Market update: cash offers still closing near ZIP 32801 and 32808 in Orlando this month.
The average home in Orlando can sit on the market for days. If you're looking for , we can help. We buy houses in Orlando, no repairs needed.
No repairs. No fees. No obligation.
Local Florida buyer.
Licensed contractor.
BBB A+ Accredited.
Backed by real renovation numbers in Orange County.
Hi, I'm Max Cohen. I’m a Licensed General Contractor and the owner of FL Home Buyers. For years, I've seen firsthand the unique challenges Orlando homeowners face. From the older concrete block homes in Rosemont to the mid-century stucco houses near the Executive Airport runway, many properties here come with their own set of quirks. Things like common Florida issues, such as Polybutylene piping, can become a major headache.
Being both a contractor and a cash buyer means I understand real renovation costs. This allows us to make honest offers that are grounded in actual numbers, not just guesses. We help people all over Orange County dealing with inherited properties, rough rental situations in Pine Hills, or storm damage that insurance won't fully cover.
As Max Cohen explains, "In Orlando, property issues often involve more than just cosmetic fixes. You need a buyer who understands the deeper structural or system problems that are common here. That's where our contracting background becomes a real asset for sellers." We offer a straightforward way to be done with the headache.
| Cost Factor | Sell to FL Home Buyers | List with Agent (on $390,000 home) |
|---|---|---|
| Agent Commissions | 0% | ~6% ($23,400) |
| Required Repairs | None | Often thousands |
| Closing Costs | Typically covered | 2-3% of sale price |
Living in Orlando means the city can be strict about property standards. Maybe you have an old shed that was never permitted, or a deck from years ago that doesn't meet current codes. Unpermitted backyard sheds or additions are a common issue we see in neighborhoods like Parramore or Conway. These things can make selling traditionally a nightmare, often requiring you to invest time and money into repairs you just don't have.
See how we handle this →
Inheriting a house can often bring unexpected burdens, especially when it's located far from where you live, or if it needs significant work. Maybe you've inherited a family home in Rosemont that holds a lot of memories but is a financial drain, or a rental property near the Citrus Bowl that's seen better days. The probate process through the Orange County Clerk of Courts can be long and confusing. We offer a clear path out of probate or landlord drama without the added stress.
Learn about our probate process →
Owning an older Orlando home, especially those built in the 70s or 80s, often means facing big repair bills. A leaky roof, an HVAC system that constantly breaks down, or the discovery of Polybutylene piping can easily cost tens of thousands. These are the kinds of surprises that can derail a traditional sale, but for us, it's just part of doing business. We buy houses for cash, no questions asked about repairs.
Get an offer for your repair-heavy home →
The Orlando housing market is always moving, but sometimes it feels stuck, especially if your home needs work. For sellers hoping for a quick, straightforward deal, current trends can be frustrating.
Tired of Waiting? Listing your home can mean weeks or months of showings, negotiations, and endless back-and-forth, especially if it's not perfect.
Pickier Buyers: Higher interest rates and stricter bank rules mean fewer casual buyers and more intense scrutiny on every detail of your property.
Stress-Free Selling: We offer a calm, numbers-first plan instead of more chaos, giving you a straightforward process without the typical market drama.
Orlando is a dynamic city, but even here, selling a house isn't always a walk in the park. The current market means that homes needing repairs, like those with outdated electrical panels or significant storm damage from past hurricanes, can sit for a long time. Traditional buyers are often looking for move-in ready, and banks are cautious about lending on properties with known issues.
This environment makes it harder to sell a house quickly in Orlando if it's not in perfect condition. That's why cash home buyers near me are becoming a popular option. We provide a guaranteed sale, on your timeline, bypassing all the typical frustrations.
The first step is a quick, friendly chat about your Orlando property. We’ll ask about its condition, your situation (like if you're facing pre-foreclosure or dealing with an inherited property), and your goals. This helps us understand how best to help you. It's truly no-pressure, just a conversation.
