Sell Your House or Commercial Property for Cash in Orange County, FL
Libera Capital Group buys Orlando-area homes, rentals, motels and commercial buildings as-is for cash, so you can skip repairs, showings and commissions and close when you are ready.
- Zero commissions
- Any condition, occupied or vacant
- Close in as little as 7–14 days
- Houses & commercial
Get Your Cash Offer
No obligation. No fees. No repairs. Tell us about the property and we'll follow up with a cash offer.
🇪🇸 Leer en español: Kissimmee y Orlando
🇭🇹 Li an Kreyòl: Orlando ak Kissimmee
Orange County is the heart of Central Florida. Orlando’s theme parks, convention center and airport draw tens of millions of visitors a year, and the county’s economy has expanded far beyond tourism into healthcare, simulation and defense technology, the University of Central Florida and a fast-growing logistics sector. Growth has pushed new neighborhoods west into Horizon West, east toward UCF and south into Lake Nona, while the older core of Orlando and its first-ring suburbs hold decades of housing that is now showing its age.
That mix is exactly where cash buyers are useful. If you own a 1950s block home in Pine Hills, a College Park bungalow you inherited, a condo near International Drive, a small apartment building near Mills 50 or an aging motel on Orange Blossom Trail, a direct sale to Libera Capital Group can be faster and simpler than listing. We are a Florida company with our home market in Southwest Florida, and we buy houses and commercial property across Florida, including throughout metro Orlando.
This page covers the Orange County communities where we buy, the kinds of homes and commercial buildings we see, how flooding and sinkholes affect property here, which local offices hold your records, and how a cash sale stacks up against a traditional listing.
Why Orange County Owners Sell to Libera Capital Group
No renovation required
Orlando buyers have been trained by new construction and flipped homes to expect fresh kitchens and new roofs. We buy the house the way it is today, so you never have to compete on finishes.
Your proceeds stay yours
No commission, no buyer agent fee, no repair credits after an inspection and no seller-paid closing costs on a standard purchase. That can add up to a meaningful share of your sale price.
Close around your plans
Relocating for a job, waiting on a new build, or settling an estate from out of state? Close in as little as 7–14 days with clear title, or schedule closing months out.
Built for complicated deals
Tenants in place, probate in progress, code liens, open permits or a motel with a dozen rooms down — we are used to it and we put our offer in writing.
Orange County Cities and Communities Where We Buy
Orlando
The City of Orlando covers a patchwork of very different neighborhoods. Close to downtown, College Park, Delaney Park, Lake Eola Heights and Thornton Park are known for brick streets and 1920s–1940s bungalows and Mediterranean Revival homes, many with original plumbing, knob-and-tube or early wiring and pier foundations. Parramore, west of downtown, has older frame houses and small multifamily buildings. Conway, Azalea Park and the neighborhoods off Semoran Boulevard have mid-century concrete block homes. Baldwin Park, a redevelopment of the former Naval Training Center, and Lake Nona, in the southeast near the medical city and airport, are newer. MetroWest, near Kirkman Road and Universal, is full of condos and townhomes, many owned by investors. We buy throughout the city, including houses that need everything, occupied rentals and condos in older complexes.
Apopka
Apopka, in northwest Orange County, has long called itself the indoor foliage capital of the world because of its many nurseries and greenhouses. It sits near Lake Apopka and the Wekiva River area, and the opening of SR 429 and the Wekiva Parkway has brought a wave of new subdivisions. Older Apopka homes near the historic downtown, rural properties with nurseries or greenhouses on them, and manufactured homes on larger lots are all common. We buy homes, small farms with houses on them and commercial or nursery buildings.
Winter Park
Winter Park is one of Central Florida’s most established cities, with Park Avenue’s shops, Rollins College, brick streets and a chain of lakes connected by canals. Housing ranges from historic estates and lakefront homes to small post-war cottages and older condos. Many Winter Park sellers are long-time owners or heirs selling a home that has not been updated in decades, often on a lot more valuable than the house. We buy these homes as-is so you do not have to renovate or deal with a demolition. Winter Park is also home to one of Florida’s most famous sinkholes, which opened in 1981 near Fairbanks Avenue and Denning Drive and is now a small lake.
Ocoee
Ocoee sits in west Orange County along SR 50 and the Florida’s Turnpike and SR 429 interchanges. Its older neighborhoods around Starke Lake and downtown have modest block and frame homes, while newer subdivisions spread north and west. We buy dated homes, newer homes with HOA issues and small commercial properties along SR 50 and Maguire Road.
