Sell your house fast in Orlando, FL
We buy Orlando-area houses as-is, for cash, from Kissimmee to Sanford. Get a fair offer within 24 hours and close on the date you choose.
- Any condition, any situation
- We pay all closing costs
- Close in as little as 2–3 weeks
Get your Orlando cash offer
Takes 30 seconds. No obligation.
Prefer to talk? (312) 818-3954
Why Orlando homeowners sell to us
Rising insurance costs, older roofs and fast-moving life changes bring Central Florida sellers to us. We make one clear cash offer and handle the rest.
Older roofs & insurance
Many insurers won’t cover older roofs. We buy as-is, so the roof isn’t your problem.
Vacation & rental homes
Sell a former short-term rental or investment property, furnished or not.
Inherited homes
We help families sell inherited homes across Orange, Seminole and Osceola counties.
Behind on payments
Get ahead of a foreclosure and protect your equity with a quick sale.
Sold in 3 simple steps
Tell us about the house
Fill out the form or call. We’ll ask a few questions about the property and your timeline.
Get a fair cash offer
After a short walkthrough, you get a written offer within 24 hours, with the math explained.
Close on your date
Florida sales close through a title company or closing attorney. Close in as little as 2–3 weeks, or on the date you pick. We pay all of your closing costs.
We buy all over Greater Orlando
We buy across Orange, Seminole, Osceola and Lake counties.
“I lost my job and got behind on my mortgage… We closed in 9 days and I avoided foreclosure.”
“My brother and I inherited our mom’s house… They handled the entire process.”
Reviews from BAM sellers. We’ll add Orlando seller stories here as we close more deals locally.
What selling a house in Orlando looks like right now
Greater Orlando mixes 1920s and 1930s bungalows in College Park and around Lake Eola with 1950s and 1960s concrete block ranches in Pine Hills, Azalea Park and Casselberry, and newer subdivisions out toward Kissimmee, St. Cloud and Clermont. Many of the newer homes carry HOA dues and some carry CDD assessments on the tax bill, which add to the monthly cost of owning. Older block homes often need a roof, plumbing or electrical updates to get insured at a reasonable rate. Some owners inherit a house from a parent who retired here, or own a former vacation rental near the parks that no longer pencils out. In August 2026 the city of Orlando’s median sale price was down slightly from a year earlier and homes took about 52 days to sell. A house that needs work can sit longer than that.
Orlando market snapshot, August 2026
38.0% of homes sold had a price drop, and only 9.5% sold above list price
Data: Redfin, City of Orlando, August 2026.
Probate, taxes and foreclosure in the Orlando area
Each county runs these a little differently. Here’s what matters when you’re selling an inherited house, dealing with back taxes or trying to stay ahead of a foreclosure. General information, not legal advice.
Orange County County seat: Orlando
- Probate
- Probate is handled by the Ninth Judicial Circuit Court, which covers Orange and Osceola counties, through the Orange County Clerk of Courts Probate Division. Summary administration is available when the non-exempt estate is $150,000 or less for deaths on or after July 1, 2026 (it was $75,000 before), or when the person has been dead more than two years.
- Property taxes
- The Orange County Property Appraiser sets values and the Orange County Tax Collector collects. If you disagree with your value, you can petition the Value Adjustment Board within 25 days after the TRIM notice is mailed in August.
- Foreclosure and tax sales
- Foreclosure is judicial, and the Orange County Clerk holds foreclosure sales online at myorangeclerk.realforeclose.com; you can redeem until the clerk files the certificate of sale. The Tax Collector holds the tax certificate sale online on June 1 with interest bids starting at 18%, and if a certificate is not redeemed within two years, tax deed sales are processed through the Orange County Comptroller.
Seminole County County seat: Sanford
- Probate
- Probate cases are filed with the Seminole County Clerk of the Circuit Court, usually in the county where the person lived at death. Summary administration is available when the non-exempt estate is $150,000 or less for deaths on or after July 1, 2026 (it was $75,000 before), or when the person has been dead more than two years.
- Property taxes
- The Seminole County Property Appraiser sets values and the Seminole County Tax Collector collects. If you disagree with your value, you can petition the Value Adjustment Board within 25 days after the TRIM notice is mailed in August.
