Orlando & Central Florida
Sell your Florida house fast. No repairs, no fees, no hassle.
We're a local buyer, not a national call center. Arran looks at every property personally and makes a straightforward cash offer, whatever condition it's in.
- We buy as-is, so you never fix a thing
- No agent commissions and no closing costs
- You choose the closing date, fast or flexible
- Any situation, including probate, liens, and tenants
Get your cash offer
Tell us about the property. No obligation, no pressure, and we'll never list it publicly.
Why Sell To Us
A simpler way to sell
Listing a house means repairs, showings, commissions, and a buyer whose financing can fall through at the last minute. Selling to us removes all of it.
Zero Fees
You pay nothing. No agent fee, no listing cost, and we cover the normal closing costs. The price we agree on is the money you get.
When you list a house, the agents take about 5 or 6 percent. On a $300,000 house that's $15,000 to $18,000 gone before you pay for anything else. You pay none of that here. No fee to list it, no cost to fix it up, no photos to pay for.
Two things still come out of the money at closing, the same as any sale. What you still owe on your mortgage, and any unpaid taxes or liens on the house. The title company handles both. You don't have to pay them first.
Sell Completely As-Is
Don't fix anything. Bad roof, old AC, water damage, mold. It doesn't matter. We buy it the way it sits.
There's no repair list. We won't ask you to fix anything before closing, and we won't come back later asking for money off the price.
You don't have to clean it or paint it either. Nobody is coming to walk through it but us.
Your Timeline
You pick the closing day. A week if you need it fast. Three months if you need time. It's your call, not a bank's.
Most sales close in 7 to 30 days. What usually slows it down is the title search at the title company, not us. If the title is clean, a week is doable.
Need longer? That's fine. Some people need 90 days to find a new place or to talk it over with family. If your plans change after we sign, tell us and we'll work with you.
Leave What You Don't Want
Take what you want. Leave the rest. Furniture, old appliances, a garage packed full. We clean it out.
You don't have to rent a dumpster or hire anyone to haul things off. Take what matters to you, lock the door, and go.
We do the cleanout after closing and we pay for it. This helps most with a house someone left behind. Clearing out a parent's home is often the thing that stops a sale for months.
Complicated Situations
Probate, liens, back taxes, code violations, bad tenants, foreclosure. These are the deals we do all the time.
Most buyers walk away from these. We don't. Family spread across different states, unpaid taxes, a lien on the house, an old permit nobody closed out, a tenant who won't pay or won't leave, or a foreclosure date already on the calendar.
Tell us early. Liens and violations get cleared through the title company at closing. They almost never kill a deal. We just need to know about them up front.
Avoid Wholesalers
A lot of cash buyers never buy anything. They lock up your house on paper, then try to sell that paper to someone else. If no one takes it, you wasted a month.
Here's how it goes. They sign a contract with you at a good sounding price. Then they come back and try to knock the price down. The whole time, they're calling investors trying to hand your contract off to one of them.
They're hoping somebody says yes. Hoping is not a closing date. If nobody says yes, the deal dies and you're right back where you started, a month later. Arran pays with his own money and his own crew does the work, so when he gives you a date, he's the one who controls it.
Who You're Dealing With
You'll talk to Arran. Every time.
That's Arran, and that's his son. He's a U.S. Army infantry combat veteran who now spends his days gutting and rebuilding houses across Central Florida. Most "we buy houses" companies route you through a call center and hand you off to whoever picks up next. That's not this. Arran answers the phone, walks the property himself, writes the offer, and is across the table from you at closing.
He grew up in Melbourne, went to UCF, and never left Central Florida. He buys here because he knows these neighborhoods, these houses, and what it actually costs to fix them. That's also why his numbers hold up. He isn't guessing at what a roof or a rewire costs in this market, so the figure he gives you is grounded in real pricing.
If a cash sale isn't your best option, he'll say so and point you somewhere better. That costs him a deal now and a reputation worth keeping.
More About ArranHow It Works
Three steps, start to finish
No listing, no showings, no open houses. Most sellers go from first call to money in the bank in under a month.
Tell Us About It
Call, text, or send the address through the form. We'll ask a few questions about the property and your situation. Takes about ten minutes.
Get a Written Offer
Arran walks the property, then puts a real number in writing. No obligation to accept, and no pressure if it isn't the right fit. Usually within 24 to 48 hours.
Close & Get Paid
We close at a reputable title company on the date you choose. Funds are wired the same day. Typically 7 to 30 days.
Our Work
We don't just buy. We rebuild.
Every house on this page was bought as-is from an owner who wanted out. Here's what happened next.