We'll arrange a brief walkthrough of your house, either in person or virtually, on your schedule. This helps us confirm the details and understand any repairs needed. Soon after, we’ll present you with a clear, written cash offer. We lay out all the numbers so you know exactly what to expect. No hidden fees, no last-minute surprises.
If our offer works for you, we handle all the paperwork and coordinate with a reputable Florida title company to close the sale. You pick the closing date that best fits your plans – whether that’s in 7 days or 60. You get cash in hand, and you can move on from your property without the hassle of repairs or showings.
Florida’s foreclosure process typically takes around 6 to 8 months, or about 180 to 240 days, which can feel like an eternity if you're under pressure. The process is judicial, meaning it goes through the courts, specifically the Orange County Clerk of Courts. This can add complexity and legal fees to an already stressful situation.
If you're behind on payments, getting a cash offer for your house can stop the foreclosure process dead in its tracks. We can close quickly, giving you a way to avoid a public auction and protect your credit score. We've helped many Orlando homeowners find a clean exit from a stressful house before things got worse.
Many older homes in Orlando, especially those built between the 1970s and 1990s, might still have Polybutylene piping. This material is prone to leaks and can cause significant water damage if not replaced. Here's a quick look at how repair costs can stack up against selling your house as-is.
| Issue | Estimated Repair Cost | Selling As-Is (with FL Home Buyers) |
|---|---|---|
| Polybutylene Pipe Replacement | $4,000 - $10,000+ | No Cost |
| Roof Replacement (older homes) | $8,000 - $15,000+ | No Cost |
| Major HVAC System Issues | $3,000 - $7,000+ | No Cost |
| Outdated Kitchen/Bathroom Remodel | $10,000 - $40,000+ | No Cost |
No matter where your property is in Orlando, from the bustling city center to the quieter suburbs, we're interested. We understand the local market dynamics and traffic near the I-4/SR 408 interchange.
Older, historic area with a mix of residential and commercial properties. We know the unique value and challenges here.
A diverse neighborhood with many 70s-80s homes that might need updates or have common Florida issues like older roofs.
We buy houses for cash in this large, established area, whether they're well-maintained or need significant work.
Family-friendly area, but some homes might have outdated features or require repairs after a strong storm.
We also buy homes in Kissimmee, Sanford, Winter Garden, and Apopka.
Don't just take our word for it. We pride ourselves on plain talk, integrity, and simplicity for every homeowner we help. You can read more about what people say on our cash home buyers reviews page.
"I needed to sell a rental property in Pine Hills fast because the tenants were a constant headache. Max and his team understood the situation immediately. They gave me a fair cash offer and closed quick, just as promised. A simple way to move on without repairs."
— John D., Orlando, FL
"Our family home in Parramore needed a lot of work after years of neglect. We couldn't afford the repairs, and listing with an agent felt impossible. FL Home Buyers made us a clear cash offer and handled everything. This gave us a cash-out plan that lets us breathe again."
— Maria S., Orlando, FL
"Selling my house fast for cash was crucial due to a job relocation. The team at FL Home Buyers was incredibly responsive and closed quickly through a reliable Florida title company. The process was easy, and I appreciated the direct communication."
— Sarah K., Orlando, FL
We've helped over 100 families across Florida get out of tough property situations with clear numbers and simple terms. As seen on CBS12, FOX, ABC7, WFLX.
Yes, many cash home buyers in Orlando are legitimate. It's smart to do your research, just like with any big decision. We’ve been buying houses in Florida since 2014, and FL Home Buyers is BBB A+ Accredited here in Orlando, FL. We close with local Florida title companies, ensuring everything is handled properly and transparently. We believe in clear numbers, simple terms, and no junk fees.
