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6 of the Top We Buy Houses for Cash Companies in Orlando

At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.

Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Orlando area “we buy houses” companies do not constitute an endorsement. Individual program details can also frequently change — please visit a company’s website for the most up-to-date information on each program’s fees, market coverage, business model, and more. HomeLight always recommends doing your own research to determine which selling option is best for your situation.

We Buy Houses companies in Orlando make all-cash offers for homes that often need some work, enabling sellers who lack the time, expertise, and money for repairs to move quickly and receive the cash proceeds from their home sooner if they need it.

Maybe you’ve got a job lined up in another city, and the employer wants you to start right away. Or perhaps you or a family member are facing an unexpected health challenge and need to relocate ASAP. Or you may need to cash out an inherited Orlando property to settle an estate.

Regardless of the reason, if you need to sell your Orlando home quickly, a We Buy Houses for Cash company could be the best solution.

However, before you request a cash offer, it’s important to understand how much an Orlando house-buying company might offer for your home and weigh your options. Once you’re familiar with the process, you can opt to select a company on our list of some of the top contenders and get moving.

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Working with house-buying companies in Orlando

We Buy Houses companies in Orlando typically promise to give home sellers quick, convenient all-cash offers, and exceptionally speedy closings, often wrapping up the property sale in as few as seven days. These house-buying companies have polished their processes to help sellers who need to move ASAP, and tend to target distressed homes in need of repairs.

Here’s how the process generally works:

  1. You request an all-cash offer. The company will ask you to provide information about your house and property. Some We Buy Houses groups will make a preliminary offer shortly after you submit the request. However, the initial offer is typically subject to change after they have inspected your home.
  2. The company performs a walk-through. This on-site property visit is typically completed within 24 to 48 hours. The timeframe may vary depending on the company and market.
  3. You receive a firm offer. Your official cash offer is typically received within 24 hours of the on-site visit, but can sometimes be presented at the end of the walk-through. At this point, you can accept or decline the offer. The majority of house-buying companies do not negotiate. They usually present a take-it-or-leave-it sale price.
  4. If you accept the offer, you’ll both sign a sales contract. With a signed sales agreement, the closing process will begin. Some house-buying companies will initially provide a large deposit or funds to assist the seller with moving costs. Others will pay for the property upfront.
  5. Close the sale and get paid quickly. We Buy Houses companies can typically close your home sale within seven days to a few weeks. This can vary by company, and sellers who work with a house-buying company often enjoy flexibility in selecting a move-out date that works for them.

Popular We Buy Houses for Cash companies in Orlando

If these benefits of selling to a house-buying company in Orlando sound good to you, it’s time to find a legitimate operation you can trust.

We’ve compiled some of the top companies that will pay cash for your parent’s ranch or Spanish-style home. By selling to one of these companies, you should be able to sell your Orlando home in as little as a week or two.

As Is Now

Website: asisnow.com
Phone: 407-927-6744
Locations: Orlando and surrounding areas

In business since 1995, As Is Now purchases homes in and around Orlando. They provide a cash offer within 48 hours of evaluating the property and work with issues such as probate, foreclosures, short sales, tenant-occupied homes, or homes that need extensive repairs. The company consistently receives 5-star reviews on Google and has a staff of licensed real estate professionals.

Closing costs: Sellers pay no closing costs; As Is Now covers them.

Reviews: Google customer reviews for As Is Now speak to the company being upfront, direct, and professional. Reviewers express appreciation for a fair offer, and note that it was a fast and easy experience. As Is Now does not appear to have a current company listing on the Better Business Bureau (BBB) website.

Simple Sale (a HomeLight platform)

Contact information: homelight.com/simple
Phone: 844-488-8455
Locations: Nationwide, including Orlando

Simple Sale, a solution from HomeLight, is an online platform where sellers in Orlando (and across the country) can request a cash offer for their home. Simple Sale has a network of cash buyers on its platform, and partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold. This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different locations throughout Orlando.

With Simple Sale, you can get an all-cash offer within five days and sell your home in as little as 10 days, skipping the months it can take to sell the traditional way.

Closing costs: No prep costs, no agent commissions, and no fees charged by HomeLight. Individual investor fees may vary.

Reviews: Simple Sale is a HomeLight platform. HomeLight was founded in 2012 and is BBB accredited with an A-rating. The company has 4.6 stars on Google based on more than 500 user reviews. Below you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks and what he thought of the process overall.

