Short answer: FastCashAnyHome buys houses, condos and land in Orlando for cash, as-is. We don’t charge you fees or commissions, there’s nothing to repair or stage, and because it’s a cash sale there’s no bank loan or appraisal on your side. You get an initial cash offer, confirmed after a quick walkthrough, and closing is 30 days or less. Call or text 267-388-0347.
Get a no-obligation cash offer: enter the property address and your phone number below.
Plenty of Orlando houses sell well on the open market, and if yours is one of them, an agent may get you more. A cash sale makes more sense when something is already in charge of the timeline: a code case with a running fine, a house in a historic district that needs work the Board has to approve, an estate in front of the Orange County Clerk, a tax certificate, or a foreclosure judgment with a sale date on it. This page is about those Orlando and Orange County details.
Owe the City of Orlando a code fine? Read this before you pay it
This is the Orlando detail that can cost a seller real money, and it’s easy to get backwards.
When a property has an open case with the City of Orlando’s Code Enforcement Board, a daily fine can run until the violation is fixed, and an unpaid fine can become a lien on the property. If the title search turns one up, the instinct is to pay it at closing and move on.
The City’s own form for a Request for Reduction of Penalty says to slow down first. Here’s what it says, in its own words where it matters:
- The property has to be fixed before you ask. “The property must be in compliance with the Board’s order for the case,” and the City wants the officer’s affidavit of compliance attached.
- Paying first can lock you out. “If any portion of the penalty or lien amount has been paid prior to the hearing on your request for reduction, you are barred from seeking a reduction of the amounts paid.” And amounts paid before the hearing “shall not be refunded.”
- You get one try. The Board considers a reduction “ONLY ONCE FOR EACH CASE.”
- It runs on a monthly calendar. Requests are heard at the Board’s meeting on the second Wednesday of each month, with a written decision within 10 days of the hearing.
- The Board weighs four things: medical hardship, financial hardship, extenuating circumstances, and circumstances beyond the owner’s control that would make the penalty “manifestly unjust.”
- If someone other than the owner files (say, the heir handling a parent’s house), they need a power of attorney or other legal paperwork showing their authority.
Questions about the form go to the Board’s Recording Secretary at 407.246.3368.
What this means for a sale: if there’s a code lien on the house, find out the case number and whether it’s in compliance before anyone wires money to pay it. We can make an offer on an Orlando house with an open code case or a lien. We’ll want the case number, and the offer is built around the fix and whatever the Board decides, not around you paying the full fine first.
Six historic districts, and what the Board has to approve
Orlando has six historic preservation overlay districts, each added in its own year: Downtown (1980), Lake Cherokee (1981), Lake Copeland (1984), Lake Eola Heights (1989), Lake Lawsona (1994) and Colonialtown South (2000). The City has a locator on its website if you aren’t sure whether your address is inside one.
Inside those districts, the City is clear: “Before you make any exterior changes to your property, a Certificate of Appropriateness must first be issued by the Historic Preservation Board.” Small jobs, like repairs with matching materials, can go through the Board’s Minor Review Committee; the City’s page puts that review at 2 to 10 days. Bigger ones, meaning alterations, additions, new construction, relocation or demolition, need a hearing, and the City tells applicants to expect roughly seven weeks to a certificate.
Why that matters when you sell:
- A buyer planning to gut a historic bungalow or add a second story is really buying a seven-week approval process plus the work. That changes what many buyers will pay and how long they want to wait.
- If you started exterior work without a certificate, the buyer’s side may ask about it.
- A house that needs a new roof, windows or porch work in a district is a different project than the same house two streets over outside the boundary.
We’ll look at historic-district houses as they are, including ones that need exterior work, and price the approval process into the offer rather than asking you to go through it first.
Foreclosure in Orange County: online, on weekdays at 11 a.m.
Florida forecloses through the courts, so a foreclosure on an Orlando home is a lawsuit in the Ninth Judicial Circuit, which covers Orange County. When the court enters a final judgment, it sets a sale date, which Florida law places not less than 20 or more than 35 days after the judgment unless the lender agrees to later.
The sale itself isn’t held on the courthouse steps. Under the Ninth Circuit’s administrative order, the Orange County Clerk’s foreclosure auctions run online at myorangeclerk.realforeclose.com, scheduled Monday through Friday, “beginning at 11:00 a.m. Eastern Time on the date specified in the judicial order or final judgment.” That order dates from 2011, and the auction site is still where the sales are listed.
Three Florida rules matter here, from the state statutes:
- The redemption window closes at the certificate of sale. Until the clerk files it (or a later time the judgment sets), the owner can pay the judgment amount and prevent the sale. After that, Florida says “there is no right of redemption.”
- There may be money left over. The final judgment has to warn that the sale might bring in more than what’s owed. On a homestead, it also tells the owner they can claim that surplus themselves, without a lawyer.
