Original kitchens, old systems, deferred maintenance, all fine. No commissions and no repair credits, with a cash closing 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.
ClearHomeOffer buys houses in Winter Park for cash, in any condition, with no commissions and no repair requests. Winter Park is one of the oldest and most established addresses in Orange County, and that creates an unusual problem for sellers. Land is valuable, buyers expect a finished product, and builders routinely purchase older homes for the lot alone. If your house is a 1950s ranch with original bathrooms sitting between two rebuilt houses, a traditional listing invites months of low offers, inspection renegotiations, and contractor bids you never wanted to collect.
We buy that house directly. No staging, no open houses on a Park Avenue weekend, no cleanout of a garage that has been filling since the 1970s. Take what you want, leave the rest, and we handle everything else. The offer is cash, the closing runs through a local title company, and the date belongs to you, whether that is a week from now or after you have found your next place. Call 813-537-5202 for a number on your address.
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 Winter Park, not a generic list.
Many Winter Park houses have had a single owner since the 1960s. Heirs inherit an original kitchen, decades of belongings, and a repair list they live too far away to manage. Selling as-is ends it in one transaction with no cleanout and no contractors.
Buyers here compare your house to a rebuilt one down the street. Bringing a dated ranch to that standard means a full kitchen, baths, roof, windows, and electrical. Owners unwilling to spend that money often prefer a cash sale at a fair discount.
Small rentals close to campus turn over constantly and take hard use. When the roof, the panel, and the repipe all arrive in the same year, landlords frequently decide the property has earned its exit rather than another rehab.
Retiring owners moving to a condo or closer to family need certainty on dates. A cash contract lets you set the closing after you have secured the next place, so you are not carrying both or living out of boxes waiting on somebody's lender.
Winter Park was laid out as a resort town in the 1880s, and the age of the place shows in the housing. The oldest streets near Park Avenue, Rollins College, and the Vias hold 1920s Mediterranean Revival houses, craftsman bungalows, and brick paved roads with mature live oaks arching overhead. Those homes were built well, but a century produces a specific list: clay sewer laterals cracked by oak roots, plaster over lath that has separated from the wall, original casement and double hung windows that no longer seal, and electrical services that were never upsized past sixty or one hundred amps. Additions built in the 1960s and 1970s are usually where the roof leaks start.
East of Mills Avenue and out toward Lakemont and Aloma, the era shifts. Winter Park Pines, Kenilworth Shores, Lakemont Heights, and the streets around Brookshire filled in through the 1950s and 1960s with concrete block ranches on generous lots. The pattern there is terrazzo under carpet, cast iron drain lines at the end of their service life, single pane aluminum windows, and asbestos floor tile and lead paint in anything predating the late 1970s. Windsong and the newer infill around the chain of lakes are the exception rather than the rule.
Water and trees drive the rest of it. The Winter Park Chain of Lakes, Lake Sue, Lake Killarney, and Howell Branch Creek put low lying lots in flood zones, and the same closed basin drainage that makes the lakes beautiful leaves some yards slow to clear after a summer storm. The city protects its tree canopy, so removals require a permit, and a large oak leaning over a roof is a real expense rather than a weekend project. Estate sales, downsizing moves, and homes that cannot compete with a rebuilt neighbor are why owners here sell as-is.
The Vias, Olde Winter Park, Orwin Manor, Winter Park Pines, Kenilworth Shores, Windsong, Lakemont Heights, Interlachen, Golfview, Killarney, Lake Sue, Temple Grove.
ZIP codes served: 32789, 32790, 32792, 32793
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 Winter Park 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 Winter Park 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 Winter Park 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 Winter Park 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 Winter Park 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.
Sometimes, and we will tell you when we think that is the case. Lot value in Winter Park depends on the street, the lot width, the trees, and how close the chain of lakes is. What a builder pays usually comes with a longer feasibility period and permit contingencies. Our offer trades a little price for speed, certainty, and no repairs. Compare both before you decide.
No. Winter Park regulates tree removal on private property, but the permit belongs to whoever does the work, not to the seller at transfer. If a large oak is threatening the roof or has already dropped a limb, leave it alone. We factor removal and any roof damage into the offer and deal with the city ourselves after closing.
The Orange County Property Appraiser at ocpafl.org lists year built, heated square footage, lot dimensions, and homestead status, and the Orange County Comptroller holds the recorded deed and any liens. Assessed value is a tax number, not market value. In Winter Park the gap between the two can be very wide on a property that has been homesteaded for decades.
It affects the number, but far less than most people expect. Cast iron drains, clay sewer laterals split by oak roots, and sixty amp services are standard in Winter Park homes of this age, and we budget for them as routine work. What actually moves an offer is roof condition, active water intrusion, and structural settling, not the presence of original systems.
Yes. We regularly set closings four to eight weeks out, or leave you in the house for a short period after funding, when a downsizing move needs coordination. Because there is no lender involved, the date is ours to choose rather than an underwriter's. Tell us your target and we build the contract around it.
We would rather you check our numbers than take our word for it. These are the official records for your property.
Check year built, square footage, and homestead status, which often differ from what a listing claims.
Confirm the recorded deed and search for mortgages, liens, or judgments against the property.
Review permitting, code compliance, and the tree ordinance that governs removals on private lots.
Look up property tax status and any certificates sold on delinquent amounts.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.