SIMPLIFY YOUR HOME SALE
We Buy Houses in Orlando, FL
Sell Your House Fast for Cash, As-Is
Want to sell your house for cash in Orlando, Florida? We buy houses as-is and in any condition. Learn about our cash home buying process.
We’re Particular Properties, and I’m Jessica, a local real estate investor who listens first, helps you understand your options, and offers honest guidance, even when selling to us isn’t your best choice. If a cash sale makes sense, getting a cash offer starts with one walkthrough, and you’ll have a written offer within 24 hours. We can close in as little as 7 days or work around your timeline.
Whether your house needs repairs, you inherited a house, or you’re facing foreclosure, we’ll walk you through your options. See what Orlando homeowners say about working with us, or call or text 407-258-6897 to talk it through.
Why Orlando Homeowners Call Particular Properties for a Cash Offer on their House
Most people who call us aren’t necessarily looking for the highest retail price. They’re facing a deadline or a problem that’s difficult to solve alone: a foreclosure sale date, an inherited property, growing code-enforcement fines, a tenant who stopped paying rent, or a house that needs more repairs than they can afford.
Our offer is for the house as it sits. No repairs, no cleanout, no showings, and no commissions. We cover customary seller closing costs, so you don’t have to worry about those additional expenses.
We also understand that some properties come with complicated title issues, including outstanding mortgages, liens, or judgments. If something unexpected comes up during the title search, we’ll walk you through what it means and discuss your options before moving forward.
We look at your entire situation, not just the property, and help you understand your options before you make a decision.
Real Solutions. Honest Guidance. A Personal Approach.
At Particular Properties, we believe every homeowner’s situation is different, and there’s no one-size-fits-all solution.
I’m a problem solver at heart. I enjoy helping homeowners work through complicated situations, understand their options, and find a path forward.
Whether someone is facing foreclosure, dealing with an inherited property, struggling with costly repairs, or simply needs to sell quickly, my goal is to listen first, offer honest guidance, and explore solutions that make sense for their circumstances.
My own family experienced foreclosure and ultimately lost our home. I understand how overwhelming these situations can feel, and I bring that perspective to the way I work with homeowners today.
Sometimes selling directly to Particular Properties is the right solution. Sometimes it isn’t. Either way, I believe homeowners deserve straightforward answers, respect, and the information they need to make an informed decision.
Jessica, local real estate investor and founder of Particular Properties
★★★ What Our Florida Homeowners Say About Us ★★★
We Buy Houses In Orlando Florida In Any Condition and Any Situation
Life doesn’t hand you a convenient time to sell. Maybe you’re behind on payments, going through a divorce, or you just inherited a house you don’t have the time or money to deal with. We buy houses in Orlando exactly as they sit, no repairs, no cleanout, no waiting on a buyer’s financing to fall through. Tell us your situation, we’ll make you a fair cash offer, and we’ll work around your preferred closing date, depending on title and circumstances.
Any Condition
- Too Many Repairs
- Fire Or Storm Damage
- Vacant Property
- Full Of Belongings/Hoarding
- Code Violations
Any Challenge
- Title Issues Or Liens
- Low On Equity
- Out-Of-State Owner
- Behind On Payments
- Tired Of Tenants
How Do I Sell My House Fast For Cash in Orlando?
1
Tell us about the house.
Call or text 407-258-6897, or fill out the form. We’ll ask about the property, what you owe, and your timeline.
2
We walk through the house with you in person.
No repairs or cleaning needed before we come. It also gives you a chance to ask questions face to face.
3
You get a written cash offer within 24 hours of the walkthrough.
We explain how we arrived at the number.
4
We set a closing date that works for you.
We can close in as little as 7 days, depending on the property, title, and your needs, or later if you need more time.
5
A title company or closing attorney handles the closing.
Your mortgage and any other required payoffs come out of the sale, and you receive the remaining proceeds. If the title search turns up something unexpected, we explain what it means and talk through your options first.
No Commissions. No Repairs. No Showings.
Selling Your Orlando House Without the Usual Hassle
No Commissions
There’s no agent commission when you sell to us, and we cover customary seller closing costs. We’ll go over what to expect at closing before you sign anything.
No Stress
You won’t juggle contractors, repair lists, or buyer requests. It’s one conversation, one walkthrough, and a written offer you can take time to think about.
No Open Houses
There are no listing photos, yard signs, or strangers walking through your home. Just one in-person walkthrough with us, scheduled when it works for you.