We Buy Houses Orlando

Website: webuyhousesorlandoflorida.com
Phone: 407-595-2811
Locations: Greater Orlando area

We Buy Houses Orlando is a locally-owned company, part of investment firm DC Capital Group and in business since 2003. Owner and founder Timothy Doyle is a 16-year veteran of the real estate industry, working with a team of professionals that specialize in buying homes for cash. The company is able to provide an offer to qualified sellers within just a few days — often within 24 hours — and sellers can have cash in hand in as little as a week. They work with sellers who have homes in foreclosure, as well as probate issues, rental properties, or homes in need of repairs.

Closing costs: Sellers pay no closing costs. We Buy Houses Orlando covers them.

Reviews: As part of DC Capital, We Buy Houses Orlando has an A+ BBB rating. Customer reviews for the company speak to their professionalism and expertise, and say that they work diligently with the seller. Google reviews show an across-the-board rating of 5.0.

The Local House Buyers

Website: thelocalhousebuyers.com
Phone: 407-499-4995
Locations: Orlando and other Florida cities

This family-owned business purchases homes in Orlando, as well as several other Florida cities. As a husband-wife team, they provide cash offers to qualified buyers, then rehab and flip the homes. They strive to keep the rehab part of the process simple and inexpensive. In addition to working with homes that need repairs, they also have expertise with foreclosures, inherited homes, tax lien issues, and vacant properties. Sellers fill out a form through their website and are typically contacted within 24 hours with a potential offer. Most of the time, they can make an offer over the phone and close at the seller’s convenience.

Closing costs: Sellers pay no closing costs. The Local House Buyers covers them.

Reviews: The Local House Buyers has been BBB accredited since 2020, and has an A+ rating. Reviewers on Google give The Local House Buyers 4.3 out of 5 stars. Customer reviews speak to professionalism and courtesy, and express that sellers were satisfied with the cash offer they received.

Home Buyers of Central Florida

Website: cflbuyers.com
Phone: 407-606-7677
Locations: Orlando and surrounding areas

Home Buyers of Central Florida provides cash offers to Orlando sellers, regardless of the home’s condition or location. Sellers can fill out an online form or call directly, and will typically receive an all-cash offer within 24 hours. The company bases its offer on the current condition of the property, needed repairs, and the values of comparable homes recently sold in that area. Closing can take as little as seven days, with sellers receiving cash in hand at closing. They specify that they are not real estate agents, and that their focus is on purchasing and flipping homes that they will resell themselves, or keep as a rental property.

Closing costs: Sellers pay no closing costs. Home Buyers of Central Florida covers them.

Reviews: Home Buyers of Central Florida has been BBB accredited since 2022, and has an A rating, with consistent 5-star reviews on Google. Customer reviews of Home Buyers of Central Florida speak to the company as being straightforward and honest, and they express that they’d recommend the company to family and friends.

House Solutions USA

Website: sellmyhouseinorlandofast.com
Phone: 407-738-1581
Locations: Orlando and central Florida

After successfully negotiating a short sale of his personal home during the housing crash of 2009, House Solutions USA owner Chris Romany decided that he could help other people who want or need to sell their homes quickly, and in 2013, started the company. Sellers complete a property information form and will receive a phone call within days to discuss the property, any needed repairs, and whether or not there are outstanding liens or taxes to consider. From there, sellers will receive a cash offer on their house and can set their preferred closing date.

Closing costs: Sellers pay no closing costs. House Solutions USA covers them.

Reviews: House Solutions USA has consistent 5-star Google reviews and an A+ BBB rating. Customer reviews speak to the process being stress-free and easy. Reviewers express appreciation for the company’s efficiency, and say they are professional, knowledgeable, and helpful.

Why sell your Orlando house for cash?

There are plenty of valid reasons an Orlando home seller may choose to work with a Cash-For-Homes company. Leading the list are the benefits of speed, certainty, and remarkable convenience.

According to Realtor® market reports in Florida, as of November 2022, a single-family home took 29 days to go from listing to contract. Add in the typical 54 days a buyer needs to close on a purchase loan, and you’re looking at an average of about 83 days to sell with an agent.

Compare that to the typical seven to 10 days promised by many house-buying companies in Orlando, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.

These companies are growing in popularity, especially for sellers who do not have the typically required long weeks or months to prepare, market, and close on a traditional home sale. Let’s look at some of the most common reasons Orlando sellers decide to use a We Buy Houses for Cash company over listing a property the traditional way.

