500+ Florida closings — including Orlando and the rest of Central FL. Any condition, any situation, your timeline. We buy directly with our own funds; you skip 6% commissions and 60-day MLS uncertainty.
From "address" to "cash in hand" in Orlando.
Address and a few honest details. We don't need staging. We don't care about the leak. We use comps and rehab data we already have for your block — not a calculator from outside the state.
We send the number — and the math behind it. ARV minus repairs minus closing minus our margin. No mystery. No 'we'll call you back later this week' games. You'll know in a day.
Walk in with the deed. Walk out with cash. We've used the same FL title companies for 500+ closings and they know the drill. 7 days is normal. 5 if you're racing a foreclosure sale. 30+ if you need more runway.
Selling an Orlando house can be a slog — agents want repaint money you don't have, the HOA's holding an estoppel letter hostage, and your relocation date keeps creeping closer. We buy Orlando houses for cash, as-is, on your timeline. Fair offer in 24 hours. Close in as little as 7 days at any Orange County title company.
You don't need another listing presentation. You need someone who's actually closed Florida deals and knows what makes Orlando different from Tampa, Miami, or Jacksonville. Here's what you get when you call us instead of an agent or a faceless iBuyer.
Three steps. No "discovery call." No 90-minute home walkthrough that turns into a sales pitch. No hand-wringing about staging the kitchen.
We don't only buy pretty houses from happy sellers. The phone calls we get most often in Orlando are messy, time-sensitive, or both. If your situation is on this list, we've closed something just like it within the last 90 days.
Orlando isn't one market — it's a dozen. The cash-buying playbook for a 1968 ranch in Pine Hills is nothing like the playbook for a 2014 luxury build in Lake Nona, and neither resembles a furnished short-term rental in Lake Buena Vista. Here's how we think about the city.
Lake Nona. Master-planned, medical-city anchored, heavy with relocation buyers and Lockheed/AdventHealth professionals. We see two seller profiles here: dual-income families transferring out of Florida who can't wait six months for a traditional sale, and original-buyer flippers who got caught when 2022 inventory tightened. Lake Nona HOAs run dense, and CDD assessments add to monthly carry — both factors compress your net at a traditional listing. The newer Laureate Park, Eagle Creek, and Northlake Park sub-pockets each have their own deed restrictions, and we've underwritten enough Lake Nona homes to know which streets the resale comps actually support and which ones the original developer's pricing never did.
Dr Phillips. Restaurant Row, gated communities like Bay Hill and Phillips Landing, golf-course frontage. We see estate sales and divorce sales here more than anywhere else in Orlando — the demographic is older, equity is high, and a lot of the inherited inventory we buy is from heirs in the Northeast or Midwest. Carrying costs on a Bay Hill home (HOA + golf dues + insurance + taxes) can hit $3,000–$5,000 a month, which is why heirs call us. We've also bought a meaningful number of Dr Phillips homes from divorcing couples where one spouse is still in the house under §61.077 exclusive-use orders — once the kids age out or the trigger hits, the house has to clear, and our cash close is faster than any agent listing.
Winter Park. Old-money Orlando — historic homes around Park Avenue, Rollins, and the chain of lakes. Tear-downs and renovation candidates trade fast in Winter Park because the lot value alone supports the price, but a tired house with a 1962 footprint is a hard MLS sell. We buy them, gut them, or land-bank them. The historic-district overlay matters here — some of the older bungalows around Comstock Avenue and Interlachen sit inside design-review boundaries that scare off retail flippers, but don't change our offer.
Baldwin Park. New urbanism, walkable, attracted a wave of military and corporate transfers between 2003 and now. Lots of mid-life downsizing — empty-nesters who built in 2008 and want out without the staging dance. Baldwin's HOA approval-rights aren't restrictive on resale, but the architectural-control board on exterior renovations is, which is why agent listings on dated interiors take longer than sellers expect.
College Park and Audubon Park. 1920s–1950s bungalows and Mid-Century homes. Foundation issues, knob-and-tube electrical, original kitchens, and the occasional pre-1978 lead-paint disclosure issue scare off retail buyers and FHA loans. We don't care — we buy the bones.
