Central Florida
We Buy Houses In Orange County - Sell Your House Fast For Cash
Orange County has two housing markets running side by side. There is the new construction pushing west and south - Horizon West, Lake Nona, the endless stucco - and then there is everything built between about 1950 and 1980, which is where we spend our time. Those are the houses we buy.
As-is, in any condition. No repairs, no cleaning, no commissions, no fees. Close in as little as 14 days, or on whatever date works for you.
Why Orange County owners call us
Insurance stopped being possible
A roof over about fifteen years, original wiring, or polybutylene plumbing will get a carrier to walk away. Once a house cannot be insured, it cannot be financed, which means the retail buyer pool disappears overnight and the only people who can still close are paying cash.
When you can’t get insurance →The rental finally wore the owner out
A lot of the 1960s stock around Pine Hills and Union Park has been rented continuously for thirty years. Deferred maintenance compounds, the tenant stops paying, and the owner works out that the repair bill is larger than the remaining sentimental value.
Selling with tenants in place →Inherited, and nobody lives here any more
A parent bought in Conway or Colonialtown in 1972 and stayed. The heirs are in Atlanta or Charlotte, the house is full, and probate is running while the taxes and insurance keep coming due.
Selling an inherited house →The lot allows more than what is on it
Orlando has been steadily opening up density near the core. Plenty of single-family lots around Mills 50, Parramore and the SoDo corridor now permit more units than the one house standing on them - and that changes the value of the land considerably. Most buyers price off the structure.
Is your land worth more than your house? →What we look for here
The houses we buy in Orange County
The concrete-block ranch is the defining Orange County house. Pine Hills, Azalea Park, Union Park, Rosemont and the stretches along Colonial and Semoran are full of them - three bedrooms, one bath, terrazzo under the carpet, jalousie windows in the Florida room, and an electrical panel that has not been touched since it was installed. Closer to downtown you get the older stock: 1920s bungalows through Colonialtown, Audubon Park and Lake Como, many of them chopped into rentals decades ago and never put back. Both types share the same problem - they are worth real money as dirt and very little as they stand.
Houses, duplexes, triplexes and fourplexes - plus single-family houses on land zoned for multifamily, where the lot is frequently worth more than the building.
Where we buy: Orlando · Apopka · Winter Park · Ocoee · Winter Garden · Pine Hills · Azalea Park · Union Park · Conway · Lake Nona - and everywhere else in Orange County.
How it works
Three steps, and you can stop at any point.
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Call Beach Bums
Contact us to discuss your property details, current circumstances, and desired outcomes.
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Get Your Cash Offer
We present a prompt, competitive offer - often during our initial conversation.
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Decide on Your Timeline
Review your options carefully to determine the most advantageous solution for your situation.
The honest part
When you should list instead
If your house is in reasonable shape, you have sixty to ninety days, you have equity, and you can handle showings - list it. A normal sale in Orange County will almost certainly net you more than we can offer, even after commission. That is simply true, and any cash buyer who tells you otherwise is not being straight with you.
We earn our discount when there is a deadline you cannot move, work you cannot fund, a tenant who will not cooperate, a property full of belongings, or heirs spread across three states who just want it finished. If you are not sure which one you are, call and we will tell you honestly - including when the answer is “list it”.
Orange County questions
Do you buy in Pine Hills and the older Orlando neighbourhoods?
Yes. Those are the areas we look hardest at. The 1950s–70s block stock is exactly what we buy, and condition is not a problem - the rougher it is, the more likely we are the right buyer rather than the wrong one.
My Orange County house failed a 4-point inspection. Can you still buy it?
Yes. A failed 4-point is one of the most common reasons owners end up talking to us. Roof age, panel type, plumbing material and wiring are the four things carriers look at, and any one of them failing can end a financed sale. Cash does not care.
Do you buy duplexes and fourplexes in Orange County?
Yes - duplexes, triplexes and fourplexes, occupied or vacant. We also buy single-family houses on lots zoned for multifamily, which is worth checking before you sell to anyone.
Selling a house in Orange County?
Tell us about the property and we'll give you a straight answer - including when selling to us isn't your best move.