property carries.
Yes, and it is a large share of what we do here. Pinellas County probate runs through the Sixth Judicial Circuit, and we can generally sign a contract once someone has authority to act for the estate, then close when the court process allows. You do not need to clean out the house, make repairs, or fly back to Florida repeatedly. We work with the personal representative and the title company directly.
It depends on your parcel. Homes near Edgewater Drive, Dunedin Isles, and the causeway approach generally sit in mapped flood zones, while much of eastern Dunedin does not. Flood zone placement affects insurance cost and, more importantly, what may legally be done to an older structure. Pull your flood zone and elevation information from Pinellas County resources before you compare offers.
Not for us. Frame cottages in and around the historic core commonly show sill rot, uneven settlement, prior termite damage, and outdated wiring. Those findings usually end a financed contract at inspection and can complicate insurance. We buy older frame homes as-is, price the condition into the number honestly, and never ask you to repair anything before closing.
Yes. This comes up constantly with Dunedin estates. Take the items your family wants, leave everything else exactly where it sits, and we handle the removal after closing. Nobody needs to rent a dumpster, hire haulers, or spend weekends sorting a garage. The condition of the interior does not change our willingness to buy the property.
In most cases it applies to structures in a mapped special flood hazard area. When the cost of repairs or of a substantial improvement reaches roughly half the structure's value, the building generally has to be brought into compliance with current flood elevation requirements instead of just being fixed. On an older low elevation Dunedin cottage with modest structure value, that threshold can be reached by a fairly ordinary renovation.
We would rather you check our numbers than take our word for it. These are the official records for your property.
Confirm year built, construction type, lot size, and exemptions on your Dunedin parcel before comparing offers.
Search probate filings, deeds, mortgages, and judgments that must clear before an estate sale can close.
Check delinquent property taxes and any tax certificates sold against the address.
Review flood zone designation, floodplain management rules, and coastal permitting information for your address.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.