NO REPAIRS. NO COMMISSIONS.
Sell Your Orlando House As-Is, Whatever the Condition
You don’t need to fix, clean, or update anything before we walk through. These are some of the conditions we see most often:
Older homes that need updating
Original kitchens and baths, aging plumbing, or outdated electrical.
Roof problems
Leaks, storm damage, or an older roof that’s become hard to insure.
Foundation or structural issues
Cracks, settling, or sagging floors.
Water damage and mold
Past leaks, flooding, or moisture problems.
Fire damage
Partial or major damage, with or without an insurance claim. Learn more about selling a fire-damaged house.
Houses full of belongings
Inherited homes and hoarder houses, with no cleanout needed.
FAST SALE, NO REPAIRS
We Buy Houses In Orlando
We make cash offers on properties in every condition, from move-in ready to vacant and badly damaged, including single-family homes, townhomes, condos, duplexes and small multifamily properties, mobile homes with land, and vacant lots.
We Buy Houses in Orlando- Any Condition
Every situation has its own timeline. Here’s what Orlando homeowners should know about the ones we see most often.
Facing foreclosure in Orange County. In Florida, a lender has to go through the court to foreclose. If you’ve been served with foreclosure papers, you generally have 20 days to file a written response with the court, so don’t set them aside. If the lender wins the case, the court sets a sale date, usually 20 to 35 days after the final judgment, and the Orange County Clerk sells the house at an online auction. Until that sale happens, you may still be able to sell the house yourself. A sale that closes before the auction can pay off the loan, and any money left after the loan and other required payoffs goes to you. You can look up your case on the Orange County Clerk of Courts website. A Florida foreclosure attorney can explain your legal options, and we can walk you through what a cash sale could look like.
Inherited a house or going through probate. Orange County probate cases are handled by the Ninth Judicial Circuit Court. In many estates, the personal representative can sign a sale once the court grants that authority. Your probate attorney can confirm what applies to your situation. We can make an offer on an inherited house with the belongings still inside, so you don’t have to clear it out first. Learn more about selling an inherited house in Florida.
Behind on property taxes. In Florida, unpaid property taxes generally become delinquent on April 1. The county tax collector then sells a tax certificate on the unpaid amount, usually by June 1. Once two years have passed from April 1 of the year that certificate was issued, the certificate holder can apply for a tax deed, which can lead to the property being sold. Until that happens, you can usually still sell, and the back taxes are paid from the sale at closing.
Code violations and city liens. The City of Orlando works with owners first, then assesses daily fines if a violation stays open, and records a lien when fines go unpaid. We buy houses with open code cases and recorded liens as-is, and we have experience with complicated properties like these. Often we take responsibility for the code matters after closing, including working with the city or county to seek a reduction in outstanding fines. Whether a lien can stay open until after closing, and whether any fine is reduced, depends on title requirements, local rules and the local government’s approval. We review your case before making an offer and confirm the plan with you up front. If your mailing address says Orlando but your parcel sits outside city limits, as many Pine Hills homes do, the case belongs to Orange County Code Enforcement instead. See selling a house as-is.
Tenants, divorce, or a house that needs major repairs. We make offers on rentals with tenants still in place, houses co-owned by divorcing spouses, and homes with roof, foundation, mold, or fire damage. Learn more about selling a rental with tenants, selling during a divorce, selling a house that needs repairs, selling a fire-damaged house, or selling a house as-is.
This section is general information, not legal advice. Deadlines and rules can change, so please confirm the details of your situation with a Florida attorney or the appropriate county office.
Sell Your House in Orlando Without a Realtor
| Selling to Particular Properties | Listing with an agent | |
|---|---|---|
| Repairs, cleaning and cleanout | None needed. Sold as-is | Often needed to attract buyers |
| Showings | None. One in-person walkthrough | Showings and open houses |
| Getting an offer | Written cash offer within 24 hours of the walkthrough | Depends on when a buyer makes an offer |
| Commission | None | Typically a percentage of the sale price |
| Closing costs | We cover customary seller closing costs | Seller usually pays a share |
| Closing date | As little as 7 days, depending on title and circumstances. We can also work around your preferred closing date. | Depends on the buyer, their lender, and the market |
| Price | Below retail, and we explain how we got there | Often higher if the house is in good condition |
| Risk of the sale falling through | No buyer financing or appraisal contingency. If a partner investor backs out, we remain responsible for fulfilling our obligations under the purchase contract. | Buyer financing or appraisal problems can delay or cancel a sale |
If your house is in good shape and you have time to sell, listing with an agent will often put more money in your pocket, and we’ll tell you that. If the condition of the house, a deadline, or the need for certainty is the bigger concern, that’s where a cash sale can help.
