We buy Pine Hills homes in any condition, tenant occupied or vacant, with no commissions, no repairs, and no showings.
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.
Pine Hills is an unincorporated community in western Orange County, west of Orlando between Silver Star Road and West Colonial. It was built fast in the 1950s and 1960s as workforce housing, much of it for the aerospace and defense employers of that era, and the housing stock still reflects exactly that. Small concrete block homes, three bedrooms and one bath, slab on grade, on modest lots with no HOA.
ClearHomeOffer buys throughout Pine Hills. We pay cash and we buy as-is, which matters here more than in most parts of the county, because a large share of these homes cannot pass the inspection and appraisal process a financed buyer has to clear. We do not ask for repairs, we do not ask you to empty the house, and we buy with tenants in place.
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 Pine Hills, not a generic list.
Many Pine Hills houses have been rentals for decades with maintenance deferred at every turnover. When the repair list finally exceeds what the rent justifies, owners sell rather than fund another rehab on a property they want to exit.
Late 1960s and early 1970s homes here often have aluminum branch wiring, which most Florida insurers will not cover without documented remediation. No insurance means no mortgage, which removes essentially every financed buyer from the table.
Citations for overgrown lots, unpermitted work, or an unsecured vacant house accrue daily fines that become recorded liens. Owners who have let a case run often prefer a cash sale that clears the lien at closing.
Pine Hills houses are frequently inherited by adult children who live elsewhere. Managing a cleanout, contractors, and a listing remotely on a modest value property rarely justifies the effort, so heirs sell as-is.
Almost everything in Pine Hills is original 1950s and 1960s concrete block construction, and the problems are consistent from street to street. Cast iron drain lines that have rusted through under the slab. Galvanized supply lines with pressure problems. Original electrical panels, and in some homes aluminum branch wiring from the late sixties and early seventies that most Florida insurers will refuse outright unless it has been remediated. Single pane aluminum windows. Roofs on their third or fourth layer. Any one of those can stop a mortgage. Several of them together make a conventional sale close to impossible.
The other defining feature here is ownership. Pine Hills has one of the higher concentrations of absentee and investor ownership in Orange County. A great many of these houses have been rentals for twenty or thirty years, passed between small landlords, with maintenance deferred each time. Owners reach a point where the turnover cost, the repair list, and the tenant situation stop being worth the rent, and they want out without putting another twenty thousand dollars into a house they are leaving. That is a normal Pine Hills conversation for us.
Code enforcement is the third factor. Because most of Pine Hills is unincorporated, it falls under Orange County Code Enforcement rather than the City of Orlando, and citations for overgrown lots, inoperable vehicles, unpermitted work, and unsecured vacant structures accrue daily fines that become liens recorded against the property. Those liens follow the property, not the owner, and they surface at title. We would much rather hear about an open case at the start so we can price the payoff into the offer than discover it two weeks before closing.
Rolling Hills, Sussex Place, Pine Hills Estates, Robinswood, Signal Hill, Golfview, Ivey Lane, Riverside Acres, Poinciana Park, Willow Creek, Barnett Park area, Silver Star corridor.
ZIP codes served: 32808, 32818, 32818
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 Pine Hills 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 Pine Hills 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 Pine Hills 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 Pine Hills 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 Pine Hills 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.
No. Aluminum branch wiring is common in homes built here in the late 1960s and early 1970s, and it is one of the main reasons owners cannot sell conventionally. Most Florida insurers will not write a policy without documented remediation, and without insurance a buyer cannot get a mortgage. We pay cash, so there is no lender and no insurance requirement standing between you and closing.
Yes. We buy tenant occupied properties regularly and we do not require you to remove anyone before closing. Send us the lease or tell us the arrangement if it is month to month, and we will take the property subject to whatever is in place. Florida has specific notice requirements for ending a month to month tenancy, and we would rather handle that after closing than have you rush it.
Tell us about it at the beginning. Because most of Pine Hills is unincorporated, these cases run through Orange County Code Enforcement, and accrued fines become liens recorded against the property. The title company finds recorded liens, and they are paid out of closing proceeds. Knowing up front lets us build the payoff into the offer instead of repricing the deal late.
The Orange County Comptroller at occompt.com holds recorded deeds, mortgages, liens, and judgments, and it is searchable by name and by legal description. The Orange County Property Appraiser at ocpafl.org shows assessed value, year built, and recorded square footage. Between the two you can see most of what a title search would turn up before you talk to anyone.
Yes. Homes needing a roof, repipe, or panel replacement are the normal case here, not the exception. Those repairs are exactly why the property will not appraise or insure for a financed buyer, which is why owners in that position come to us. We price the condition honestly into the offer and then do the work ourselves after closing.
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 before you evaluate any offer.
Search recorded deeds, mortgages, liens, and judgments filed against your property.
Look up foreclosure filings, evictions, probate cases, and other civil matters tied to the property.
Check delinquent taxes, outstanding tax certificates, and any pending tax deed application.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.