- Foreclosure and tax sales
- Foreclosure is judicial, and the Seminole Clerk holds foreclosure sales online at seminole.realforeclose.com; you can redeem until the clerk files the certificate of sale. Unpaid taxes are sold as tax certificates, a holder can apply for a tax deed once two years have passed since April 1 of the year the certificate was issued, and you can redeem until the tax deed is issued or the deed buyer pays in full. The Clerk conducts tax deed sales under Chapter 197, with no court case filed.
Osceola County County seat: Kissimmee
- Probate
- Probate is handled by the Ninth Judicial Circuit Court in Osceola County, with filings through the Osceola County Clerk of Court, and attorneys must e-file. Summary administration is available when the non-exempt estate is $150,000 or less for deaths on or after July 1, 2026 (it was $75,000 before), or when the person has been dead more than two years.
- Property taxes
- The Osceola County Property Appraiser sets values and the Osceola County Tax Collector collects. If you disagree with your value, you can petition the Value Adjustment Board within 25 days after the TRIM notice is mailed in August.
- Foreclosure and tax sales
- Foreclosure is judicial, and unlike most nearby counties Osceola holds foreclosure sales in person at 11:00 a.m. on the advertised date at the Historic Courthouse, 3 Courthouse Square, Room 204, in Kissimmee. Unpaid taxes are sold as tax certificates, a holder can apply for a tax deed once two years have passed since April 1 of the year the certificate was issued, and you can redeem until the tax deed is issued or the deed buyer pays in full. Tax deed sales are held online at osceola.realtaxdeed.com.
Lake County County seat: Tavares
- Probate
- Probate is filed with the Lake County Clerk of Courts through its Probate, Guardianship and Mental Health department. Summary administration is available when the non-exempt estate is $150,000 or less for deaths on or after July 1, 2026 (it was $75,000 before), or when the person has been dead more than two years.
- Property taxes
- The Lake County Property Appraiser sets values and the Lake County Tax Collector collects and runs the tax certificate sale. If you disagree with your value, you can petition the Value Adjustment Board within 25 days after the TRIM notice is mailed in August.
- Foreclosure and tax sales
- Foreclosure is judicial, and Lake County holds foreclosure sales in person Monday through Friday at 11:00 a.m. at the Lake County Courthouse, 550 W. Main St., Tavares, usually in the first-floor Jury Assembly Room. After a tax certificate goes unpaid for at least two years the holder can request a tax deed sale, which the Clerk holds online at lake.realtaxdeed.com, and you can redeem until the tax deed is issued or the buyer pays in full.
Where we buy houses around Orlando
We buy in every part of the metro, in any condition. These are some of the areas and ZIP codes we see most.
- College Park328041920s-1950s bungalows and ranches
- Audubon Park328031940s-1950s ranches
- Thornton Park and Lake Eola Heights32801, 328031920s bungalows and older frame homes
- Pine Hills32808, 328181950s-1960s concrete block ranches
- Azalea Park328071950s-1960s block ranches
- Winter Park32789, 32792older ranches and cottages on large lots
- Apopka32703, 32712older homes near downtown and newer subdivisions
- Ocoee347611980s-2000s subdivisions
- Sanford32771, 32773early 1900s historic homes and mid-century ranches
- Altamonte Springs32701, 327141970s-1980s homes and condos
- Casselberry327071960s-1970s block ranches
- Kissimmee34741, 34743, 34744, 34746, 34747older homes near downtown and vacation-rental communities
- St. Cloud34769, 34771, 34772older homes near the lakefront and newer subdivisions
- Poinciana347581970s-2000s homes with HOA dues
- Clermont34711, 34714, 34715newer subdivisions, many with HOA dues
- Leesburg34748older frame and block homes
- Eustis and Mount Dora32726, 32757early 1900s homes and mid-century ranches
What a Orlando seller actually walks away with
The list price isn’t what you keep. Here’s an illustrative example for a dated Orlando house that needs work. We set the after-repair value a little under the Orlando median because the example is an older block ranch, and the repair budget covers a roof, HVAC, a basic kitchen and cosmetic work.
