We buy St. Cloud homes in any condition, with no commissions and no repairs, and we close on the date you pick.
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.
St. Cloud sits on the south shore of East Lake Tohopekaliga in Osceola County, and it is really two towns layered on top of each other. There is the original grid south of 13th Street, laid out when the town was founded as a colony for Union veterans, and there is everything built east toward Narcoossee and Sunbridge since the mid 2000s. Selling a house here means very different things depending on which St. Cloud you own in.
ClearHomeOffer buys in both. We pay cash, we buy as-is, and we do not ask you to repair anything, clean anything out, or hold a single showing. If your property has a failed septic system, an unpermitted addition, agricultural acreage attached, or tenants you would rather not deal with, none of that stops us from writing an offer.
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 St. Cloud, not a generic list.
Older parcels outside the city sewer service area run on septic and sometimes private wells. A failed drainfield removes almost every financed buyer, because the lender requires a working system before funding. We buy the property with the system as it sits.
Homes in the newer communities east of town often carry an HOA assessment plus a CDD bond on the tax bill. When a job changes or a payment resets, owners want out quickly and cleanly rather than carrying two housing costs.
Families inherit St. Cloud parcels with a small house and several acres, sometimes with an agricultural classification. Splitting, appraising, and marketing that is slow. Heirs who live elsewhere usually want one clean cash closing instead.
Enclosed carports, added bedrooms, and converted Florida rooms are common in the old grid, and many were never permitted or closed out. That gap between the county record and reality kills conventional deals. It does not affect our offer.
The older core of St. Cloud is a mix of 1920s wood frame cottages near the lakefront and downtown, and 1950s through 1970s concrete block ranches filling in the grid around them. The frame houses often still have their original pier foundations, and decades of Florida humidity take a real toll on sills and floor joists underneath. The block ranches tend to have the problems that era always has, which are galvanized or cast iron supply lines, original electrical panels that no insurer wants to write a policy on, and flat or low slope roof sections over a converted carport or Florida room that were added without a permit.
Move east and the picture changes completely. Everything past Old Hickory Tree Road and out toward Sunbridge is newer, much of it built after 2005, often in communities carrying both an HOA assessment and a CDD bond attached to the tax bill. Owners there are usually not selling because of condition. They are selling because the carrying cost got heavy, because a job moved, or because the payment plus the CDD plus insurance stopped making sense. We buy in those neighborhoods too, and we account for the CDD balance openly rather than discovering it at title and repricing you.
The third category here is acreage. St. Cloud still has real rural parcels on the fringes with septic systems, private wells, pole barns, and in some cases an agricultural classification on the tax roll. Those properties are difficult to sell conventionally because a lender will not fund a purchase on a failed septic or an unpermitted structure, and the appraisal gets complicated when the land carries more value than the house. That is exactly the kind of property we prefer to buy with cash.
Historic Downtown St. Cloud, Anthem Park, Stevens Plantation, Canoe Creek, Gramercy Farms, Turtle Creek, Blackberry Creek, Hickory Hollow, Nova Grove, Del Webb Sunbridge, Narcoossee corridor, Lakeshore.
ZIP codes served: 34769, 34771, 34772, 34773
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 St. Cloud 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 Osceola 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 Osceola 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 St. Cloud 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 St. Cloud 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 St. Cloud 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 St. Cloud 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. A failed drainfield is one of the most common reasons owners here call us. Osceola County requires permitted repair or replacement, and no lender will fund a purchase on a failed system, which eliminates nearly every retail buyer. We pay cash, buy the property with the system in its current condition, and handle the permitting and replacement after closing.
The Osceola County Property Appraiser at property-appraiser.org publishes assessed value, year built, heated square footage, sales history, and exemption status for every parcel. It is worth pulling before you evaluate any offer, particularly if a previous owner enclosed a carport or added a room. If the county record shows fewer bedrooms or less square footage than the house actually has, that is a sign of unpermitted work.
It changes the math, and we tell you how up front. A CDD bond is a separate assessment that funded the community infrastructure, and depending on the community it may be payable in full at closing or may transfer with the property. We look it up before we give you a number rather than adjusting the offer later when title reports it.
Yes. We regularly buy inherited parcels with a house plus land, including properties carrying an agricultural classification. Probate for Osceola County runs through the Ninth Judicial Circuit, the same court that handles Orange County, and we can work alongside your attorney and title company on the timing. If the estate is not yet open, tell us early so we can set realistic expectations.
Yes, and those are often the ones we want most. The frame houses south of 13th Street frequently have foundation and sill issues underneath, original wiring, and roofs past their service life. Those conditions make a financed sale very difficult. We buy them as-is, with no repairs and no cleanout required from you.
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, recorded square footage, and exemptions on your St. Cloud parcel.
Search recorded deeds, mortgages, liens, judgments, probate matters, and foreclosure filings.
Check delinquent property taxes, outstanding tax certificates, and CDD assessments on the tax bill.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.