Winter Garden
Winter Garden’s historic Plant Street downtown, crossed by the West Orange Trail, has become one of the most popular small downtowns in the region. South of town, Horizon West has grown into a large area of master-planned villages. Winter Garden sellers include owners of older homes near downtown and Lake Apopka, investors in newer rental homes and families relocating out of the area. We buy all of them.
Pine Hills
Pine Hills is a large unincorporated community west of Orlando that was largely built in the 1950s and 1960s. It has thousands of concrete block ranch homes, many of them rentals, with original cast-iron drain lines, older roofs and electrical panels that insurers will no longer accept. Many Pine Hills owners are landlords, heirs or long-time homeowners who do not want to invest in a full update. A cash sale lets them sell without making those repairs first.
The rest of Orange County
We also buy in Maitland, Eatonville, Windermere, Belle Isle, Edgewood, Oakland, Zellwood, Union Park, Azalea Park, Orlovista, Holden Heights, Taft, Meadow Woods, Hunters Creek, Alafaya, Avalon Park, Bithlo and Christmas. East Orange County has more rural property and manufactured homes, while the southwest areas near the parks have dense concentrations of vacation-oriented condos and townhomes.
Orange County Housing and Commercial Property We Purchase
Metro Orlando grew in waves, and each wave left a different kind of housing behind. Understanding where your property fits helps explain why a cash sale can make sense.
Older single-family homes
Homes built before about 1975 make up a large share of the stock in Orlando’s core, Pine Hills, Azalea Park, Conway and Winter Park. Common issues include cast-iron sewer lines that have cracked or bellied, galvanized supply pipes, older electrical panels, single-pane windows and roofs at the end of their life. Florida insurers frequently require updates to these systems before they will write a policy, which in turn blocks a buyer’s mortgage. We buy these homes without requiring any updates. See our page on single-family homes we buy.
Condos and townhomes
Orange County has a large inventory of condos, from garden-style complexes off Semoran, Kirkman and Goldenrod to tourist-oriented buildings near International Drive and the parks. Florida’s post-Surfside legislation requires milestone structural inspections for condo buildings three stories or taller and structural integrity reserve studies, and many associations have raised dues or levied special assessments. Some complexes also have trouble meeting lender requirements, which shrinks the pool of financed buyers. We buy condos and townhomes with assessments pending, deferred maintenance or investor-heavy ownership.
Rentals and small multifamily
With a large student population around UCF, heavy tourism employment and steady population growth, Orange County has a deep rental market. Many owners hold single-family rentals, duplexes and fourplexes, along with older apartment complexes along the major corridors. If you want to exit — whether because of non-paying tenants, rising insurance or simply landlord fatigue — we buy rentals with tenants in place. Learn about selling multifamily and apartment buildings.
Commercial, hospitality and industrial
Orange County’s commercial landscape is shaped by tourism and logistics. International Drive, US-192 nearby and the US-441 Orange Blossom Trail corridor have long histories of independent and older branded motels, some of which now struggle to compete with newer hotels and short-term rentals. Colonial Drive (SR 50), Semoran Boulevard, Kirkman Road and John Young Parkway carry strip centers, freestanding restaurants and service businesses. Warehouses and flex buildings concentrate near Orlando International Airport, around Taft and Silver Star Road, and along the major interstates and toll roads. We buy hotels and motels, retail strips, office buildings and industrial property — vacant, partially leased or fully occupied. Read more on our commercial property page.
Flooding, Hurricanes and Sinkholes in Orange County
Does Orange County flood?
Orange County is inland and does not face storm surge, but heavy rainfall regularly overwhelms drainage in low-lying neighborhoods, around lakes and along creeks such as Shingle Creek and the Little Econlockhatchee River. When Hurricane Ian crossed Central Florida in late September 2022 after its landfall in Lee County, it dropped extreme rainfall on the Orlando area, and neighborhoods such as Orlo Vista saw serious flooding, with residents evacuated from flooded streets. Two years later, Hurricane Milton’s path across Central Florida in October 2024 again brought heavy rain, wind damage and long power outages to parts of the county.