Before & After
Duval County Block Ranch
Inherited after a family member passed. Decades of deferred maintenance and a full house of belongings left behind.
Before & After
Volusia Rental Exit
Landlord tired of problem tenants and repair calls. We took it over occupied and handled everything from there.
Before & After
Polk County Quick Close
Owner was behind on property taxes and relocating out of state on short notice. Needed a firm date and a buyer who wouldn't fall through.
The Difference
Selling to us vs. listing with an agent
Listing is the right move for a lot of houses, and we'll tell you honestly when it is. But when speed, condition, or certainty matter more than squeezing out the last dollar, this is the tradeoff.
| Selling To ArranSelling To Us | Listing With An AgentAgent Listing |
|---|---|
| Cash offer, no financing contingency | Buyer's loan can fall through late |
| Zero commission or closing costs | Roughly 5 to 6 percent in commissions plus closing costs |
| Close in as little as 7 days | Commonly 60 to 90 days from list to close |
| Sold completely as-is | Repairs and inspection negotiations are on you |
| No showings or open houses | Strangers walking through on short notice |
| You pick the closing date | Timeline set by the buyer and their lender |
| Leave behind whatever you don't want | House must be cleaned out and staged |
Who We Help
Any reason, any condition, any complication
If you're looking at a property and thinking "nobody would buy this," that's usually the exact call we want to get.
Any Reason
- Inherited or probate property
- Relocating on short notice
- Divorce or separation
- Downsizing or upsizing
- Behind on mortgage payments
- Tired of being a landlord
- Health or family changes
- Property you never wanted
Any Condition
- Roof, plumbing, or electrical issues
- Storm, water, or fire damage
- Mold or termite damage
- Full of belongings or debris
- Failed inspection
- Unfinished renovation
- Vacant and deteriorating
- Dated and never updated
Any Complication
- Liens or judgments
- Code enforcement violations
- Title problems or clouded title
- Tenants who won't leave
- Little or no equity
- Out-of-state owner
- Multiple heirs who disagree
- Pending foreclosure sale date
Where We Buy
Orlando and all of Central Florida
Based in Orlando and buying across a wide radius. If your property is somewhere near this list, it's worth a call.
Orange County
Orlando, Winter Park, Apopka, Ocoee, Winter Garden, Pine Hills, Baldwin Park, College Park
Seminole County
Sanford, Altamonte Springs, Oviedo, Casselberry, Longwood, Winter Springs, Lake Mary
Osceola County
Kissimmee, St. Cloud, Poinciana, Celebration, Harmony
Lake County
Mount Dora, Tavares, Umatilla, Eustis, Leesburg, Clermont, Groveland
Polk County
Lakeland, Winter Haven, Haines City, Davenport, Auburndale
Brevard County
Melbourne, Palm Bay, Titusville, Cocoa, Rockledge, Merritt Island
See every city we buy in →
Not sure if you're in range? Call anyway. We travel for the right property, and if it's too far we'll usually know someone who buys in your area.
Questions
Straight answers
The questions sellers ask most, answered without the runaround.
None. There's no fee to get an offer and no obligation to accept it. If the number doesn't work for you, that's a completely acceptable answer and we won't chase you about it.
Most closings land between 7 and 30 days. The limiting factor is usually the title search, not us. If you need more time to move or find your next place, we'll set the closing date wherever you want it.
No to both. Take the belongings that matter to you and leave everything else. We handle cleanout, repairs, and any code or permitting issues after closing at our own expense.
Arran walks the property before writing anything, prices the repairs it actually needs, and then tells you how he got to the number. You'll see the reasoning, not just a figure. If something material turns up later that genuinely wasn't visible during the walkthrough, you'll hear about it right away and you're free to walk at that point.
Bring them up early and it's usually not a problem. Liens and violations get resolved through the title company at closing. We deal with these constantly and they rarely kill a deal, they just need to be known up front.
We buy occupied properties regularly, including ones with tenants who are behind on rent or refusing to leave. You don't need to evict anyone before selling to us.
Sometimes, and we'll tell you when we think that's the case. A cash sale trades some price for speed, certainty, and zero cost or effort on your end. Once you subtract commissions, closing costs, repairs, and a few months of carrying the property, the gap is often much smaller than it looks.
No. You'll get a written offer, a clear explanation of it, and time to think or have an attorney review it. If you'd rather not move forward, just say so.
Get Started
Find out what your house is worth to us
One short conversation and you'll know your options. No fee, no obligation, and no pressure either way.
(321) 604-8481Call or text | Monday through Saturday, 8:00 AM to 7:00 PM
Get your cash offer
Takes under a minute. We'll follow up the same day.