Sell My House Fast in Orlando, FL: Cash for Homes, Condos and Rentals Citywide

Home › Florida Locations › Orange County › Orlando · Updated October 27, 2026

Orlando sellers rarely have a simple story. The house might be a 1940s frame cottage west of I-4 that’s been in the family since before the theme parks. It might be a condo off Kirkman Road that just got hit with a five-figure assessment, or a block home in Pine Hills with a tenant who stopped paying. Sometimes it’s a house that took water during Ian in 2022 and never got fully fixed.

We buy all of those for cash. This page covers the City of Orlando and the big unincorporated neighborhoods that most people call Orlando, like Pine Hills and Orlo Vista. For the rest of the county, including Winter Park, the Disney cities and east Orange, see our Orange County guide.

What Makes a Cash Sale Work for Orlando Owners

Orlando Neighborhoods and What We Buy in Each

Parramore and the west side of downtown

Parramore, west of I-4 and downtown, is one of Orlando’s oldest neighborhoods and its historic Black community. The housing is small frame houses, duplexes and older apartments, with Camping World Stadium, Inter&Co Stadium and the UCF downtown campus as neighbors. Redevelopment has pushed land values up, but many houses still need roofs, plumbing and electrical. Families who’ve owned for generations often hold title through a late parent or grandparent. We buy these homes and help work through the title issues with the title company and your attorney.

College Park, Ivanhoe Village and the lakes north of downtown

Along Edgewater Drive and around Lake Ivanhoe, Lake Adair and Lake Silver, College Park is a neighborhood of 1920s through 1950s bungalows and brick cottages. Prices are high, and so are renovation costs. Old cast-iron drains, two-prong outlets, undersized panels and settled piers are the norm on unrenovated houses. Many owners sell to us when the inspection list on an older house would scare off a retail buyer.

The historic districts east of downtown

Lake Eola Heights, Lake Cherokee, Lake Copeland and Lake Lawsona are designated historic districts, where exterior changes generally need approval through the city’s historic preservation process. Unfinished renovations and stalled additions are common here because approvals slowed the work down. If yours stalled, see our unfinished construction page.

Conway, Azalea Park and southeast Orlando

Southeast of downtown, toward the airport, there are blocks of 1950s to 1970s concrete block ranches, many with original jalousie windows, terrazzo floors under carpet and roofs on their second or third replacement. Some of this area is city, and some is unincorporated county. We buy both.

MetroWest, Kirkman Road and the condo belt

MetroWest and the Kirkman Road corridor near Universal have large condo and townhome communities, many owned by investors or by owners who moved away. These are where we see special assessments, HOA delinquencies and units that sit empty for months.

Pine Hills and Orlo Vista

Pine Hills, west of the city along Silver Star Road, Pine Hills Road and Hiawassee Road, is unincorporated Orange County, built mostly in the 1950s and 1960s. It has a large Caribbean community, including many Haitian and Jamaican families. Orlo Vista, just south near Kirkman Road and the Turnpike, is also unincorporated and has flooded badly in more than one storm. We buy throughout both, including rentals, inherited homes and houses with code liens.

City of Orlando or Unincorporated Orange County?

An Orlando mailing address covers far more ground than the city itself. Pine Hills, Orlo Vista, Holden Heights, Pine Castle and large parts of the east side are unincorporated. That changes several things in a sale:

• Permits: inside the city, permits and inspections go through the City of Orlando’s Permitting Services. In unincorporated areas, it’s Orange County’s Division of Building Safety.
• Code enforcement liens: the city and county each record their own. Running fines for overgrown yards, unsecured vacant houses or unpermitted work can build into large liens that must be paid or reduced before closing.
• Utilities: Orlando Utilities Commission (OUC) provides electric and water to much of the city and some areas beyond it; elsewhere it may be Duke Energy and Orange County Utilities. Unpaid utility balances are usually handled at closing.

We see a lot of Orlando houses with old permits that were never closed, especially for water heaters, AC replacements and reroofs. Retail buyers’ lenders may require those cleared. We buy with them open. More on our code violations page.

Hurricane Ian Flooding and Storm Damage in Orlando

Ian crossed Central Florida on September 28 and 29, 2022, moving slowly and dropping more than a foot of rain on parts of the Orlando area. The city reported historic flooding: Lake Eola spilled over its banks and downtown streets went underwater. In unincorporated Orlo Vista, deputies and the National Guard pulled residents out of flooded homes, the same neighborhood that flooded during Irma in 2017. Neighborhoods near retention ponds, creeks and low-lying lakes took water across the region.