  • The home has significant repair issues common in Orlando, such as flood damage or termites.
  • The seller needs to cash in quickly or move ASAP due to a divorce, medical need, financial strain, job relocation, or some other pressing family or life change.
  • The seller doesn’t have the necessary funds or desire to make home repairs.
  • The seller doesn’t want the stress, work, or headaches of prepping the home, coordinating showings, negotiating, or navigating a lengthy or complex sales process.
  • The seller desires the privacy of selling their property quietly off-market to a cash buyer.
  • The seller is facing foreclosure and just wants to sell the home and settle their debts with the lender before the situation (or credit history) gets worse.
  • The seller wants a convenient and fast way to unload an inherited property.
  • The seller is a landlord who no longer wants to manage a rental property, or wants to relieve themselves of a problem tenant.
  • The homeowner is growing old and moving in with a relative or into a care facility, prompting their family to sell the property for convenience or to help fund the move.
  • The seller is living out of state and desires the benefits of an easy, quick cash sale.

If you are a homeowner facing any of these circumstances, requesting a cash offer from a We Buy Houses company might be a good option to consider. However, it’s prudent to think of this as a starting point in your search for solutions. You won’t know if it’s your best move until you know more about other options available to you, which we’ll help you review in a minute.

Pros and cons of house-buying companies in Orlando

At this point, you’ve probably noticed that We Buy Houses for Cash companies in Orlando can trigger a mixed bag of thoughts that can be difficult to sort. You may like the idea of speed and convenience, but you might be having trouble balancing these with the premium you might pay for a cash-offer service.

In this next section, we’ll walk you through some of the pros and cons of using a We Buy Houses company so you can better weigh your options.

Pros

One of the biggest advantages of working with We Buy Houses for Cash companies in Orlando is that you can sell your home as-is with no repairs required, and they’ll buy homes in any condition.

If your home was severely damaged in a weather event, or you’ve fallen years behind on routine maintenance, you can still sell without needing to make the extensive repairs that financed buyers may require.

Here are some other pros to consider:

  • Speed: You can typically sell your house in as few as seven to 10 days.
  • More certainty: With a pre-offer walk-through, a house-buying company can provide a firm cash offer that comes with few contingencies, or no contingencies at all. We Buy Houses companies have refined their transaction methods in such a way that they can clear away many traditional roadblocks so sellers can plan with more confidence.
  • No repairs: Again, if your home is in need of repairs you can’t afford, you can skip them altogether. Or, if you don’t have the desire or time to tackle repairs, a We Buy Houses company can be a fitting solution to sell a home in poor condition.
  • Less hassle: You won’t need to worry about showings, open houses, fielding offers, negotiating, low appraisals, or the risk of the buyer’s financing falling through. When you work with a reputable We Buy Houses for Cash company in Orlando, you’re likely going to experience a smooth journey from offer to close.

That all may sound pretty great to you as a seller if you’re looking to move within weeks rather than the months it might take you to list and sell your home on the market with an agent. However, there are downsides to working with Cash-For-Homes companies. Namely, they typically offer substantially below market value for your home.

Cons

When considering an offer from a We Buy Houses site, remember that these are house-buying companies, which means they’re ultimately trying to make a profit. They plan to fix up your home and either resell it or rent it out. That takes considerable time, skill, and investment.

Here are some potential downsides to weigh:

  • Lower-priced offers: Most companies follow the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value (or the value that your house could sell for on the market once it’s all fixed up) minus repair costs. This means the cash offer you receive may be markedly lower than what you could get for your home on the market.
  • Inconsistent market knowledge: There can be a vast difference in a house-buying company’s knowledge of a market. One may have localized information, such as specific neighborhood data, which enables the company to leverage that knowledge into more competitive cash offers. A company without this expertise may give you a lowball offer.
  • A company may be untrustworthy: As with any industry, there’s a risk of falling in with a less trustworthy company. Some cash-offer outfits deliberately make low offers to desperate homeowners and then pressure them into making a fast, unvetted decision. An unprincipled group may even engage in fraud tactics, though it’s rare.
  • Pressure tactics: We Buy Houses for Cash companies know that homeowners in need of a quick sale are often facing a desperate situation. While many offer real solutions, some companies take advantage of this urgency by applying pressure tactics. If you feel pressured to accept an offer, step away and reassess your options. There are a good number of established We Buy Houses for Cash companies in Orlando to choose from.

Your home is more than a place where you make memories with family, it’s also likely your biggest asset. Sure, you want to sell quickly, but you could be leaving major money on the table if you choose to work with one of these We Buy Houses for Cash companies.

Always do your research, compare your options, and consult with a trusted advisor before accepting any offer.