| List it yourself | Sell to BAM as-is | |
|---|---|---|
| Sale price after repairs | $390,000 | Your offer amount |
| Repairs before listing | −$45,000 | $0 |
| Agent commissions (5.5% assumed) | −$21,500 | $0 |
| Title, escrow, transfer tax and other seller costs (est. 1.5%) | −$5,900 | $0, we pay them |
| Holding costs for 3 to 4 months (est. 1%) | −$3,900 | $0 |
| Inspection repair credits and concessions (est. 1%) | −$3,900 | $0 |
| What you walk away with | $309,800 | Your offer, dollar for dollar |
Illustrative example, not an offer or appraisal. Commissions are negotiable and every house is different. If you list with an agent, commissions are negotiable and are often in the 5% to 6% range for both sides combined. In Orange, Seminole, Osceola and Lake counties the seller customarily pays for the buyer’s owner’s title insurance policy, though that can be negotiated. Florida charges documentary stamp tax on the deed at $0.70 per $100 of the price, or about $2,730 on a $390,000 sale.
Compare our cash offer to that bottom-line number, not to the list price. If it’s close, you skip the repairs, the showings and months of waiting. If listing will clearly net you more, we’ll tell you.
Sources for this page (21)
- ninthcircuit.org/
- myorangeclerk.com/Divisions/Probate/Probate
- myorangeclerk.com/
- octaxcol.com/taxes/about-property-tax/tax-certificate-deed-sales/
- leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0735/Sections/07
- flsenate.gov/Laws/Statutes/2025/194.011
- flsenate.gov/Laws/Statutes/2025/45.0315
- seminoleclerk.org/probate/
- seminoleclerk.org/foreclosures/
- seminoleclerk.org/tax-deed-sales
- flsenate.gov/Laws/Statutes/2025/197.502
- flsenate.gov/Laws/Statutes/2025/197.472
- osceolaclerk.com/probate/
- osceolaclerk.com/foreclosure-sales/
- osceolaclerk.com/tax-deeds/
- lakecountyclerkfl.gov/departments/courts-management/family-law/probate-guardianship-mental
- lakecountyclerkfl.gov/departments/courts-management/civil/real-property-mortgage-foreclosu
- lakecountyclerkfl.gov/departments/records-administrative-services/official-records/tax-dee
- flsenate.gov/Laws/Statutes/2025/201.02
- f.hubspotusercontent30.net/hubfs/2683382/Cheat%20Sheet%20-%20STANDARDS%20FOR%20WHO%20PAYS%
- redfin.com/city/13655/FL/Orlando/housing-market
Facts checked September 2026. Laws, deadlines and fees change, so confirm details with the county or a local attorney before you rely on them.
Selling a house for cash in Orlando
Do you buy houses with old roofs?
Yes. Roof age is one of the biggest reasons Florida houses are hard to insure and sell. We buy them as-is.
How long does foreclosure take in Florida?
Florida is a judicial foreclosure state, so the lender has to go through the courts. That usually takes longer than in non-judicial states, which gives you time to sell. Don’t wait for the sale date, though. The earlier you call, the more options you have.
Can I sell a furnished vacation home?
Yes. Leave the furniture if you don’t want it, and we’ll handle it after closing.
Who handles the closing?
A Florida title company or closing attorney handles the closing. We pay all of your closing costs.
Where are foreclosure auctions held around Orlando?
It depends on the county. Orange and Seminole hold their foreclosure sales online through the Clerk’s auction websites. Osceola holds them in person at 11:00 a.m. at the Historic Courthouse in Kissimmee, and Lake holds them in person at 11:00 a.m. on weekdays at the courthouse in Tavares. In every Florida county a sale only happens after a court judgment, and you can redeem until the clerk files the certificate of sale.
What happens if I stop paying property taxes on my house?
After taxes go delinquent, the Tax Collector sells a certificate on the unpaid amount. In Orange County that sale is online on June 1, with interest bids starting at 18%. The investor does not own your house. But if the certificate is not paid off within two years, the holder can apply for a tax deed and the property can be auctioned. You can redeem until the tax deed is issued or the deed buyer pays in full.
My parent left me a house in Orlando. What kind of probate is it?
Probate is filed with the Clerk in the county where your parent lived. For deaths on or after July 1, 2026, Florida’s shorter summary administration is available when the non-exempt estate is $150,000 or less, or when the person has been dead more than two years. The limit was $75,000 before that date, and some Clerk pages still show the old number. Larger estates go through formal administration, where the court appoints a personal representative who can sell the house.
Get your Orlando cash offer today
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