We buy Lake Mary houses in any condition, charge no commissions or listing fees, and can close on a date you choose in as little as seven days.
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.
Lake Mary was built for a working schedule. The office campuses along Lake Mary Boulevard and inside Heathrow brought thousands of jobs to northern Seminole County, and the neighborhoods around them, Heathrow, Timacuan, Greenwood Lakes, Magnolia Plantation, and Lake Forest, went up to house the people who filled them. That also means a lot of Lake Mary sellers are on a corporate clock, and a traditional listing hands your timeline to a stranger's mortgage underwriter.
We buy Lake Mary houses for cash, as-is, with no commissions and no repair credits. Give us the address and a straight description of the home and you will have a written offer within 24 hours. We close through a Seminole County title company in as little as seven days, or on a date that lines up with your move. Golf community homes with association approval requirements, houses with roof age problems, rentals with tenants in place, and estates in probate are all familiar ground. Call 813-537-5202.
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 Lake Mary, not a generic list.
The office campuses along Lake Mary Boulevard move people on short notice. A listing that depends on a buyer's loan approval can slip past your start date. We commit to a closing date at the beginning and can hold it or move it to match your relocation.
Tile and shingle roofs installed in the 1990s across Timacuan and Greenwood Lakes are now at the age where Florida carriers nonrenew regardless of condition. Without insurance a buyer cannot close a mortgage. We pay cash and replace the roof after we own the home.
Lake Mary homes often pass to children who live nowhere near Seminole County. Coordinating repairs, showings, and signatures across time zones is slow. We buy as-is, work with the estate attorney, and close with mail-away packages so nobody has to fly in.
Heathrow, Magnolia Plantation, and Fountain Parke all carry association obligations that keep billing whether the home is occupied or not. If the house sits empty while you decide what to do, we can close in about a week and end the monthly cost.
Almost all of Lake Mary was built between the early 1980s and the late 2000s, which makes it one of the more uniform housing markets in Seminole County. Timacuan and Greenwood Lakes came first, followed by Heathrow's gated golf sections, then Magnolia Plantation and Lake Forest, and finally the townhome and villa product at Fountain Parke and along the Rinehart Road corridor. The construction is typical of the period: concrete block on the first floor with frame above, stucco finish, barrel tile or dimensional shingle roofs, screened pools, and two or three car garages on lots that were platted tight to fit more homes.
Because the city aged all at once, the same repairs come due across whole subdivisions. The 1980s and early 1990s homes carry polybutylene supply lines and original electrical panels from manufacturers that inspectors now flag. Barrel tile roofs from the 1990s still look presentable while the underlayment beneath them has reached the end of its life, and insurers in Florida now price and decline based on roof age rather than roof appearance. Stucco over frame second stories cracks at window corners. Pool cages and pool decks poured in the 1990s need rescreening and resurfacing at the same time, and the original heat pumps are on their second or third replacement.
The gated and golf communities add a second layer. Association dues, golf memberships in some sections, and estoppel and approval requirements slow a sale down even when a buyer is ready. Water is a factor near Crystal Lake, Lake Emma, Sylvan Lake, and the Soldiers Creek drainage, where low lots hold storm runoff. Most people who sell to us in Lake Mary are moving for work on a fixed date, dividing an estate among heirs who live in different states, unwinding a marriage, or looking at a repair list on a twenty-five-year-old house and deciding they would rather take a clean number now than spend three months getting it ready for the market.
Heathrow, Timacuan, Magnolia Plantation, Greenwood Lakes, Lake Forest, Cardinal Oaks, Huntington Pointe, Fountain Parke, Crystal Lake, Sun Lake.
ZIP codes served: 32746, 32795, 32771
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 Lake Mary 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 Seminole 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 Seminole 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 Lake Mary 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...
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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 Lake Mary 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 Lake Mary 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 Lake Mary 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. Gated purchases in Lake Mary take a bit more setup because the association issues an estoppel certificate and some communities require a buyer application before closing. We order the estoppel and pay the fee ourselves. The only variable is how quickly the management company responds, and that is the main reason a gated closing sometimes runs slightly past seven days.
Use the Seminole County Property Appraiser at scpafl.org for assessed value, year built, sketch, and homestead status, and the Seminole County Tax Collector at seminolecounty.tax to confirm whether taxes are current. If a tax certificate has been sold against the parcel, it has to be paid from the proceeds at closing. Pulling both records first means nothing surprises you at the title company.
Yes, and it is one of the more common reasons Lake Mary owners call us. Florida carriers now nonrenew over roof age even when the roof is not leaking. Once coverage lapses, a financed buyer cannot close because the lender requires an insurance binder. A cash purchase removes both the lender and the binder from the equation, so the roof becomes our expense rather than a dealbreaker.
Send us whatever documentation you have. Some Central Florida homes built during the mid 2000s construction wave contain defective imported drywall, and the corrosion signature on copper coils and wiring is distinctive. Homes with that history, remediated or not, are difficult to finance and difficult to insure. We evaluate them individually and buy them as-is rather than requiring a certification before closing.
Sometimes. The limiting factors are the title search, any association estoppel, and payoff letters from your lender. On a clean title with no association and no mortgage, we have closed faster. On a gated Lake Mary property with an estoppel request outstanding, seven days is realistic and ten is more likely. We will give you an honest date after we see the title work, not before.
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 homestead status for your Lake Mary parcel.
Search recorded mortgages, liens, judgments, and probate cases affecting the property.
Check whether property taxes are current and whether a tax certificate has been sold.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.