In 2024, Milton added wind damage, downed trees and more rain. What’s left now, in many cases, is a house with drywall cut to four feet, a mold problem behind the cabinets, a contractor who didn’t finish, or an insurance claim that was denied because flood damage wasn’t covered under a homeowners policy. If the damage was substantial and the house is in a FEMA special flood hazard area, rebuild costs can trigger the 50% substantial-damage rule and require bringing the house up to current flood standards.

We buy flooded and storm-damaged Orlando homes as they are, gutted or not. See hurricane and flood damage, mold and flood-zone homes.

Orlando Condos: Assessments, Milestone Inspections and Reserves

After the 2021 Surfside collapse, Florida passed SB 4-D in 2022 and follow-up laws that require milestone structural inspections on condo buildings three stories or taller once they reach a certain age, plus structural integrity reserve studies. Associations must now fund reserves for roofs, structure and other key components instead of waiving them. Many Orlando condo complexes from the 1970s and 1980s, around Kirkman Road, Semoran Boulevard, Lake Underhill and the I-Drive area, have responded with large special assessments and higher monthly dues.

Owners caught in the middle often can’t sell to a financed buyer because lenders won’t approve the building, or because the assessment scares people away. We buy condos and townhomes with pending or approved assessments, and the title company will get an estoppel to confirm what’s owed. Our condo special assessments page explains the options.

Short Selling an Orlando House With a Cash Buyer

A short sale is when your lender agrees to accept less than the full payoff so the house can sell. In Orlando, we see this most often with houses bought near the 2022 peak, condos whose values fell after assessments, and homes damaged in storms where the as-is value dropped below the loan.

The process looks like this. You get a purchase contract. Then you or your attorney send the lender a short sale package: a hardship letter explaining what changed (lost income, divorce, medical costs, a payment jump after insurance went up), bank statements, proof of income and tax returns. The lender orders a broker price opinion, sometimes an appraisal, and compares it to the offer. If there’s a second mortgage or HOA lien, those have to agree too. Expect weeks to months, and expect requests for updated documents along the way.

A clean cash offer gives the lender fewer reasons to say no. Our contract doesn’t depend on financing, an appraisal or repairs, so the lender isn’t approving a buyer who might be denied a loan. That speed can matter when there’s a foreclosure sale date on the calendar. Before you start, speak with a Florida real estate attorney or a HUD-approved housing counselor about your credit, taxes and alternatives. See our short sale guide.

What Is a Deficiency Judgment in Florida?

When an Orlando home is foreclosed or short sold and the money from the sale doesn’t cover the loan, the unpaid balance is the deficiency. A lender can ask the court for a deficiency judgment against the borrower personally. The court decides whether to grant one and in what amount, and a judgment can be collected through wage garnishment or bank levies like other judgments.

Florida law limits the timing of some of these claims. Since July 2013, section 95.11 of the Florida Statutes has generally required a lender to file a separate deficiency action on a one-to-four family residential property within one year after the clerk issues the certificate of sale, or after it accepts a deed in lieu of foreclosure. A lender can also seek the deficiency within the foreclosure case. Short sales are treated differently, so don’t assume the one-year rule protects you there.

If you’re short selling, the approval letter should say whether the deficiency is waived. Look for “full satisfaction” or “waiver of deficiency” language, and get a Florida attorney to read it before closing. And if your Orlando home is in foreclosure, selling before the auction usually brings more than a courthouse sale, which means a smaller gap or none. Our foreclosure page covers more.

Selling an Orlando Home From Another State or Another Country

Orlando may have more absentee owners than any other city in Florida. Investors from Brazil, Canada, the UK and Latin America bought condos near the parks. Families who moved to Orlando from Puerto Rico after Hurricane Maria sometimes returned to the island and still own a house here. And heirs scattered across the country inherit homes in neighborhoods they haven’t lived in for decades. None of them needs to come to Orlando to sell.

• Remote closing: a Florida title company handles the closing and sends documents electronically or by courier.
• Notarization options: Florida allows remote online notarization through registered online notaries, which many title companies use. You can also sign before a local notary, or at a U.S. embassy or consulate abroad.
• Wired proceeds: funds are wired to your account once the deed records, including to foreign banks where the title company permits.
• Tenant or vacant: we coordinate access through your property manager, tenant or a lockbox.

Foreign sellers should ask a CPA about FIRPTA. Under that federal law, the buyer generally must withhold a percentage of the gross sale price (frequently 15%) from a foreign seller and remit it to the IRS. Exceptions and reduced-withholding certificates exist, and you may recover any excess when you file a U.S. return.

Our team speaks Spanish, Haitian Creole, French, German and Portuguese. Puerto Rican, Venezuelan and Colombian families can work with us en español; Haitian families in Pine Hills and beyond can read our Kreyòl page; Brazilian condo owners can see vender do exterior; and Canadian owners can read vendre depuis le Canada. The full process is on our out-of-state owner page.