Cash offers usually reflect the current market value of your home, minus the cost of any needed repairs and a small profit margin. We assess the condition of your Orlando property, factoring in local repair costs for things like new roofs or kitchen remodels. Our offers are always fair, transparent, and based on real renovation numbers. We’re happy to walk you through our calculations so you understand exactly where we landed.
With FL Home Buyers, you can sell your house as-is in Orlando very quickly. Our typical closing window ranges from about 7 days to 60 days, depending on your specific needs. We work on your timeline, not ours, allowing you to move when it makes sense for you and your family. If you need to close fast to avoid foreclosure or handle an urgent relocation, we can often make that happen.
Often, yes, we can close in as little as 7-14 days in Florida. This rapid closing is one of the biggest benefits of selling to a cash home buyer like FL Home Buyers. It bypasses the lengthy bank approvals, appraisals, and inspection periods often required with traditional sales. We understand that sometimes speed is essential, especially when dealing with urgent situations.
We don’t charge any agent commissions or hidden fees. When we give you an offer, that's the cash you get at closing. In most cases, we also cover the standard closing costs associated with the sale. This means more money in your pocket and fewer surprises when you sell your house in Orlando to us.
For a cash sale in Florida, you'll generally need your property deed, any existing mortgage statements, and valid identification. If it's an inherited property, probate documents might be needed. We’ll guide you through everything during our simple conversation, and our trusted Florida title company will handle the rest to make sure all the paperwork is in order for a smooth closing.
The main risks can involve lowball offers or hidden fees. To protect yourself, always choose a reputable buyer like FL Home Buyers who has a strong local track record, verifiable reviews, and transparent processes. We're BBB A+ Accredited, led by a Licensed General Contractor, and always provide clear, written offers with no pressure. You should never feel rushed or confused by the numbers.
Absolutely. That's a core part of our service. We buy houses in Orlando completely as-is. You don't need to fix anything, clean anything, or worry about inspections holding up the sale. We factor any necessary repairs into our cash offer, saving you time, money, and stress. This is perfect for properties with older roofs, outdated kitchens, or common Florida issues like Polybutylene piping.
Yes, we frequently buy tenant-occupied properties in Orlando. You don't need to evict anyone or deal with difficult landlord situations. We handle the tenants and all related lease agreements after closing, making it a truly hands-off experience for you. This is a huge relief for tired landlords looking for a clean exit from a stressful house.
We specialize in buying inherited and probate properties in Orlando. We understand these situations can be complex and emotionally taxing. Our team can guide you through the process, even if the property is in probate or needs significant repairs. We offer a clear path out of probate or landlord drama without added stress.
Cash home buyers, like FL Home Buyers, purchase properties directly from owners without needing traditional bank financing. This speeds up the process significantly. We assess your home's condition, make a fair cash offer, and if you accept, we close quickly through a local Florida title company. It’s designed to be simple, fast, and transparent.
We make money by purchasing houses below market value, investing our own capital to renovate them, and then reselling them at a higher price or holding them as rental properties. Our offers reflect these projected renovation costs and a fair profit margin for our work. This business model allows us to provide the speed and convenience of an as-is cash sale.
Any real estate transaction in Florida, including cash sales, involves reporting to the IRS through Form 1099-S. Capital gains tax may apply depending on how long you’ve owned the property, your profit, and your individual tax situation. We always recommend consulting with a qualified CPA or tax advisor for personalized guidance, as we cannot provide tax advice.
We buy houses with code violations or unpermitted work all the time in Orlando. Things like unpermitted backyard sheds or additions are common. You don't need to spend time or money fixing these issues before selling. We handle all the repairs and permitting after closing, taking that burden off your shoulders completely. Just tell us what’s going on, and we’ll factor it into our offer.
Yes, in many cases, we can arrange for you to stay in your Orlando home for a short period after closing if you need a little extra time to move. This flexibility is part of our commitment to making the selling process as smooth and stress-free as possible for you. We understand that moving can be complicated, and we’re here to help.
