We Buy Houses in Orange County
1,534,000 residents. $427,000 median home price. 1 in 1,703 foreclosure rate. If you need to sell fast, we pay cash and close in as little as 7 days.
Fast closing: 7-60 days • No fees: We pay all closing costs • As-is: Leave everything behind
Orange County Market Snapshot
Data compiled by FL Home Buyers from public county records and MLS reporting
Sources: Florida Realtors, ATTOM Data Solutions, U.S. Census Bureau (Q4 2025). Florida Realtors Reports · ATTOM
Why Selling in Orange County Is Harder Than You Think
Orange County ranks among the top 5 Florida counties for foreclosure filings. The post-pandemic tourism slowdown has left many homeowners financially stretched.
Tourism-dependent economy creates income volatility
High renter-to-owner ratio depressing resale values
Insurance costs up 35% since 2022
Rapid overdevelopment flooding market with new inventory
HOA disputes common in master-planned communities
I'm Max Cohen. I Buy Houses in Orange County.
I'm not a faceless corporation. I'm a Licensed General Contractor (License #CGC1534000) who has been buying and renovating houses across Orange County for years. When I walk through your house, I'm calculating repair costs in my head — not running to a bank for permission.
I know Orlando. I know the neighborhoods, the code enforcement issues, the insurance headaches. That's why I can give you a fair, fast cash offer that other buyers can't match.
If you have a problem property in Orange County, I'm the guy who buys it. Simple as that.
BBB A+ Rated • Licensed General Contractor • Hundreds of deals closed across Orange County
Selling to Us vs. Listing with an Agent in Orange County
| Factor | Sell to Max (Us) | List with Agent |
|---|---|---|
| Agent Commission | $0 | 5-6% (~$26k) |
| Closing Costs | We pay them | You pay (~2%) |
| Repairs Required | None. As-is. | Usually $5k-$30k+ |
| Timeline | 7-60 days | 51+ days avg |
| Showings / Open Houses | Zero | Dozens of strangers |
How We Buy Your Orange County House
Contact Us
Fill out the form below or call (561) 258-9405. Tell us about your Orange County property — address, condition, situation. Takes 2 minutes.
We Do a Walkthrough
We meet you at the property (in person or virtual). As a licensed contractor, I assess the real condition and calculate repair costs on the spot.
You Get a Fair Cash Offer
We present a written cash offer — no obligation. We explain exactly how we arrived at the number. No games.
Close on Your Timeline
Accept? We close in 7-60 days at a local title company. We pay all closing costs. You get cash.
Cities We Buy Houses In Across Orange County
Click any city to see our local page with neighborhood details
Zip Codes We Cover in Orange County
Real Orange Problems We Solve Every Day
We're not just buying houses — we're solving real problems for Orange homeowners. These are the situations we see most often:
Tourism-Economy Volatility
Orange County's economy is heavily tied to Disney, Universal, and the convention industry. When tourism dips, service-industry workers — who make up a huge portion of homeowners in Pine Hills, Azalea Park, and Meadow Woods — face income disruptions that make mortgage payments impossible.
Rapid Depreciation in Older Communities
Areas like Pine Hills, Holden Heights, and South Apopka have seen home values stagnate while newer communities in Lake Nona and Horizon West appreciate 5-10% annually. Owners of 1970s-1990s homes face a widening value gap.
HOA Community Defects
Many 2005-2008 subdivisions in Orange County were built with known construction defects — Chinese drywall, insufficient stucco, builder-grade roofing. HOA reserves are depleted, and individual owners bear the renovation cost.
Short-Term Rental Crackdowns
Orange County and Orlando have tightened short-term rental regulations. Investors who bought homes specifically for Airbnb/VRBO near Disney now face restrictions that slash rental income by 40-60%, making the properties cash-flow negative.
Title Issues from Foreclosure Era
Orange County had one of Florida's highest foreclosure rates during 2008-2012. Many properties that went through foreclosure have lingering title defects — unsatisfied liens, missing assignments, unresolved HOA arrears — that surface during traditional sales.
Water Damage from Aging Infrastructure
Central Florida's seasonal downpours expose aging roofs and drainage systems. Orange County homes built before 2000 frequently have water intrusion damage that goes undetected until a buyer's inspector flags it, killing the deal.
Orange's Housing Market: What It Means for Sellers in 2026
Orange County's real estate market tells two different stories in 2026. The east side — Lake Nona, Avalon Park, Waterford Lakes — continues to attract buyers with newer construction and strong schools. But the legacy neighborhoods west and south of downtown Orlando are corrections in progress. Pine Hills, Holden Heights, and the tourist corridor near International Drive have seen price reductions become standard. County-wide, the median has settled at $405,000 with 58 days on market. The biggest challenge for sellers: Orlando's massive new construction pipeline is delivering 3,000+ new homes annually in communities like Horizon West and Innovation Way, giving buyers modern alternatives at similar price points to older existing homes. Competing means either heavy renovation investment or accepting a discounted price.
