Central Florida · Cash Home Buyers
Where’s the house?
That’s the only thing we need to get started. Give us the address and we’ll look at it today. If it’s a fit, you’ll have a written cash offer within 48 hours — no fee, no obligation, and nobody walking strangers through your living room.
Three things that don’t change, on any house we buy
You pay nothing
No commission, no listing fees, no closing costs deducted at the table. The number on the offer is the number you leave with.
You fix nothing
No repairs, no cleaning, no staging, no inspection punch list. Leave behind anything you don't want to move and we'll handle it.
You pick the day
Close in ten days if you need to move fast, or four months out if you need time to find your next place. Your calendar, not ours.
How It Works
Three steps, and you can stop at any one of them
Tell us the address
We pull the county records, the tax history, and what's sold nearby. You don't need photos, a walkthrough, or a tidy house to get to this point.
We come see it to assess the condition
About thirty minutes, at a time you choose. We're looking at the roof, the AC, the plumbing, and the layout. We are not looking at your housekeeping, and we've seen everything already.
You get a real number in writing
Good for seven days. Take it to a friend, an attorney, or an agent for a second opinion — we'd rather you were sure than quick. If you say no, you won't hear from us again unless you ask.
The Honest Part
Our offer will be lower than listing. Here’s the trade.
Most people leave this information off. We’d rather you saw the math now than felt ambushed by it later. This is a $300,000 house that needs about $40,000 of work.
List it on the market
| Sale price, once repaired | $300,000 |
| Repairs you pay for up front | −$40,000 |
| Agent commission, 5.5% | −$16,500 |
| Seller closing costs | −$6,000 |
| Four months of taxes, insurance, power | −$4,800 |
| You keep | $232,700 |
4–6 months · if their financing clears
Sell it to iBuy Orlando
| Our cash offer | $225,000 |
| Repairs | $0 |
| Commission | $0 |
| Closing costs | $0 |
| Months of carrying the house | $0 |
| You keep | $225,000 |
10–30 days · cash, no financing to clear
On this house, listing nets about $7,700 more — and costs you four extra months of mortgage payments, showings, repair contractors, stress and a buyer whose loan might fall through in week three.
Some people want that $7,700. Some people want to be finished. Neither one is the wrong answer. If your house is in good condition and you’re not under any time pressure, listing it will almost always put more money in your pocket — and we’ll tell you that on the first phone call rather than waste your afternoon.
Illustration only. Every house, every repair list, and every situation is different, and yours will be too.
Who We Buy From
People call us for all kinds of reasons
- •Inherited a house you don't want to manage from out of state
- •A probate that has been dragging on for months
- •A divorce that needs a clean, fast split
- •Behind on payments, or a foreclosure date on the calendar
- •Tired of tenants, turnovers, and 11pm phone calls
- •Repairs that quietly got away from you
- •Code enforcement letters piling up
- •A new job that starts in another state next month
- •Listed for six months with no offers worth taking
- •A house you simply don't want anymore, for your own reasons
None of this is unusual to us, and none of it is our business beyond what it takes to close cleanly.
Plain English
What “as-is” actually means
It’s the most abused phrase in this business, so here is exactly how we use it.
Don't clean it
Not for the visit, not for the closing. We are buying a house, not touring a model home.
Don't empty it
Leave furniture, appliances, boxes in the garage, whatever you don't want to move. Disposal is on us.
Don't fix it
Roof, AC, plumbing, foundation, that room nobody goes in. We priced the work before we sent the offer.
No repair credit later
We don’t come back after an inspection asking for money off. If a number ever had to change, you’d get the reason in writing, and you could walk.
Questions People Actually Ask
Straight answers
Is the offer really free, and can I really walk away?
Yes to both. There is no fee for the offer and nothing to sign to receive it. You are not under contract until you choose to sign a purchase agreement, and you are welcome to have an attorney or an agent read it first.
Do you actually have the money?
Yes, and you shouldn't take our word for it. Ask for proof of funds and we'll send a current bank letter the same day. Alternatively, we'll partner with a local bank to fund the purchase. Either way, the deal remains the same to you. No contingencies, no appraisal, no approvals. Just being transparent.
Are you going to lowball me, then drop the price before closing?
That practice has a name in this industry and it's the main reason people distrust cash buyers. Our number is our number. We inspect before we make the offer, not after, which is why we can hold it.
Are you a real estate agent?
Our leader is a licensed agent, yes. But we are not acting in that capacity. We are the buyer. We don't represent you and we don't charge you a commission. That's a different relationship than an agent, and you should know which one you're in.
What if I owe more than the house is worth?
Tell us early and we'll look at it honestly. Sometimes the numbers work, sometimes they don't, and sometimes a short sale or a conversation with your lender serves you better than selling. We'll say so if that's the case.
Do I have to be out on closing day?
Usually not. If you need a week or two after closing to move, say so up front and we'll write it into the agreement. It's a common request and it's rarely a problem.
What areas do you buy in?
Orange, Osceola, Seminole, Lake, Brevard and Polk counties — Orlando, St. Cloud, Kissimmee, Apopka, Ocoee, Oviedo, Winter Haven and everywhere between. If you're just outside that, call anyway.
Get Your Offer
Send us the address
We’ll call you back the same business day. If we’re not the right fit for your house, we’ll tell you that instead of chasing you.