The Advantage of a Direct Sale to Particular Properties
When you sell directly to us, there’s no buyer loan to fall through and no appraisal contingency. We can work around your preferred closing date, depending on title and circumstances, and you’ll get honest answers about your options along the way, including whether we may assign your contract.
Get a Written Cash Offer Within 24 Hours of Your Walkthrough
We Buy Houses In Orlando For Cash. No Repairs Or Commissions. Get A Fair Offer And Close In As Little As 7 Days!
How We Calculate Your Fair Cash Offer
You shouldn’t have to guess where a cash offer comes from. We explain how we evaluate your property, including its potential resale value, estimated repairs, holding costs, and the profit needed to make the investment worthwhile. We’re happy to walk you through the numbers and answer your questions.
Your cash offer = after-repair value, minus repairs, minus holding costs, minus our profit
- After-repair value: what the house would likely sell for once it’s fully updated, based on recent sales of comparable homes nearby.
- Repairs: the work needed to bring the house to that condition.
- Holding costs: what it costs to own the house while it’s renovated and resold, such as utilities, HOA dues, property taxes, insurance, and closing costs when the house is sold again.
- Our profit: the margin that makes the purchase worth the time and risk.
Example only, not a quote for your house: a home worth $350,000 after a full update needs $40,000 in repairs. Holding costs come to $35,000, and our profit is $35,000. $350,000 minus $40,000, minus $35,000, minus $35,000 equals a $240,000 cash offer.
The offer is the purchase price, not necessarily what you take home. Your mortgage, and any liens or judgments the title search shows must be paid, come out of the sale at closing. We cover customary seller closing costs, and there are no commissions.
If your house is in good shape and listing it would likely put more money in your pocket, we’ll tell you that.
How We Buy Houses
Some houses we buy and renovate ourselves. Others we assign to an investor partner we’ve worked with for years. That usually happens when a house needs more work than we want to take on, doesn’t fit what we’re buying right now, or we already have several projects underway. If we assign your contract to an investor partner, the assignment itself does not change your agreed purchase price, contract terms, or closing date. Any changes would require the appropriate written agreement.
What we promise: we never put a house under contract unless we’re ready, financially and operationally, to buy it ourselves. If a partner investor backs out, we remain responsible for fulfilling our obligations under the purchase contract. We never depend on finding an end buyer to keep our commitment to you.
When you’ll know: We tell you before you sign whether we may assign your contract, and your purchase agreement says so in writing.
Questions Orlando Homeowners Ask Us
How fast can you buy my house in Orlando?
We can close in as little as 7 days, depending on title and circumstances. We can also work around your preferred closing date, including a month or two out.
How do you decide what to offer?
We look at what the house would likely sell for after updates, then subtract estimated repairs, holding costs, and the profit needed to make the investment worthwhile. We’re happy to walk you through the numbers and answer your questions.
Do I pay commissions or closing costs?
No commission, and we cover customary seller closing costs. The purchase price is not the same as what you take home: your mortgage payoff, and any liens, judgments or back taxes the title search shows must be paid, come out of the sale at closing. If the title search turns up something unexpected, we explain what it means and talk through your options before moving forward.
My foreclosure auction is already scheduled. Is it too late?
Not always. The sale has to close before the auction date, and the title company or closing attorney needs time to do their work. Call as soon as you know the date, and we’ll tell you honestly whether closing in time is realistic. A Florida foreclosure attorney can also explain your legal options.
Can you buy a house with code fines or a city lien?
Yes, and we have experience with complicated properties like this. We can buy the house as-is with the code issues in place, take responsibility for addressing them after closing, and work with the city or county to seek a reduction in the fines. We cannot promise that every lien can stay open until after closing or that every fine will be reduced. That depends on title requirements, local rules and the local government’s approval. We review your case before making an offer, and you will know the plan before you sign.
Will my contract be assigned to another investor?
Sometimes. We may assign it to an investor partner we’ve worked with for years. We tell you before you sign whether we may assign your contract, and your purchase agreement says so in writing. The assignment itself does not change your agreed purchase price, contract terms, or closing date. We only sign a contract when we’re ready to buy the house ourselves, and if a partner backs out, we remain responsible for our obligations under the purchase contract.