Foreclosure & Legal Landscape in Orange County
Orange County's 9th Judicial Circuit carries approximately 3,500 active foreclosure cases. The county still deals with legacy cases from the 2008-2012 crisis — zombie foreclosures where banks initiated but never completed the process. The local timeline from lis pendens to judgment averages 9-14 months, though contested cases can run longer. Orange County also has a significant tax deed inventory — properties with 2+ years of unpaid taxes. If you're facing foreclosure or delinquent taxes, selling for cash resolves both simultaneously. We handle all lien payoffs at closing through the title company.
⏱️ Time Is Your Most Valuable Asset
Every day you wait in the foreclosure process costs you equity and options. A cash sale can close before your next court date — call us at (561) 258-9405 to discuss your situation confidentially.
The Real Cost of Repairs vs. Selling As-Is in Orange
Orange County's construction market benefits from a larger labor pool than South Florida, but costs have still risen significantly. Roof replacement averages $10,000-$18,000. Full AC system replacement runs $6,000-$12,000 (critical in Central Florida's climate). Interior renovation of a typical 3/2 home to market-ready condition costs $25,000-$45,000. Orange County permits are relatively efficient (3-6 weeks) but add $1,500-$3,000 in fees. Before sinking money into renovations, consider: 6% commission on $405K is $24,300. Two months of carrying costs run $4,000-$5,000. That's $30K+ in selling costs before you've earned a penny — and that assumes no contingency issues.
What Orange Homeowners Say About Working With Us
"Our Pine Hills rental had been vacant for 6 months with code violations piling up. We were hemorrhaging money. Max bought it and took over the violations. Closed in 2 weeks flat."
George & Helen T.
Pine Hills, FL
"We bought near Disney for short-term rental income. When the regulations changed, we were losing $1,500/month. FL Home Buyers gave us a fair price and we stopped the bleeding."
Kevin L.
Kissimmee, FL
"Inherited my grandmother's house in Winter Park. It needed everything — roof, AC, kitchen, bathrooms. Contractors quoted $85K. Max offered a number that made sense and we closed in 18 days."
Stephanie C.
Winter Park, FL
Facing a Tough Situation in Orange? We Can Help.
No matter what brought you here, we've handled it before. Click any situation below to learn how we help Orange homeowners just like you:
Helpful Resources for Orange Sellers
Every Orange Neighborhood, Covered
We buy houses throughout Orange County — from the historic neighborhoods of College Park and Thornton Park to the suburbs of Winter Garden, Windermere, and Apopka, and everywhere from Pine Hills to Lake Nona.
Nearby counties we also serve: Seminole County, Osceola County, Lake County, Volusia County
Frequently Asked Questions About Selling in Orange County
As of late 2025, the median home sale price in Orange County is $427,000, representing a +1.5% change compared to the prior year. This data comes from county property appraiser records and MLS reporting. Whether your home is above or below that number, we make fair offers based on actual condition and comparable sales — not just automated estimates.
If the title is clear, as little as 7 days. Most sellers in Orange County choose 14-30 days to get organized. Compare that to the average 51 days on market for MLS-listed homes in this county — and that's before you even start the 30-45 day closing process with a buyer's lender.
The foreclosure rate in Orange County is approximately 1 in 1,703 housing units. Florida's statewide rate is the highest in the nation at 1 in 230 units. If you're behind on payments or have received a lis pendens, selling for cash can help you avoid the long-term damage of a foreclosure on your credit. Learn more about selling during foreclosure →
I am the buyer. My name is Max Cohen. I'm a Licensed General Contractor (CGC1534000) and the founder of FL Home Buyers LLC. I buy houses with my own funds, renovate them myself, and either sell or rent them. We close at a standard Florida title company. I don't assign contracts to other investors. Learn how to spot "we buy houses" scams →
That's exactly what I look for. I'm a contractor. I want the houses that need new roofs, new kitchens, and new pipes. You don't need to clean, repair, or even empty the house. Take what you want and leave the rest. Can I sell a house that needs repairs? →
Get Your Free Cash Offer
No obligation. No spam. Just a fair offer for your Orange County property.
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Common Situations We Help With in Orange County
Source: Florida Realtors®, ATTOM Data, Houzeo · February 2026
What Orange Homeowners Say
"They gave us a fair cash offer and closed in 10 days. No repairs, no hassle. Exactly what we needed."
— Sarah M., Orange
"We inherited a house that needed major work. They bought it as-is and handled everything. Highly recommend!"
— Maria L., Orange
"Going through a divorce and needed to sell quickly. They made a difficult situation so much easier."
— Lisa P., Orange
⭐⭐⭐⭐⭐ Rated 5/5 · 47 Reviews · BBB A+ Accredited
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