You know the house needs work, you are not going to do it, and you want a straight answer about what it is worth exactly as it stands today.
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Selling as-is means one thing and one thing only. You are not making repairs and you are not giving repair credits. It does not mean the house is a wreck, it does not mean you are hiding anything, and it does not mean you have to accept a bad price. Plenty of perfectly livable Orange County homes sell as-is simply because the owner does not want to manage contractors, coordinate a roof replacement, or negotiate a four page inspection report with a first time buyer.
What as-is actually changes is who your buyer is. Financed buyers in Central Florida need an appraisal and, just as importantly, an insurance carrier willing to write a policy. An aging roof, old electrical, or polybutylene plumbing can end a deal that survived everything else. Cash buyers do not have those constraints. This page explains what as-is means under Florida law, what still has to be disclosed, how the pricing math actually works, and how to decide honestly between listing with an agent and selling for cash. Sometimes the answer is that you should list it, and we will tell you when we think that is the case.
The standard Florida residential contract used across Orange County comes in an as-is version, and it is used constantly on ordinary listings. In that form, the seller is not obligated to make repairs, and the buyer typically has an inspection period during which they can cancel for any reason and get the deposit back. So an as-is listing on the MLS still gives the buyer an inspection out. It just removes the repair negotiation.
A cash purchase from a buyer like us goes further. We conduct our own walkthrough before we go to contract and we buy with no repair requests, no repair credits, no appraisal contingency, and no financing contingency. The tradeoff for that certainty is price.
This is the most misunderstood point in the whole category. Under Florida law, a seller of residential property must disclose known facts that materially affect the value of the property and that are not readily observable to the buyer. That duty exists regardless of an as-is clause. If you know the roof leaks, that there was a mold remediation, that the addition was built without permits, or that the house floods in heavy rain, disclose it.
Disclosing costs you nothing with a cash buyer. We are pricing the condition anyway, and we would rather price it correctly at the start than discover it in due diligence and come back with a reduction. When a seller tells us everything up front, our first number is usually our final number.
You should never accept a cash offer without a second reference point. Here is how to build one for free in about an hour:
If that exercise says listing nets you more and you have the time and the temperament for it, list it. We would rather lose a deal than have you sell to us for the wrong reason.
Be honest with yourself about these. Listing usually wins when the house is in reasonably good condition and would show well with a cleaning and minor cosmetic work. It wins when you have three or more months and no deadline pressure. It wins when you have equity and can fund small repairs that unlock a much better price, particularly a roof that makes the house insurable. And it wins when the property is in a strong Orange County submarket where financed buyer demand is deep. In those cases the commission is worth paying because the retail price premium exceeds it.
A cash sale wins when the repair list is long enough that financed buyers cannot get insurance or an appraisal. It wins when you have a hard deadline, such as a foreclosure sale date on the Orange County Clerk docket, a tax deed application, a job relocation, or a closing on your next home. It wins when the house is occupied by a tenant, packed with contents, or damaged. It wins when you live out of state and cannot manage repairs or showings. And it wins when certainty itself is worth money to you, because a cash contract without financing or appraisal contingencies simply does not fall apart the way financed contracts do.
A clean Orange County title file typically closes in about seven to fourteen days. Probate, an unresolved lien, or a payoff that takes time to obtain will extend that, and we would rather give you a realistic date than a promotional one.
A buyer who cannot answer these clearly and in writing is not a buyer you should sell to, regardless of the number on the offer.
One walkthrough, usually under thirty minutes. We are not building a repair list to renegotiate with. Old roof, failed HVAC, dated everything. It is already in the number.
You see the price, what we cover, and the closing date in writing. No verbal promises and no fine print that turns into a price reduction two weeks later.
Title is searched, liens and payoffs are handled from proceeds, and you sign in person or remotely if you live out of state. Clean files typically close in about seven to fourteen days.
It means you are not making repairs and not giving repair credits. The standard Florida as-is residential contract is used on ordinary Orange County listings every day, and it still gives a buyer an inspection period to cancel. Selling as-is to a cash buyer goes further, removing the appraisal, the financing contingency, and the repair negotiation entirely. What as-is never means is that you can withhold known problems from the buyer.
Yes. Florida law requires a residential seller to disclose known facts that materially affect the value of the property and are not readily observable to the buyer. An as-is clause does not override that. The practical upside is that disclosing costs you nothing with a cash buyer, because we price condition up front. Sellers who tell us everything at the start usually get an offer that does not change between the walkthrough and the closing table.
There is no fixed percentage, and anyone who quotes you one without seeing the house is guessing. The gap depends on repair cost, roof age, insurability, location, and how quickly you need to close. Do the math on net rather than headline price. A retail sale subtracts commission, seller closing costs, repair credits after inspection, and several more months of mortgage, taxes, insurance, and utilities. Get an agent's opinion and compare both nets honestly.
Usually only the items that change your buyer pool. In Central Florida that is almost always the roof, because a roof at the end of its life can make a house uninsurable for a financed buyer, which cuts the market down to cash purchasers. A working air conditioner matters for the same reason. Cosmetic work like paint, flooring, and landscaping rarely returns its cost when the house has larger issues. Get bids before deciding.
About seven to fourteen days on a clean title file, because there is no lender, no appraisal, and no underwriting. What extends it is title work rather than our process. Open probate in the Ninth Judicial Circuit, an unreleased lien, a code enforcement lien needing negotiation, or a slow mortgage payoff will all add time. If you need a specific date, tell us up front and we will tell you honestly whether it is achievable.
No agent commission, because we are buyers rather than agents, and we do not list the property. We typically cover routine seller closing costs on our purchases. What still comes out of your proceeds are things attached to the property itself, such as the mortgage payoff, delinquent property taxes owed to the Orange County Tax Collector, recorded liens, and unpaid HOA dues. Ask for the full itemization in writing before you sign.
We would rather you check our numbers than take our word for it. These are the official records for your property.
Look up your property's assessed value, ownership history, and exemptions. Use this to sanity-check any offer you receive, including ours.
Search foreclosure filings, lis pendens records, and civil case history tied to a property.
The probate court for Orange and Osceola counties. Start here if you inherited a home and need to understand the estate process.
Official record of deeds, mortgages, liens, and judgments recorded against a property.
Check open code violations and accrued daily fines before you sell. Unresolved violations follow the property, not the owner.
Verify whether past work, such as a garage conversion or an addition, was permitted and closed out.
Check delinquent property taxes, tax certificates, and pending tax deed applications.
The daily fines keep running whether you fix the violation or not, and the lien attaches to the property, not...
The house is damaged, the insurance process is moving slower than your bills, and you are not sure you want to...
The house is packed floor to ceiling, you cannot even get an agent through the front door, and the cleanout...
Get a no-obligation cash offer in 24 hours. No repairs, no commissions, no showings. Close on the date you choose.