Conway. Lakefront on Lake Conway and Lake Gatlin, septic and well in some pockets, lots of long-tenured owners. Probate volume here is real — many original owners are now in their 80s or have passed, and the heirs are scattered across the Southeast. Conway is also where we've handled some of our most complex multi-heir tenants-in-common situations under §732.103.
Pine Hills. Affordability play, heavier rental and absentee-owner concentration, and a big share of the tired-landlord phone calls we get. Code-enforcement liens are common — Orlando's code office puts $250/day fines on a fast cadence — and we work through them at closing. Pine Hills is also where we see the most post-eviction sales: a landlord finally gets the tenant out, walks the property, and decides they're done.
Mid Florida and Hunters Creek. South Orlando suburban — Hunters Creek's HOA covers a lot, but special assessments and insurance hikes have squeezed STR economics. Multiple short-term rental investors have called us in 2025–2026 wanting out. Mid Florida itself trends older inventory and longer-tenured owners, which means more probate and downsizing volume than transfer volume.
Audubon Park, Lake Buena Vista, and the resort corridor. Lake Buena Vista is the Disney-adjacent zip — gated rental communities (Reunion, Champions Gate, Solara, Storey Lake just over the Osceola line) where roughly half the inventory was bought as a vacation rental. The math has changed; we buy the exit. We'll take the furniture, the pool service contract, the booking calendar, and the management agreement off your hands at closing.
Surrounding cities we cover daily: Kissimmee (Osceola County seat, heart of the Puerto Rican corridor and the STR market), Winter Garden (West Orange — Plant Street historic district plus newer master-planned), Apopka (north Orange, manufactured-home and starter-home heavy), Sanford (Seminole County seat, historic downtown plus airport-corridor industrial), Altamonte Springs (Seminole, mid-century condos and townhomes), and Clermont (south Lake County, retirees and growing exurban families). Each has its own page with hyperlocal buying notes; if your house is in any of them, start there.
A few things make Orlando different from a generic "we buy houses" pitch — and ignoring them costs sellers money. We won't pretend to be your lawyer (we're not), but here's the plain-English version of the rules that actually move the needle on Orlando-area cash sales. Florida statutes referenced are current as of May 2026.
Short-term rental enforcement. Osceola County and Orange County have both tightened STR rules in the last 24 months. Osceola's short-term rental ordinance requires registration and tax remittance, and code-enforcement has stepped up cease-and-desist activity in non-resort-zoned subdivisions. Orange County limits short-term rentals in most residential zones outright. If your STR was bought in 2020–2021 on aggressive booking projections and you're now staring down a non-conforming use letter, you're not alone — and you don't have to fix it before selling. We buy STRs as-is, furnished or unfurnished, and we deal with the local code office.
Florida's 2023 AOB ban (§627.7152). If your Orlando home took roof or water damage from Ian, Milton, or any post-2022 storm, you can no longer sign your insurance proceeds over to a contractor — assignment-of-benefits agreements on residential policies issued on or after January 1, 2023 are void and unenforceable. That's why so many storm-damaged Orlando sellers cash out instead of fighting Citizens for another year. We close mid-claim and you keep the proceeds, or we close after the claim and adjust the number.
Probate after Hurricane Maria. A meaningful share of Orlando-area inherited-house calls are from heirs of Puerto Rican families who relocated to Kissimmee, Buenaventura Lakes, Pine Hills, or Apopka after Maria in 2017 and have since lost a parent. Florida intestate succession (§732.103) treats the property as tenants in common across all heirs, and every heir has to sign — or one heir uses partition under Ch. 64. Florida's Heirs Property Act (§§64.201–64.214) gives co-owners a buyout right and mandates an appraisal. If the estate is under $75,000 (rising to $150,000 effective July 1, 2026 under CS/HB 1337), summary administration under §735.201 takes weeks instead of months. We coordinate with a Florida probate attorney and close the day the order is entered.
Homestead tax shock for the new buyer (§689.261). Florida's required pre-contract disclosure tells the buyer their tax bill will likely jump after closing — because the property gets reassessed at purchase price and the seller's homestead exemption (and Save Our Homes 3% cap) drops off. For the seller, this matters because it's why some Orlando buyers low-ball: they're pricing in a higher tax basis. We already underwrite that into our offer; you don't get re-traded at the closing table.