- A sale before the auction is another route. A fast sale may help some homeowners avoid a completed foreclosure, but timing matters. If a sale date is already scheduled, contact your lender, an attorney or a HUD-approved housing counselor right away.
If you’re talking to buyers at the same time, give them the case number and the sale date on the first call. A sale only helps if it can close before the clerk’s auction, and the payoff comes out of the price at closing. Our guide to selling a house in foreclosure has the broader picture.
Past-due property taxes: two offices, two sales
Orange County splits the property-tax process between two offices, and it helps to know which is which.
First, the Orange County Tax Collector handles delinquent taxes by selling a tax certificate on the debt. The investor who buys that certificate is paid back, with interest, when the owner pays.
Second, if the certificate “has not been paid off within two years, the holder of the certificate can apply to force a public auction of the property.” That auction is the tax deed sale, and in Orange County it’s run by the Orange County Comptroller, not the Clerk, online through RealAuction. The Comptroller’s Tax Deed section is at 109 E. Church Street in downtown Orlando.
The Comptroller’s page includes a line every owner in this spot should read: “Properties may be redeemed at any time prior to the receipt of the final payment of the winning bid.” It also warns bidders that “Tax Deeds are sold AS IS on a BUYER BEWARE basis.”
If you’re selling instead of redeeming, the back taxes and the certificate holder’s interest are paid from the sale price at closing, like any other lien. It’s still worth a call to the Tax Collector to get the exact payoff, because that figure goes on the closing statement.
This page is for general information only and is not legal, tax, or financial advice. Anyone dealing with foreclosure, probate, code liens, back taxes, or a legal deadline should consider speaking with a qualified attorney, tax professional, or housing counselor before making a decision.
Inherited an Orlando house? Start at 425 N. Orange Avenue
Probate for someone who lived in Orange County is filed with the Orange County Clerk of Courts, Probate Division, 425 N. Orange Avenue. The Clerk’s page says to file “in the county where the decedent lived at the time of death,” and if the person wasn’t a Florida resident, in the county where the property is. So a New Yorker who owned a rental in Orlando may still end up in Orange County probate.
A few Orange County details from the Clerk:
- Whoever holds the original will must file it with the Clerk within 10 days of learning of the death. It’s deposited at the main courthouse, Suite 335.
- Summary administration, the shorter process, is available for estates valued under $150,000 or when the person died more than two years ago. An attorney isn’t required for it, though the Clerk recommends legal guidance.
- Formal administration, needed for larger or more involved estates, “must be filed by an attorney” admitted in Florida.
The house itself often brings in Florida’s homestead rules. If the parent lived there, a surviving spouse or minor child changes who owns what, and a spouse and children may all have to sign. Our Florida page explains the homestead and property-tax rules that ride along with an inherited house.
We’ll look at inherited Orlando houses with the furniture still in them, and we can wait for the personal representative’s authority or the court’s order before closing. If nobody’s living there now, our guide to selling a vacant house covers insurance and upkeep in the meantime.
Orlando housing, by the numbers
The Census Bureau’s 2024 American Community Survey has a few Orlando figures worth knowing before you put a price on anything (ACS 2024 1-year, Orlando city):
- 37.2% of occupied homes inside the City of Orlando are lived in by their owners. Across all of Orange County it’s 55.2%.
- About a quarter of the city’s housing units (24.9%) are in buildings with 20 or more units, and 14.9% are in buildings with 50 or more.
- The median value of an owner-occupied home in the city is $430,200, close to Orange County’s $432,500 (table B25077).
- The city’s median home was built in 1995, and 21.5% of its housing went up in 2010 or later. Only 13.6% predates 1960 (tables B25035 and B25034).
What follows from that? Two things. A lot of what sells inside the city limits is a condo or a unit in a larger building, often rented, so the HOA estoppel and any tenant lease are part of the deal from day one. And the older stock that does exist is concentrated enough that it’s worth checking for a historic district before planning any exterior work.
Where in and around Orlando we buy
Greater Orlando isn’t one market, and the Census numbers show it.
Winter Park is the high end of the map: a median owner-occupied value of $731,400, and 28.6% of its homes built before 1960. Older houses at that price point are exactly where a repair list gets expensive.
Pine Hills, west of downtown and outside the city limits, is mostly single-family detached houses (69.9%) with a median build year of 1980 and a median value of $253,300. More than a fifth of its homes were built in the 1970s, which means original roofs, plumbing and electrical are often the inspection conversation.
Apopka, to the northwest, is newer and more owner-occupied: 77.7% of occupied homes are owner-occupied, 81.3% of units are single-family detached, and the median home dates from 2002.
Kissimmee is in Osceola County, so a foreclosure or probate there goes through Osceola’s offices, not Orange’s. It’s a renter-heavy city (37.1% owner-occupied), and Osceola County as a whole is the newest-built part of the region, with a median build year of 2003 and a third of its housing from 2010 or later.