Vet cash buyers and know your home’s worth

For many home sellers, We Buy Houses for Cash companies can be a solid solution to get a property sold quickly or to access cash for an expected life challenge. On the other hand, the “cash for your home” rehabbing business model has also led to what some housing advocates call predatory tactics.

The level of integrity and customer service you experience can vary, even within an established house-buying company that strives to maintain consistent business standards. This is because many We Buy Houses for Cash companies are franchises and often use independent investors or local wholesaling outfits. Your experience greatly depends on the character of the person or group making the offer.

If you are considering a cash offer, vet the company thoroughly. Check reviews, read testimonials, and research its presence and performance in the market. And, of course, read the buying agreement carefully before signing.

Before committing to a We Buy Houses for Cash company, HomeLight suggests you consult with a top agent to get a better idea of what your home might be worth if sold on the open market. Then compare cash offers to what a top agent might be able to get for your home. HomeLight can connect you with a top-performing agent in your market.

You can also use HomeLight’s free Home Value Estimator right now to get an initial ballpark estimate in less than two minutes.

Other options to sell your home quickly

iBuyers

Within the Cash-For-Homes industry, you’ll also encounter a particular group of companies known as iBuyers, or instant buyers.

iBuyer companies offer sellers many of the same conveniences of other house-buying operations, but they also leverage automated valuation models (AVMs), which use algorithmic technology to apply historic and current market data to their estimates. AVMs allow iBuyers to make a near-instant offer on your home and provide a user-friendly, mostly online home sale experience.

iBuyers have only been around since the mid-2010s, but are now widely available across Florida.

iBuyers provide all-cash offers for homes and can close a sale in a matter of days to a few weeks. However, unlike typical We Buy Houses for Cash companies, iBuyers generally seek out homes that are in better condition and usually provide cash offers that are closer to market value, typically in the 90% range. iBuyer offers can sometimes be even higher, depending on the location and market conditions.

When considering the iBuyer option, it’s important to note that major iBuyer companies like Opendoor and Offerpad typically charge sizable service fees that can range between 5% and 13%.

Sellers who may be a good fit to work with an iBuyer in Orlando include those who prefer to skip staging and showing their home, who live in an area with somewhat similar housing, and who have a home in relatively good shape.

Listing with an agent

It might be surprising to see this agent option included in our story about Cash-For-Homes businesses. Most homeowners seeking information about house-buying companies want to sell a home quickly, not in 83 days. But it’s wise to consider all your options.

If your home is in a housing market that’s seller-friendly, listing your property with a top real estate agent can result in a fast sale, especially if the house is strategically priced and superbly marketed.

Depending on the property and local market conditions, using an agent could pay off. Selling on the market typically yields the highest selling price, even more so if you partner with a proven professional. HomeLight’s internal real estate transaction data shows that the top 5% of agents sell homes for up to 10% more than average agents.

Another significant benefit of consulting with a trusted agent is the insight they can provide through a comparative market analysis (CMA). This is a market report that real estate agents provide to home sellers that acts as a tool to calculate the value of a home. The CMA evaluates a home’s size, features, location, age, and other details in relation to similar properties that have recently sold in the area. A CMA can help you determine an appropriate listing price, which can help estimate how quickly it might sell.

In addition, an experienced agent who knows your market may even be able to connect you with buyers who are willing to provide you with a cash offer that’s closer to your home’s market value.

Many agents will provide a CMA for free, with no obligation to list your home with them. It can be a valuable tool to weigh your options. If, in the end, you decide to sell to a house-buying company, you can proceed with more confidence, knowing you fully examined your options and made a sound financial decision.

If you are interested in exploring the agent option, HomeLight can connect you with a top-performing real estate agent in your area today.

FAQs on Orlando house-buying companies

Are We Buy Houses for Cash companies legit or scams?

By and large, most We Buy Houses for Cash companies are legitimate businesses. Their services and transaction fees may differ, but the business model has been around for decades. If you use an established group with a track record, you can be fairly confident that it’s legit.

That said, as with any financial transaction, it’s a good idea to be on alert for scams. Always research companies before you sign a contract. Check customer reviews, look at their online presence, verify professional licenses, get a referral if possible, and vet the company on the Better Business Bureau website. Watch for anything that just doesn’t seem right.

How much will We Buy Houses for Cash companies in Orlando pay?

As described in our pros and cons list above, most We Buy Houses for Cash companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value, minus their estimated repair costs.

