We buy Windermere homes in any condition, charge no commissions or listing fees, and can close through a local title company 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.
Windermere sits on the Butler Chain of Lakes in western Orange County, and the property here is unlike anything else in the region. Estates in Isleworth and Keene's Pointe, lakefront parcels off Down Point, and older custom homes along the sand roads of the town proper all carry costs that keep running whether you live in the house or not. Listing one of them means months of showings, an appraisal that has to find comparable sales, and a repair addendum after the inspection.
We buy Windermere houses directly for cash, in any condition, with no agent commissions and no repair requests. Send us the address and a plain description of the home and you get a written offer within 24 hours. If the number works, we close through a Central Florida title company in as little as seven days, or on a later date if you need time to move. Call 813-537-5202 and talk to someone who buys in Orange County every week.
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 Windermere, not a generic list.
Heirs usually live far from Orange County and inherit a large house with association dues, high-value insurance, and pool and dock service still running. We buy through probate, work with the estate attorney, and let you divide proceeds instead of monthly bills.
Buyers at this price point expect current finishes. A house with 1990s kitchens, worn tile roofing, and tired pool decking can sit for months. We price the home as it stands today, so you skip staging, price reductions, and repair credits.
Once a carrier issues a nonrenewal over roof age or moisture intrusion, the property gets harder to insure and harder for a retail buyer to finance. We pay cash, so lender conditions and insurance binders never enter the transaction.
Windermere has many houses that sit unused for most of the year. Between dues, taxes, insurance, lawn service, and pool maintenance, an empty property costs money every month. We close in as little as seven days and stop the outflow.
Most of what we buy in Windermere falls into three groups. The town proper, the original grid around Main Street and Down Point, still holds modest frame and block homes from the middle of the last century on lots worth far more than the structures standing on them. Outside the town limits, the 34786 area filled in with custom estates built from the late 1980s through the 2000s in Isleworth, Keene's Pointe, Butler Bay, and Lake Butler Sound. Those houses were built large, with barrel tile roofs, multiple air conditioning zones, screened pool decks, and in many cases private docks on the Butler Chain.
What fails in a Windermere house tends to be expensive. Tile roofs look sound from the street long after the underlayment beneath them has given out, and carriers now push back on roof age regardless of appearance. Stucco applied over wood frame traps moisture at window openings and band joists, and the damage is hidden until someone opens a wall. Pool heaters, salt systems, and lift pumps wear out. Docks, boathouses, and seawalls on Lake Butler, Lake Down, and Lake Bessie take constant weather, and permitting repairs through the town and the water management district is slow. Multi-zone systems also mean two or three air handlers reaching the end of their lives at the same time.
Lot and water considerations matter more here than almost anywhere else in Orange County. Lakefront parcels carry flood exposure, elevation questions, and shoreline rules that limit what you can rebuild. Larger estate lots often run on private irrigation wells, and some still sit on septic systems that were never converted. Add association dues, high-value insurance, lawn and pool service, and a tax bill that reflects the neighborhood, and an empty Windermere house drains money quickly. That is why most of our sellers here are heirs living out of state, owners working through a divorce, or people who got a renovation bid and decided the market for a dated luxury home is too thin to wait on.
Isleworth, Keene's Pointe, Butler Bay, Lake Butler Sound, Windermere Downs, Down Point, Reserve at Belmere, Tildens Grove, Casa del Lago, Lakes of Windermere.
ZIP codes served: 34786, 34787, 32836
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 Windermere 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 Windermere 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 Windermere 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 Windermere 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 Windermere 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. We buy inside the gated communities as well as in the town of Windermere and the surrounding 34786 area. Gated purchases take a little more coordination because the association usually requires an estoppel letter and sometimes a buyer application. We order and pay for the estoppel ourselves. Association response time is the one thing that can push a closing past seven days, and we will tell you up front if we expect that.
The Orange County Property Appraiser at ocpafl.org publishes assessed value, ownership history, building sketches, and homestead status for every parcel in Windermere. Pull your record before you talk to any buyer. It shows the recorded square footage, the year built, and whether the county has your improvements on file. That last point matters if a prior owner enclosed a lanai or built a guest suite without a permit.
No. Shoreline structures on the Butler Chain are among the most common repair items we take on. Decking, pilings, lifts, and seawall sections all deteriorate, and the repairs normally require permits from the town and coordination with the water management district. We buy the property with the dock exactly as it stands and handle permitting after closing, so you are not managing a marine contractor while trying to sell.
Often, yes. Foreclosure filings, divorce matters, and construction lien actions affecting Windermere property are recorded with the Orange County Clerk of Courts at myorangeclerk.com, and you can search your own address there. We buy homes with active cases regularly. Timing is what matters most. The earlier in the case you call, the more room there is to pay off what is owed from the closing proceeds.
Nothing out of pocket. There is no commission, no listing fee, and no repair allowance. We cover standard closing costs and the title work through a Central Florida title company. Property taxes are prorated at closing the way they are in any Florida sale. If there are liens, code fines, or unpaid association dues, those come out of the proceeds at closing rather than from your pocket beforehand.
We would rather you check our numbers than take our word for it. These are the official records for your property.
Pull your Windermere parcel record for assessed value, year built, recorded square footage, and exemption status before you weigh any offer.
Search recorded deeds, mortgages, liens, and judgments attached to your address.
Look up foreclosure filings, probate cases, and civil actions that could affect your ability to close.
Check for delinquent property taxes and tax certificates that must be cleared from sale proceeds.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.