North of Orange County, Seminole County is more owner-occupied (65.1%) and its median home dates to 1990.
We buy houses, condos and land in all of those places. Census sources for each: ACS 2024 1-year for Orange, Osceola and Seminole counties and Kissimmee; ACS 2020-2024 5-year for Winter Park, Pine Hills and Apopka, which are too small for 1-year figures.
How a sale to us runs
- Tell us about the house. Call or text 267-388-0347 or use the form. The address, the condition as you’d describe it to a friend, and anything official in the mail (a code case number, a tax notice, a foreclosure judgment) are the useful parts.
- We send an initial cash offer. It’s based on what comparable Orange County houses sold for, what this one needs, and any lien or process attached to it. A quick walkthrough confirms the number. If the walkthrough turns up something new, a person tells you what changed and why.
- A neutral title company handles the closing. It searches title, collects payoffs for the mortgage, liens and back taxes, and holds the money. Closing is 30 days or less, with flexible closing dates if you need time to move.
- You get paid at closing. No fees or commissions to you. We work out closing costs as part of each deal.
We buy houses with tenants in place, on the leases as written. If you’d rather sell the rental after the lease ends, our guide to selling a rental with tenants covers both paths.
Listing it or selling it as-is: an honest side-by-side
- List with an agent if the house shows well, nothing official is attached to it, and you can wait for a financed buyer. That route usually brings the most money, minus commission, repairs, and months of carrying costs.
- Sell as-is for cash if a code lien, a historic-district repair, an estate, a tax certificate or a foreclosure date is driving the timeline, or if the house needs more work than you want to fund.
- Talk to the Code Enforcement Board, the Tax Collector or a housing counselor first if keeping the house is still the goal. A reduced fine, a tax payoff or a workout with the lender may be the better answer.
Our as-is selling guide goes deeper on the trade-offs.
Orlando FAQ
Should I pay off a City of Orlando code lien before I sell?
Not before you’ve looked at the reduction process. The City’s form says amounts paid before the reduction hearing can’t be reduced or refunded, and the Board hears each case only once. Get the property into compliance, then decide whether to ask for a reduction.
Can I sell a house in Lake Eola Heights or another historic district as-is?
The district doesn’t block a sale. It controls exterior changes: a Certificate of Appropriateness is needed before most exterior work, and major changes go to a Board hearing. We’ll look at the house as it stands and factor that into the offer.
When are Orange County foreclosure auctions held?
Online at myorangeclerk.realforeclose.com, on weekdays starting at 11:00 a.m. Eastern, on the date the judgment sets. The right to redeem ends when the clerk files the certificate of sale.
Who runs tax deed sales in Orange County?
The Orange County Comptroller, online through RealAuction. The Tax Collector handles the earlier tax certificate sale. An owner can redeem until the Comptroller receives the winning bidder’s final payment.
Where is probate filed for an Orlando house?
With the Orange County Clerk of Courts, Probate Division, at 425 N. Orange Avenue, if the person lived in Orange County. Estates under $150,000 or deaths more than two years ago may qualify for summary administration.
The house has tenants and the HOA dues are behind. Will you still make an offer?
That doesn’t stop us from making an offer. We buy with tenants in place on their current leases, and past-due association dues show up on the estoppel certificate and get paid from the sale proceeds.
Do you charge fees or commissions?
No fees or commissions to you. A mortgage, liens or back taxes are paid from the proceeds at closing, as in any sale.
More of Florida
For the statewide rules on the deed tax, homestead and the January 1 property-tax reset, see Sell My House Fast in Florida. Across the state, our Tampa page covers Hillsborough County, where the 2024 hurricanes put the flood “50% rule” at the center of many sales. Our Jacksonville page covers Duval County, most of which is the consolidated City of Jacksonville, where the Clerk runs foreclosure sales online every weekday. Every area we have a page for is on Where We Buy.
Sources
- City of Orlando Code Enforcement Board, Request for Reduction of Penalty, read 2026-10-12
- City of Orlando, Historic Preservation Districts and Historic Preservation Board, read 2026-10-12
- Ninth Judicial Circuit, administrative order on online foreclosure auctions in Orange County, read 2026-10-12
- Florida Statutes 45.031 and 45.0315, read 2026-10-12
- Orange County Comptroller, Tax Deed Sales, read 2026-10-12
- Orange County Clerk of Courts, Probate and Wills, read 2026-10-12
- Florida Statutes 735.201, summary administration, read 2026-10-12
- U.S. Census Bureau, American Community Survey 2024 1-year, Orlando city, and ACS 2020-2024 5-year for Winter Park, Pine Hills and Apopka, read 2026-10-12
FastCashAnyHome · 267-388-0347 · We buy houses in Orlando and across Florida · General information, not legal or tax advice. No obligation.