We buy Edgewood homes in any condition, with no commissions, no repairs, and a closing date you choose.
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.
Edgewood is a small incorporated city in Orange County strung along Orange Avenue between downtown Orlando and Belle Isle, bordered by the Conway lakes on one side and commercial frontage on the other. It is easy to drive through without noticing it is its own municipality with its own city hall, its own code enforcement, and its own permitting.
ClearHomeOffer buys throughout Edgewood, from the older ranch homes on the residential streets to properties with mixed commercial and residential character near the Orange Avenue frontage. We pay cash, buy as-is, and close on your schedule. Condition, permitting gaps, tenants, and deferred maintenance are all things we work with rather than around.
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 Edgewood, not a generic list.
Houses fronting or backing commercial property face appraisal and financing complications that quiet interior lots do not. Financed buyers and their lenders often walk. Cash buyers who understand mixed use frontage can close where a retail sale stalls.
Edgewood handles its own permitting, so older additions and enclosed porches sometimes have no traceable record. That gap between the house and the paperwork derails financed sales and has no effect on a cash purchase.
Many Edgewood houses have been in the same hands for decades with original kitchens, baths, and systems. Bringing one to retail standard is a real renovation, and most owners at that point would rather sell as-is.
Adult children inheriting an Edgewood property frequently live elsewhere. Coordinating a cleanout, contractors, and a listing from another state rarely appeals, so heirs generally take a single cash closing instead.
Edgewood is small enough that its housing does not follow a single pattern. There are mid century block ranches on quiet interior streets, some larger lots backing toward the Conway water, and a band of older properties along the Orange Avenue and Hansel Avenue corridors where residential and commercial uses sit right next to each other. That mixture is the single most important thing to understand about selling here, because a house with commercial frontage or a split zoning situation confuses appraisers and narrows the financed buyer pool considerably.
The residential stock itself is mostly 1950s through 1970s construction with the issues that era brings in Central Florida. Cast iron waste lines under the slab, original panels, aged roofs, and additions or enclosed porches added over the years that may or may not appear in the county record. Because Edgewood runs its own permitting rather than deferring to Orange County or the City of Orlando, tracing the permit history on older work sometimes means checking with the city directly, which surprises owners who assume everything routes through the county.
Owners here tend to be long tenured, and a fair number of the properties we look at are estates or homes where the same family has been in place for decades. The common thread is a house that would need real money spent before it could compete on the open market, and an owner who has no interest in spending it. A cash purchase skips the appraisal, the inspection contingency, the insurance underwriting, and the repair negotiation entirely.
Gatlin Avenue corridor, Mary Jess, Pineloch, Holden Heights edge, Oak Ridge, Lancaster Park edge, Grant Street, Larchmont, Hansel Avenue corridor.
ZIP codes served: 32809, 32806, 32839
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 Edgewood 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 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 Edgewood 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 Edgewood 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 Edgewood 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 Edgewood 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 that is a case where a cash buyer genuinely helps. Homes with commercial frontage or adjacent commercial use are difficult for appraisers to comp and difficult for lenders to approve, which removes most financed buyers. We evaluate the parcel on its own merits, including its potential use, rather than trying to force it into a residential comparison that does not fit.
It does not affect our offer. Edgewood issues its own permits rather than routing through Orange County, so tracing older work sometimes means contacting the city directly. Unpermitted additions and enclosed porches are common in homes of this age. A financed buyer would have to resolve it before closing. We buy as-is and take that on ourselves.
The Orange County Property Appraiser at ocpafl.org lists assessed value, year built, heated square footage, and exemption status even though Edgewood is its own municipality. The Orange County Comptroller at occompt.com holds recorded deeds, mortgages, liens, and judgments. If recorded square footage is lower than what the house actually has, that generally indicates unpermitted work.
Yes, and that combination is exactly why owners call us. Any one of those can stop a Florida insurer from writing a policy, and without insurance a buyer cannot get a mortgage. We pay cash, so no lender or insurer sits between you and the closing table. We factor the repair cost into the offer openly and do the work after we own it.
Yes. We buy occupied properties and we can set the closing date to give an occupant time to move. If there is a written lease, send it over. If it is an informal arrangement with a relative, tell us the situation honestly and we will build a timeline that works rather than putting you in the position of having to force anyone out quickly.
We would rather you check our numbers than take our word for it. These are the official records for your property.
Confirm assessed value, year built, and recorded square footage for your Edgewood parcel.
Search recorded deeds, mortgages, liens, and judgments filed against the property.
Search probate, foreclosure, eviction, and civil records tied to the property.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.