Inherited Orlando Homes and Ninth Circuit Probate

Orange County is in Florida’s Ninth Judicial Circuit, and Orlando estates go through the probate division at the Orange County Courthouse on North Orange Avenue downtown. Until the court appoints a personal representative and issues letters of administration, nobody usually has authority to sign a deed for the estate. For smaller estates, generally $75,000 or less in non-exempt assets, or when the owner died more than two years ago, summary administration may be available. Homestead property follows separate rules about who takes title.

Many inherited Orlando homes are in Parramore, Washington Shores, Pine Hills and the older parts of Conway, where houses were paid off long ago and title sometimes passed informally. A Florida probate attorney can sort out what’s needed. We’ll give the family an as-is cash number early, wait for the court and buy the house with everything still inside. See inherited and probate property.

Orlando Landlords and Commercial Owners

Orlando has a deep rental market: hospitality and airport workers, students, medical staff around the downtown hospitals and Lake Nona. That also means a lot of tired landlords. We buy single-family rentals, duplexes and small apartment buildings with tenants in place, behind on rent or in the middle of an eviction. See the tired landlord page and multifamily buying.

On the commercial side, we buy older motels along Orange Blossom Trail and US-192 approaches, strip centers on Colonial Drive and Semoran Boulevard, small office buildings and light industrial near the airport and along John Young Parkway. See hotels and motels, plus the apartment and retail section further down this page.

Orlando Cash Sale vs. Listing With an Agent

A move-in-ready house in a good school zone can do well on the open market. Houses with flood history, condo assessments, tenants or title problems often net more, or at least close with more certainty, through a cash sale. A general comparison:

Read more at cash offer vs. listing.

Selling Your Orlando House in Four Steps

1. Contact us. Share the address and a few details about condition, tenants, liens or storm history.
2. Receive a written offer. We review the property and public records and usually send a cash offer within 24–48 hours.
3. Set the closing date. A Florida title company checks title, orders payoffs and estoppels, and prepares documents.
4. Close and get paid. Sign in person or remotely and receive funds by wire.

See how it works for the detail.

Orlando Property and Situations We Handle

We buy single-family homes, condos and townhomes, duplexes and small apartments, manufactured homes and commercial buildings. Typical situations include divorce, back taxes, relocation, vacant houses, problem tenants and heirs’ property and title issues.

Other Central Florida Pages

• Orange County hub
• Apopka
• Winter Garden & Ocoee
• Seminole County
• Osceola County

Orlando Apartment Complexes, Historic-District Fourplexes and Older Retail

We’ll say it directly: in Orlando we also buy apartment complexes, duplexes, triplexes and fourplexes, multifamily buildings of every size, historic buildings, and shopping centers and strip malls, along with the motels, offices and industrial buildings mentioned above.

Orlando’s small multifamily is concentrated close to downtown. Colonialtown, Lake Como and the streets east of Mills Avenue have 1940s and 50s duplexes and quads, and Thornton Park and Lake Eola Heights still hold a few two-story apartment buildings from the 1920s. Parramore has older duplexes and shotgun-style rentals, many owned by long-time families. Larger garden complexes from the 70s and 80s are thick along Kirkman Road and in Pine Hills just outside city limits, as well as off Semoran near the university corridor. For retail, older centers on South Orange Blossom Trail, Mercy Drive and Edgewater Drive turn over regularly, and the storefronts on Mills Avenue and in College Park are textbook mixed-use. See apartment and multifamily buildings, shopping centers and strip retail and mixed-use property.

Lake Cherokee, Lake Copeland, Lake Eola Heights, Lake Lawsona and Colonialtown South are city historic overlay districts. There, the Historic Preservation Board issues certificates of appropriateness for listed exterior changes, and demolition goes to a board hearing. Downtown’s district is reviewed through the Appearance Review Board instead. We factor either process into our price. Our commercial property page covers how we take over leases and deposits.

Who Buys Houses in Orlando?

Libera Capital Group buys houses in Orlando for cash, and Orlando sellers typically weigh several kinds of buyers. Cash buyers like us purchase as-is, including flood-damaged homes and condos with assessments, and close on the seller’s schedule. National “we buy houses” franchises and iBuyers make fast, formula-driven offers, mostly on newer homes in standard condition. Investors and landlords look for rentals near job centers, from downtown to the airport. Retail buyers, through a listing agent, often pay the most for updated homes that qualify for financing and insurance.

We’re a fit when the house is harder to sell: a Parramore home with title questions, a College Park bungalow needing everything, a Pine Hills rental with a nonpaying tenant, or a short sale on a deadline. We buy statewide from our Fort Myers office and always put our offer in writing so you can compare.

Orlando Home Seller FAQs