Condo statute 718 and post-Surfside SIRS assessments. If you own a condo in downtown Orlando, Lake Buena Vista, Altamonte, or anywhere along the I-Drive corridor, the association has approval rights under §718.112(2)(i) on some declarations, joint-and-several liability for unpaid dues under §718.116, and milestone/SIRS structural-integrity inspections under §§553.899 and 718.112(2)(g) that can drop a five- or six-figure special assessment on you with weeks of notice. We pull the estoppel letter, work with the association, and close.
Theme park transfer realities. Disney, Universal, and SeaWorld all run internal transfer and relocation programs, and the timelines rarely match a 90-day MLS listing. A Disney cast member promoted to a non-Florida park may have 30–45 days to report; a Universal manager headed to Beijing or Hollywood often has even less. The traditional listing path — agent meeting, prep work, photos, listing, showings, offer, inspection, financing, appraisal, closing — eats 75–120 days, which means you're paying the Orlando mortgage from your new market while the house sits. A cash close removes the financing-and-appraisal contingency entirely; we close on your last week in town and you fly out without two mortgage payments.
Foreclosure timeline reality. Florida is a judicial foreclosure state under Ch. 702 — the lender has to file suit, record a lis pendens under §48.23, wait through your 20-day answer window, get summary judgment (no sooner than 20 days after service per §702.10), and then schedule a clerk's sale 20–35 days after final judgment under §45.031. Total runway from first complaint to auction is typically 6–14 months in Orange and Seminole counties. The right of redemption ends when the certificate of sale files (§45.0315) — there's no post-sale redemption window like in some states. As long as the certificate hasn't filed, you can still sell for cash and walk away with proceeds (or, in close-to-payoff situations, walk away clean). We'll need a few weeks to run title and coordinate with your lender, so don't wait until the auction is on the calendar.
Anyone with a website can call themselves a cash buyer. Here's what's actually true at Byron Buys Houses.
(Pulled from the FAQ schema above — see the actual Q&A list in the page footer or the structured data block.)
You don't need another agent telling you to repaint, restage, and "wait for the spring market." You need a real offer, a real closing date, and a real check. Call Byron at 951-331-3844 or use the address form on this page — we'll send you a written cash offer within 24 hours, close at any Orange, Osceola, Seminole, or Lake County title company on your timeline, and let you walk away with whatever you want left in the house. From Lake Nona to Pine Hills, Dr Phillips to Apopka, Kissimmee to Sanford, Winter Garden to Clermont — we buy Orlando houses for cash. Start your offer here or call now.
If your situation isn't on the list, call us. There's a good chance we've handled it.
Florida is a judicial-foreclosure state. From lis pendens to final judgment averages 8–12 months — but you only have until the courthouse sale to sell. We close before the sale date.
Learn more
Florida probate (Ch. 731–735) can take 6–12 months for formal administration. We can sign now and close once Letters of Administration are issued.
Learn moreFL summary administration applies for estates under $75,000 (or 2+ years post-death). We can structure the contract to match your administration type.
Learn more
Florida is an equitable-distribution state under FL Statute Ch. 61. A clean cash sale gives both parties certainty and avoids months of MLS uncertainty.
Learn moreFL tax certificates sell every June 1. After 2 years (FL Statute 197), the certificate holder can apply for a tax deed — and your home goes to auction.
Learn moreFL code-enforcement fines accrue daily — often $250+/day per violation — and become liens on the property until paid or settled.
Learn more
Citizens Property Insurance non-renewals and AOB (assignment of benefits) disputes leave thousands of FL homeowners stuck. We close even with open claims.
Learn moreFlorida eviction timelines run 4–8 weeks for non-payment, longer for habitability disputes. We buy occupied — you walk away clean.
Learn moreFL humidity makes mold issues compound fast. Most retail buyers walk away the moment mold is disclosed. We don't.
Learn moreMost cash buyers won't show you the math. We will. Move the slider — see how your ARV turns into a number you can take.
Real offers vary based on actual condition, comp data, and our renovation cost on the specific property. This is the framework — your actual offer will show the same line items.
“I live in Texas now. Byron's team flew through everything by email and FaceTime. We signed remote, the title company shipped me a check. I never even had to fly to Miami.”
Composite stories from real Florida closings. Names changed for privacy.
Click your city — or call. We buy throughout Florida.
Tell us about your property — get a written cash offer in 24 hours.
Call (951) 331-3844