FEMA flood maps show special flood hazard areas around many of the county’s lakes and drainage basins. If your home is in one of these zones and suffered major water damage, the substantial-damage rule can require that repairs bring the home into compliance with current floodplain standards when repair costs reach 50% of the structure’s value. That can make repairs far more expensive than expected. We buy flood- and hurricane-damaged homes in any stage of drying out or repair.
Wind and roof damage
Older roofs in Orange County have taken repeated punishment from Ian, Nicole, Milton and seasonal storms. Many homeowners are now dealing with insurers that will not renew a policy until the roof is replaced. If you cannot or do not want to replace the roof before selling, we buy the home with the existing roof and factor the cost into our offer.
Sinkholes and karst geology
Central Florida sits on limestone, and sinkholes and ground settlement are a fact of life. The Winter Park sinkhole of 1981 is one of the best-known examples in the state, but most issues are smaller: settlement cracks, sloping floors and depressions in a yard. Homes with sinkhole repairs, open claims or engineering reports can be difficult to insure and finance. We buy them as-is and review whatever documentation you have.
Orange County Permits, Property Appraiser and Court Records
- Orange County Property Appraiser. Assessed values, exemption status and parcel data. Homestead and Save Our Homes benefits end with your ownership, so a buyer’s tax estimate may be higher than your current bill.
- Orange County Tax Collector. Property tax payments and delinquent taxes. If tax certificates have been sold on your property, the balance can be paid off from proceeds at closing.
- Orange County Comptroller and Clerk of Courts. The Comptroller maintains Orange County’s official records (deeds, mortgages, liens), while the Clerk of Courts handles cases in the Ninth Judicial Circuit, which covers Orange and Osceola counties — including foreclosure and probate.
- Building permits and code enforcement. Orange County’s Division of Building Safety handles permitting in unincorporated areas such as Pine Hills, while the City of Orlando’s Permitting Services and the building departments of Winter Park, Apopka, Ocoee, Winter Garden and other municipalities handle their own jurisdictions. Unpermitted garage conversions, room additions and enclosed patios are common in older homes. We buy properties with code violations and unpermitted work.
Florida charges documentary stamp tax on deeds at $0.70 per $100 of the sale price in Orange County. Our written offer will explain which costs we cover. For legal, tax or estate questions, please consult a Florida attorney or CPA.
Why Orange County Sellers Choose Cash Over Listing
For a renovated home in a popular school zone, listing with an agent can work well. But metro Orlando’s resale market also competes with a steady supply of new construction, builder incentives and investor-owned rentals. Older homes with insurance problems, tenant-occupied rentals, condos with assessments and commercial buildings with vacancies often struggle to attract financed buyers. A cash sale is built for those properties. The comparison below shows typical differences; your situation will vary. For more, see cash offer vs. listing with an agent.
| Item | Cash sale to Libera Capital Group | Listing on the MLS |
|---|---|---|
| Commission | None | Often around 5–6% combined, depending on the agreements |
| Pre-sale repairs and updates | None needed | Often expected to compete with new construction and flips |
| Inspection credits | None | Frequently requested for roofs, plumbing, electrical and HVAC |
| Closing costs | We pay the normal closing costs | Seller typically pays owner’s title policy, doc stamps and fees |
| Carrying costs while marketed | Minimal | Mortgage, insurance, taxes, HOA and utilities each month |
| Timeline | Often 7–14 days with clear title, or your date | Commonly 60–120 days or more |
| Deal certainty | No loan, appraisal or insurance contingency | Financing and appraisal can delay or cancel the deal |
Situations we often help Orange County owners with
- Rentals with non-paying or difficult occupants. We can buy with tenants in place, so you do not have to handle an eviction first.
- Inherited homes in Pine Hills, College Park or Winter Park that heirs do not want to renovate. See our guide to inherited and probate property.
- Divorcing couples who need a clean, fast split of equity. Read about selling a house during a divorce.
- Employees relocating for a new job who need to sell quickly. Learn about relocation sales.
- Homes with major issues such as fire damage, foundation trouble or a failed sewer line.
- Motel and retail owners facing vacancies, deferred maintenance or a loan maturity.
How Our Cash Buying Process Works in Orange County
- Reach out. Submit the form at the top of this page or call (239) 686-0823. Tell us the address, condition, occupancy and the timing you have in mind.
- Get a written cash offer. We study the property, recent sales nearby, flood zone, permit history and any HOA or condo documents, and we typically deliver a written offer within 24–48 hours once we have what we need.