My house is already listed with an agent. Can I still get a cash offer to compare?
Yes. Check your listing agreement or talk with your agent first, since some agreements address offers you receive on your own. Our number won’t be a retail price, but it’s a real, no-obligation option to weigh against what the listing is producing.
Is your cash offer going to be a lowball?
Our cash offer will typically be below retail market value because we account for repairs, holding costs, resale expenses, and the profit needed to make the investment worthwhile. We’ll explain how we evaluate your property so you can decide whether the convenience and speed of a cash sale are worth the difference.
WHERE DO WE SERVE
Where We Buy Homes Around Orlando
Helpful Orange County Resources for Orlando Homeowners
Selling a house during a foreclosure, a probate case, or a lien dispute usually means dealing with county offices. These are the official Orange County resources we point sellers to:
- Orange County Clerk of Courts: look up foreclosure case records and court filings.
- Orange County Property Appraiser: Look up assessed value, ownership, and property records for free.
- Orange County Comptroller: search official records for liens recorded against your property.
- City of Orlando Code Enforcement: status of code violations and what it takes to resolve them.
- Ninth Judicial Circuit Court: probate information for Orange County estates.
- Orange County Tax Collector: check property tax status and delinquencies.
We encourage you to verify everything, including us. Look up your property’s assessed value and public records with the Property Appraiser. Assessed value is set for property taxes and is not the same as market value. Then call 407-258-6897 and we’ll walk you through how we arrived at our offer. If the paperwork side of your situation feels overwhelming, we deal with these offices all the time and will point you in the right direction even if you never sell to us.
Call us 🤙407-258-6897
Sell My House Cash Orlando
• Florida
• Altamonte Springs
• Apopka
• Auburndale
• Beverly Hills
• Casselberry
• Citrus Springs
• Clermont
• Cocoa
Cash House Buyers Orlando
• Crystal River
• Davenport
• Daytona Beach
• Deltona
• Dunnellon
• Eustis
• Gainesville
• Groveland
• Homosassa
Sell My House Fast Orlando
• Interlachen
• Inverness
• Kissimmee
• Lady Lake
• Lake Mary
• Lake Wales
• Lakeland
• Lecanto
Sell My House Cash Orlando
• Leesburg
• Longwood
• Maitland
• Melbourne
• Merritt Island
• Mount Dora
• New Smyrna Beach
• Ocala
Cash House Buyers Orlando
• Ocoee
• Orange City
• Orlando
• Ormond Beach
• Oviedo
• Palm Bay
• Poinciana
• Polk City
• Port Orange
Sell My House Fast Orlando
• Rockledge
• Sanford
• Spring Hill
• St. Cloud
• Tavares
• Titusville
• Winter Garden
• Winter Haven
• Winter Springs
YOUR REAL ESTATE QUESTIONS ANSWERED
How to Choose a Cash Home Buyer in Orlando
How do I know if a cash offer is legitimate?
Ask for the offer in writing, ask how the buyer reached the number, and ask whether the buyer may assign the contract. Make sure a title company or real estate attorney will handle the closing, and read reviews from people who have actually sold to that buyer. A legitimate buyer will answer these questions plainly. We do, and we tell you before you sign whether we may assign your contract.
Is it a problem if a cash buyer assigns the contract?
Not by itself. What matters is that the buyer tells you up front, the assignment doesn’t change your agreed price, terms, or closing date, and the buyer stays committed to closing. Be cautious with any buyer who won’t explain whether they may assign, or who seems to depend on finding someone else before they can close.
How can I check out a cash home buyer before I sign?
Read their reviews on more than one site, look up the business on Sunbiz (the Florida Division of Corporations website), and ask who will handle the closing. You can also ask whether a past seller is available to share their experience. References may be available with their permission.
Is a cash sale the right choice for me?
It can be if speed, certainty, or the condition of the house matters most. If your house is in good shape and you have time to sell, listing with an agent will often net you more. We’ll help you compare your options honestly.
SELL YOUR HOUSE RIGHT AWAY
Get Your Orlando Cash Offer
Every situation is different, and a conversation costs you nothing. Call or text 407-258-6897, or fill out the form to request your walkthrough. You’ll talk with Jessica, get honest answers, and receive a written cash offer within 24 hours of the walkthrough. If selling to us isn’t your best option, we’ll tell you.
Sell Your Orlando House Fast For Cash
We Buy Houses In Orlando For Cash. No Repairs Or Commissions. Get A Fair Offer And Close In As Little As 7 Days!