Here’s an example of what a simplified formula might look like:

(Your home’s ARV x .70) – repair costs

To see how this might work in a real-world scenario, let’s take a look at an example offer equation. Let’s say your Orlando ranch-style home could sell for $350,000 after repairs, but it’s going to need $30,000 of work to get there.

($350,000 x .70) – $30,000 = $215,000

In this example, an Orlando We Buy Houses company might offer you around $215,000 for your home.

However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more than We Buy Houses companies because iBuyers look for homes in better condition. An iBuyer might pay you 90% or more of market value while charging a fee for their services.

How much does selling a home to a We Buy Houses for Cash company in Orlando cost?

When you accept an offer from a We Buy Houses for Cash company you will likely be coming to grips with a two-edged sword. On the one side, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once the offer is accepted. On the other side, you’ll likely get less money overall for your home.

Because We Buy Houses for Cash companies tend to focus on distressed homes, they typically have zero fees. Many will even cover your closing costs. In most cases, this means that the cash offer you receive is going to be the price you walk away with at the end of the deal. Of course, it’s always a good idea to flat-out ask the company if there are any hidden program fees that might impact your bottom line.

How do you sell a house for cash in Orlando?

  1. Research and vet the house-buying companies that serve your area. Our list above is a good place to start.
  2. Submit offer requests to a few of the companies you like best.
  3. Schedule any required on-site property visits.
  4. Compare offers. Weigh the pros and cons and choose the best option for you.
  5. Close the sale in a week to 30 days and get paid. (Some companies will let you choose a closing date up to 90 days after accepting the offer, which can be helpful when planning a move.)

We Buy Houses for Cash in Orlando vs. top Orlando agent

Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with a real estate agent. Let’s take a glance at how different aspects of the sale might look, and compare possible proceeds.

Aspect of the sale Sell to a We Buy Houses for Cash company in Orlando Sell with a top Realtor® in Orlando
Selling timeline 7 to 30 days 83 days average: 29 to attract an offer, 54 to close the loan
Home preparations None Deep clean, declutter, make necessary repairs, landscape, stage home
Showings None 10 to 25 showings average
Inspections / repairs None May need to make additional repairs for the buyer or renegotiate the price
Appraisal None May need to lower your asking price if the appraisal comes in low
Title search Cash-for-homes companies often handle title issues Must clear title before you can sell home
Financing contingency None Mortgaged buyers use a financing contingency that could hold up the deal if the buyer’s loan doesn’t clear
Agent commission None 5.8% average
Closing costs None 1% to 3% of the home sale price on top of agent commission

Example net proceeds

Below, we’ve put together one example of how net proceeds may differ between selling a home to a We Buy Houses for Cash company and an agent-assisted sale.

Let’s say your Spanish-style home in Orlando is currently worth about $360,000 and needs about $15,000 in repairs. Once the repairs are completed, the home might be worth around $375,000.

Sell to a We Buy Houses for Cash company in Orlando Sell with a top Realtor® in Orlando
Estimated sale price ($375,000 x .70) – $15,000 = $247,500 $360,000
Market preparations 0 $3,600 (1% of sale price)
Agent commissions 0 $20,880 (5.8% of sale price)
Closing costs 0 $5,400 (1.5%)
Estimated take-home for seller $247,500 $330,120

As this example illustrates, financially it’s usually in your best interest to partner with an experienced real estate agent.

However, net proceeds are not the only consideration when selling a home. What’s best in your situation will depend on the condition of your property, what level of repairs are needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent timeline might not fit your immediate needs.

Key takeaways

  • We Buy Houses for Cash companies in Orlando can make it possible to conveniently sell your home in as few as seven days with no repairs, open houses, or showings.
  • There are a number of reputable Cash-For-Homes companies serving Orlando.
  • Using a We Buy Houses company could mean leaving a significant amount of money on the table compared to an agent-assisted or iBuyer sale.
  • HomeLight’s Simple Sale platform provides no-obligation all-cash offers for homes in almost any condition in Orlando. Because the platform has partner investors with different buying parameters across the region, it can be a great starting point if you aren’t sure who would buy your home.

House-buying companies can be a good alternative for Orlando sellers in need of a quick home sale, but it’s important to consider both the benefits and drawbacks. When it comes to selling your home, it’s wise to avoid making any hasty decisions.

Before making a commitment to a Cash-For-Homes company, gather multiple offers and take the time to weigh your options. Consider consulting with a top agent for expert insights on how soon, and for how much, your property might sell on the market. Whatever you decide, HomeLight would be happy to help with your real estate needs!

Header Image Source: (Mick Haupt / Unsplash)