- Set your closing date. We close through a Florida title company or closing attorney. With clear title we can often close in 7–14 days; if you need longer, pick the date.
- Collect your funds. The title company pays off any mortgage, liens or back taxes and sends the rest to you. You can leave unwanted furniture and belongings behind.
Want more detail? Visit how it works or our guide to how we buy houses fast for cash in Florida.
What We Buy in Orange County
Houses
Bungalows, block ranches, lakefront homes, newer subdivision homes and fixer-uppers in every corner of the county.
Condos and townhomes
Older complexes, tourist-area units, investor-heavy buildings and units with pending special assessments.
Income property
Single-family rentals, duplexes, quadplexes and apartment complexes, with or without tenants.
Commercial
Motels, strip centers, freestanding retail, office, flex, warehouse and mixed-use property.
Areas served nearby
- Polk County
- Brevard County
- Volusia County
- Marion County
- Hillsborough County
- Clermont
- Mount Plymouth & Sorrento
- We buy houses, condos, rentals, motels and commercial buildings for cash across Orange County.
- Older homes in Orlando, Pine Hills and Winter Park can be sold as-is — no insurance-driven upgrades required.
- No commissions, and we pay normal closing costs.
- Written offers usually within 24–48 hours; closings often in 7–14 days with clear title.
- Our home market is Southwest Florida, and we buy statewide.
Unfinished Home in Orange County, Florida? We Buy It Unfinished
Orange County’s Division of Building Safety permits unincorporated areas such as Pine Hills, Hunters Creek, Union Park and the rural east, while Orlando, Winter Park, Apopka, Ocoee, Winter Garden and the other cities handle their own permits. Unfinished construction here includes infill rebuilds in older Orlando neighborhoods, owner-built homes on rural east Orange County acreage near Christmas and Bithlo, and additions that stalled when contractors were stretched thin by the region’s growth. Hurricane Ian’s 2022 flooding along the Little Econlockhatchee River also left some rebuilds unfinished.
Libera Capital Group buys Orange County homes in any phase. We make offers on shell-only houses, inactive or expired permits, code cases, builders that went out of business, contractors with suspended or revoked licenses, GCs out of money, lis pendens from lien or lender suits, and overgrown lots carrying mowing liens. You can skip the search for a replacement builder. See our guide to selling unfinished construction for how we price and close.
Who Buys Houses in Orange County?
Libera Capital Group buys houses in Orange County, Florida, and sellers in the Orlando area have many buyer types to compare. Local and statewide cash buyers like us purchase as-is; national “we buy houses” franchises and iBuyers are active across metro Orlando with standardized offers; investors and landlords buy single-family rentals and small multifamily; and retail buyers, including many relocating households, come through a listing agent with mortgage financing, inspections and appraisal requirements.
Orange County properties often have issues that can trip up a financed buyer: older homes in established neighborhoods needing major updates, tenants in place, localized flooding after hurricanes, sinkhole history, and aging commercial buildings along the tourist corridors. A Florida buyer with a Fort Myers office that purchases statewide can review those issues, buy in current condition and close on a timeline that suits you.
Frequently Asked Questions about Selling for Cash in Orange County
Who buys houses in Orange County, FL?
Libera Capital Group buys houses in Orange County for cash — in Orlando, Apopka, Winter Park, Ocoee, Winter Garden, Pine Hills and the rest of the county. We buy houses and improved commercial property such as motels and retail as-is, including dated interiors, tenant-occupied rentals, flood or sinkhole issues and sales during a divorce. Our team speaks Spanish and Portuguese; call (239) 686-0823 or use the form below. You can also list with an agent or compare offers — see cash offer vs. listing.
Will you buy my house if insurers will not cover it?
Yes. Many older Orange County homes cannot get a standard policy because of the roof age, the electrical panel or the plumbing. Because we pay cash, we do not need a lender, so we are not blocked by those insurance requirements. We price the necessary updates into our offer and buy the house as it stands.
Do you buy condos near International Drive or in older complexes?
Yes. We buy condos and townhomes throughout the county, including tourist-area units, older garden-style complexes and buildings with pending special assessments or milestone inspection requirements. We review the association’s documents and any rental restrictions before making our offer.
Can you buy a rental with tenants still living there?
Yes. We regularly buy single-family and multifamily rentals with tenants in place, including tenants on month-to-month agreements or those behind on rent. We will ask for the leases and rent roll, and the existing leases transfer to us at closing according to Florida law. You do not need to evict anyone first.
