We buy Seminole County houses in any condition, with no repairs and no commissions, and we can have a written cash offer to you in 24 hours.
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 across Seminole County for cash, in whatever condition they are in right now. Seminole is the mature suburban county north of Orlando, and it reads that way on the ground. Sanford holds the historic core and the St. Johns River waterfront. Altamonte Springs and Casselberry grew up along the 436 corridor. Longwood and Lake Mary carry a deep tree canopy and long established neighborhoods. Oviedo and Winter Springs spread east toward the Econ and the Black Hammock.
What ties the county together is age. Most of the housing here went up between the 1970s and the 1990s, which means the structures are fine and the systems are tired. Roofs are past their useful life, original plumbing has started to fail, and HOA rules make the cosmetic condition of a house very visible. A retail listing asks you to fix all of that before anyone will look. We do not. You repair nothing, remove nothing, and pay no commission or fee. We evaluate the house honestly, account for what it needs, and hand you a written cash number you can accept or walk away from. Call 813-537-5202 and tell us the 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.
Owners who bought in Longwood or Casselberry decades ago often face a roof, a repipe, and an HVAC replacement in the same year. Selling in current condition lets you move without funding a renovation you will never live in.
Seminole subdivisions from the late 1970s and 1980s frequently still have polybutylene supply lines, and carriers generally decline them. If insurance is the reason your sale fell through, a cash buyer removes that obstacle entirely.
Associations across Lake Mary, Oviedo, and Winter Springs enforce exterior standards and can record liens for unpaid assessments. We buy with those balances outstanding and settle them from proceeds at the closing table.
Corporate moves in and out of the Lake Mary and Heathrow office parks happen on short notice. A cash contract with a firm closing date beats carrying two housing payments while a listing waits for the right buyer.
Seminole County filled in during a fairly narrow window, and that timing explains most of what a home inspector finds here. The oldest stock is in Sanford, where the historic district still has frame houses and brick streets from the era when the town was a river port and a celery shipping hub, and those houses carry the usual pre-war issues of settled foundations, original wood windows, and wiring that has been extended rather than replaced. Everything else is suburban. The growth that followed the completion of Interstate 4 pushed subdivisions out along State Road 436 through Altamonte Springs and Casselberry in the 1970s, then north into Longwood and Lake Mary, then east into Winter Springs and Oviedo through the 1980s and 1990s.
That means the county is full of homes now hitting a predictable set of failures at the same time. Polybutylene supply piping was installed widely in Central Florida during the late 1970s and 1980s, and Seminole subdivisions from that period are a common place to find it still in the walls. Insurance carriers generally treat it as a decline, which quietly removes a house from the financed market. Shingle roofs from the last replacement cycle are aging out across Casselberry, Winter Springs, and Altamonte. Original air handlers sit in garages, slab foundations have taken decades of root pressure from a heavy oak canopy, and the same canopy that makes these neighborhoods desirable drops limbs on those aging roofs during every summer storm season. Homes near the Wekiva basin and the county's lakes add septic systems and drainfields that were sized for a much smaller household.
The reasons owners sell as-is here are usually about life stage rather than distress. Seminole County schools drive demand, so families buy in, raise children, and stay for decades. When those owners finally move, often to be near adult children or into assisted living, they are leaving a house they last updated a long time ago. Heirs then inherit a property that needs a roof, a repipe, an HVAC system, and a full cleanout all at once, and the estate has no appetite to fund it. HOA governance adds pressure, because associations in Lake Mary, Oviedo, and Winter Springs enforce paint, roof, and lawn standards and can record liens for unpaid assessments that generally have to be cleared at closing. Job moves along the Lake Mary corporate corridor add a steady flow of owners who simply need a date certain rather than a listing that might sit through a repair negotiation.
Sanford. We buy throughout Seminole County, including the cities listed below and the unincorporated areas between them.
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 Sanford 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 city page covers the local housing stock and the problems specific to that market.
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 Seminole County house, and you need to know how much time...
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 Seminole County property, interest is compounding, and you need to understand...
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 →
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.
Most closings here take about seven to fourteen days once you accept the offer. We pay cash, so there is no lender, appraisal, or underwriting to wait on. The real timeline is title work through the Seminole County Clerk of Circuit Court records, where liens and judgments surface. If you need extra weeks to move or to finish an estate, we set the date around you.
The Seminole County Property Appraiser at scpafl.org shows year built, heated square footage, lot size, sales history, and homestead status for your parcel. Assessed value is a tax number rather than a market price. Use the site to confirm the physical facts, then compare our cash offer against what a listed sale would net you after commissions, repairs, and carrying costs.
Yes. Polybutylene was installed throughout Central Florida subdivisions in the late 1970s and 1980s, and it is common in Seminole County homes from that era. Insurers generally will not write a policy over it, which is why financed buyers back out. We factor a full repipe into our number so you never have to open a wall or negotiate a repair credit.
No. Association liens, county code fines, and recorded judgments are generally paid from the proceeds at closing rather than upfront by you. Tell us what you know and the title company pulls the rest. We have closed on Seminole County homes with outstanding assessments, delinquent taxes owed to the Seminole County Tax Collector, and open violations still recorded.
Yes. Older homes around the Wekiva and the county lakes often run on septic systems whose drainfields are undersized or failing. A failed drainfield is expensive and frequently discovered during a buyer inspection, which ends a retail deal. We buy with the system as it is and handle the replacement ourselves after closing.
We would rather you check our numbers than take our word for it. These are the official records for your property.
Verify year built, square footage, lot size, and exemption status for your parcel before you compare offers.
Search official records and court files for probate, foreclosure, liens, and judgments tied to the property.
Check for delinquent property taxes or sold tax certificates that would need to clear at closing.
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.