Sell your East Orlando house as-is, from Union Park out to Christmas.

Where I buy in East Orlando

Most of my East Orlando calls come from these areas, but if the property is anywhere in Orange County, send it over:

• Union Park and East Colonial Drive
• Around UCF and Research Park
• Alafaya Trail corridor
• Waterford Lakes
• Avalon Park
• Lake Pickett Road area
• Bithlo
• Wedgefield
• Christmas

Not sure if your street counts as East Orlando? It doesn't matter much to me. Give me the address and I'll tell you if I can buy it.

The houses out here

Closer in, around Union Park and the older streets off East Colonial and Goldenrod, a lot of homes are concrete block ranches from the 1970s and 1980s. Many still have the original cast iron or galvanized plumbing, older electrical panels, jalousie windows or a carport someone closed in decades ago. Up along Alafaya Trail near UCF and out toward Waterford Lakes and Avalon Park, it's newer subdivisions and townhomes, usually with an HOA. None of that changes whether I'll buy. It just tells me what to look at when I walk through.

Mobile homes and land past the 417

Once you cross SR 417 and keep going east on SR 50 toward Bithlo and Christmas, the lots get bigger and the houses get fewer. Plenty of parcels have a manufactured or mobile home, a private well and a septic system. Some are just land with a gate and a trail cut in. I buy mobile homes when they sit on land you own, with no lot rent and no park, and I buy vacant land too.

If it's a mobile home, it helps to know the year, whether the title was retired so the home is part of the real property, and what else is on the parcel: a shed, a second unit, a pole barn, old vehicles. If the title was never retired, tell me that too. It's paperwork, not a dead end.

Unincorporated Orange County, permits and code

Much of East Orlando, including Union Park, Alafaya, Bithlo and Christmas, is unincorporated. That means permits and code enforcement run through Orange County, not the City of Orlando. Out here I regularly see garages turned into bedrooms, screen rooms that became living rooms, sheds with power run to them, and mobile homes swapped out without a permit on file. If you've got an open code case or a notice on the door, tell me. You don't have to clear it up before you sell to me.

Insurance, roofs and four-point inspections

East Orlando is inland, but hurricanes still come through, and Florida insurance is hard on older homes. A lot of owners find out their roof is the problem when an insurer asks for a four-point or wind mitigation inspection, or sends a non-renewal letter. Older mobile homes can be tough to insure at all. Homes near the Econlockhatchee River and some low-lying lots can also take on water in heavy storms. Since I pay cash, there's no buyer's lender or insurer that needs the roof to pass first. If there's storm damage or an open claim, read selling a house with hurricane or roof damage. Hurricane season runs June 1 through November 30, so a lot of people want this settled before then.

HOAs and estoppel letters

Waterford Lakes, Avalon Park and many of the newer neighborhoods along SR 417 have HOAs. Give me the association name and let me know if dues are behind or there's an open violation, like a fence, a roof or a lawn letter. The title company orders an estoppel letter from the association, and what's owed is normally settled at closing.

Inherited homes and Orange County probate

A lot of East Orlando houses were bought decades ago by people who stayed put, so I meet plenty of grown kids handling a parent's house from out of town. If the owner passed away, the estate usually goes through probate in Orange County, which is part of Florida's Ninth Judicial Circuit, with the court at the Orange County Courthouse at 425 North Orange Avenue downtown. A probate attorney can tell you which kind of administration fits. My guide to selling an inherited house in Florida covers belongings, ownership and next steps. You can check the parcel record with the Orange County Property Appraiser, and tell me if the house doesn't match it, like an addition or a porch that got enclosed.

What I hear from East Orlando sellers

Landlords done dealing with tenants and repairs. Families with a parent's block house full of forty years of belongings. Owners out past Bithlo with land and an old mobile home they don't use anymore. People relocating or going through a divorce who need it settled on a schedule. If yours doesn't fit any of these, call anyway.

How it goes in East Orlando

1. Send the address. Use the form or call or text (407) 413-8331. A couple of minutes is plenty.
2. I come out once. I walk the house or land myself, whether it's off Alafaya or down a dirt road in Christmas. You get a written cash offer within 24 hours of me seeing the home.
3. Close at the title company. If you say yes, a Florida title company handles the title search, payoffs and closing on the date you choose, subject to title work.

Thinking about an agent instead? Read cash buyer vs. listing with an agent and get both numbers before you decide.

Good to have, but not needed to start

• Roof and AC age, plus any repair invoices
• Well and septic info if the property has them
• Mobile home year and title paperwork
• Mortgage payoff and HOA contact
• Lease and rent details if someone lives there
• Insurance claim or adjuster paperwork for storm damage
• Death certificate and letters of administration for an estate

See our work

Want to see what I do with a house after I buy it? Look up 720 Wing Foot Lane in Suntree and 914 Waialae Circle NE in Palm Bay.

East Orlando seller questions

Nearby areas we serve

All of Orange County · All service areas