Did Hurricane Ian or Milton damage affect my ability to sell?
It can affect a traditional sale, because lenders and insurers want water and roof damage repaired. It does not stop a cash sale to us. We buy homes with flood damage, mold, roof damage and open insurance claims. Talk with your insurer or an attorney about how a sale interacts with any claim you have open.
Do you buy motels and commercial buildings in Orlando?
Yes. We buy motels, hotels, retail strips, freestanding commercial buildings, office, flex and warehouse properties, vacant or leased. We can structure commercial purchases with a delayed closing, a sale-leaseback or timing that aligns with a 1031 exchange. Please consult your CPA about tax implications.
How do you determine your offer?
We look at recent comparable sales, the property’s condition and repair costs, flood zone and insurance considerations, permit and code history, HOA or condo obligations, and for income property, the rents and expenses. Then we put a specific number in writing and explain how we got there if you ask.
Is Orange County part of your normal buying area?
Our home market is Southwest Florida — Lee, Collier, Charlotte, Sarasota and the surrounding counties. We buy throughout Florida, and Orange County is one of the Central Florida counties where we purchase. The process, paperwork and timelines are the same.
Do you buy vacant lots in Orange County?
No. Libera Capital Group buys houses and improved commercial property only. For vacant lots, acreage or raw land anywhere in Florida, contact our land division SWFLLand.com, which focuses on land purchases.
How fast can I sell my house for cash in Winter Garden or Ocoee?
With clear title, a Winter Garden or Ocoee sale can often close in as little as 7–14 days after you accept a written offer. We usually send that offer within a day or two of seeing the property. HOA estoppel letters, CDD payoffs in newer subdivisions and any probate or lien issues are what typically set the pace, and you can pick a later date if you need it.
Can I sell my Apopka house quickly if my divorce isn’t final yet?
Usually, yes, as long as both spouses on the deed agree to sell or a court order authorizes it. We can sign now and close when your attorneys are ready, and the title company holds and distributes proceeds as the settlement specifies. Selling as-is avoids arguing over who pays for repairs. Have your family law attorney review the contract before either of you signs.
Will you buy a house in Orlo Vista or near Shingle Creek that flooded during Ian?
Yes, we buy Orange County homes that took on water during Hurricane Ian in 2022 or later storms, including houses still drying out. You do not need to replace flooring, drywall or cabinets first. We account for flood history, whether a substantial-damage determination applies, and current flood-insurance cost. Disclose the flooding you know about, and we price the house with it.
Do you have Spanish-speaking staff for Orlando homeowners in Azalea Park or Meadow Woods?
Yes, team members speak Spanish, as well as Portuguese, Haitian Creole and French, so you can go over the offer comfortably. Many families in Azalea Park, Meadow Woods and Pine Hills prefer that. The purchase agreement itself is in English, so we walk through it with you, and you are welcome to have an attorney or relative review it. Call (239) 686-0823.
Can I sell my late parent’s older Winter Park or College Park home as-is?
Yes, we buy inherited 1920s–1960s homes in Winter Park and College Park with original plumbing, wiring and contents still inside. Heirs do not need to empty the house, hold an estate sale or update anything. The personal representative signs once the estate has authority, and closing can wait for the court. A Florida probate attorney should confirm the estate’s steps.
Can I sell an unfinished owner-built home in Christmas or Bithlo?
Yes, we buy unfinished homes on rural east Orange County acreage, including Christmas and Bithlo, where many homes rely on private systems. We price in the remaining construction, well and septic, site work and Orange County’s permit requirements. You can sell without hiring a contractor to finish, and our written offer shows each of those costs.
Do you buy half-built infill homes in Orlando?
Yes, we buy stalled infill construction throughout Orlando, from College Park to Parramore. We check the City of Orlando permit history, inspections passed, code cases and liens, and compare the finished value with nearby sales. Our written offer shows the cost to complete and how it shaped the price, so nothing is a mystery.
Nearby Counties We Also Serve
Beyond Orange County, we buy houses and commercial property for cash in every neighboring county. Explore the local guide for each one below, see our Southwest Florida home-market page, or browse all 67 Florida counties.
Sell Your Orange County Property the Simple Way
Orlando, Apopka, Winter Park, Ocoee, Winter Garden, Pine Hills and beyond — send us the details and get a no-obligation cash offer, usually within 24–48 hours.