Call or text Kyle directly: (407) 413-8331
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Local cash home buyer · Orange County, FL

Block house in Pine Hills. Inherited bungalow in College Park. HOA home in Horizon West.
Sell your Orange County property as‑is.

I'm Kyle Thompson. I buy houses, mobile homes on land the seller owns, and land across Orange County. You don't fix, clean, or list anything. Call or text me at (407) 413-8331.

Tell Kyle about your Orange County property.

An old roof the insurance company won't cover, a Federal Pacific panel, cast-iron drains under the slab, an open code case, an HOA balance, a house still full of a parent's things. Put it in the notes. You don't have to fix any of it.

Free, no obligation. Takes about a minute.

★ 5.0 from 10 Google reviews Completed projects → Owner-operated · Kyle answers his own phone

You call or text one person, Kyle, on a 407 number. He walks the house himself, and you get a written cash offer within 24 hours of him seeing the home.

I buy from downtown Orlando out to Bithlo and Christmas, and from Zellwood down to Lake Nona. A lot of the calls I get are about older concrete block homes, houses left to family, rentals the owner is done managing, and West Orange HOA homes somebody needs to move on from. Nothing gets repaired first, and you don't have to take the offer.

  • Sell as‑is. Leave the furniture, the shed, and whatever's piled in the carport.
  • No agent commission on a direct sale.
  • A written cash offer within 24 hours of seeing the home.
  • Closing usually in 30 days or less on the date you pick, subject to title work and the contract.
  • Past-due HOA dues, back taxes, and code liens are typically paid from proceeds at closing, if the sale price covers them.

Owner-operated · Florida title company closings · Completed renovations in Brevard (Suntree & Palm Bay) · Rated 5.0 on Google (10 reviews).

Your text goes to Kyle's phone, not a call center.

Text Kyle Call (407) 413-8331
Why this buyer

Every other pole on Colonial and OBT has a "we buy houses" sign. Here's who's actually buying yours.

The person you call is the person who walks the house and signs at closing.

The owner, start to finish

Kyle Thompson owns Comfy Business LLC. He doesn't pass your address around to a list of other investors.

One number, on paper

After the walkthrough you get one cash offer in writing, with the closing costs we cover spelled out. Show it to your family or your attorney before you answer.

Work you can check

Kyle's finished renovations are in Brevard: Wing Foot Lane in Suntree and Waialae Circle in Palm Bay. The listing photos are on the projects page, so you can see his work before he sees your house.

Paid in cash

No buyer loan. That means no lender asking for a four-point inspection or an insurance binder on an old roof before your sale can close.

If the price moves, you hear why

No bait and switch. The written offer holds unless something big turns up that nobody could see, like a slab leak or a failed septic. Kyle tells you in person, and you can still say no.

Title company closing

Investor's Title LLC, a Florida title company, handles the deed and pays off your mortgage and any liens from the sale. You get what's left.

Straight talk: If you owe more than the house will sell for, I can't help, and I'll tell you that on the first call. If there's equity, even with missed payments, call me.

Compare

Listing an older Orange County house vs. selling it to Kyle

A listing can bring more money. It also brings buyer inspections, lender rules, and showings. Neither path guarantees a price or a date.

What mattersDirect sale to ComfyListing with an agent
Repairs & showingsNone. One walkthrough.The buyer's inspector flags the roof, panel, and plumbing. Then repair requests and more showings.
CommissionNone on a direct sale.Per your listing agreement.
Financing riskCash. No lender, no appraisal.A failed four-point or a roof no insurer will write can sink the buyer's loan.
Closing costsWe normally cover standard title-related costs, as stated in your offer. Closing at Investor's Title LLC.Depends on the contract.
TimingUsually 30 days or less, your date, subject to title and contract.Time on the market plus the buyer's loan process.
PriceTypically below retail.May be higher. Subtract commission, repairs, and the taxes, insurance, and HOA dues you pay while it sits.
How it works

From first call to closing

01

Tell Kyle what's going on

Use the form, or call or text (407) 413-8331. The address, the condition, your deadline, and anything messy like tenants, an estate, or an HOA balance.

02

He comes to the house

Kyle meets you at the property, in Apopka, Avalon Park, or anywhere in between, and walks it once. You get a written cash offer within 24 hours of him seeing the home. Take your time with it.

03

Close at the title company

Investor's Title LLC runs the title search and payoffs. Closing is usually 30 days or less on your date, subject to title and contract. Paid in cash.

Kyle Thompson of Comfy Home Offers
Who's buying

Meet Kyle Thompson

Kyle runs Comfy Home Offers through Comfy Business LLC. He sticks mostly to Orange and Brevard counties and buys houses, mobile homes on land the seller owns, and land. He isn't a real estate agent and doesn't list homes. He buys them with his own company, and he's the one who shows up for the walkthrough. Two of his finished renovations are 720 Wing Foot Lane in Melbourne/Suntree and 914 Waialae Circle NE in Palm Bay.

(407) 413-8331 · kyle@comfyhomeoffers.com

Projects

Kyle's work, before and after

Both of these are in Brevard. They show the kind of house Kyle buys and what he does with it.

Galley kitchen at 720 Wing Foot Lane mid-renovation, dated cabinets and popcorn ceiling
Before
Same kitchen after renovation with white shaker cabinets, black counters and wood-look floors
After
Living area at 720 Wing Foot Lane during drywall work with spiral staircase
Before
Finished living room at 720 Wing Foot Lane with vaulted beamed ceiling and spiral staircase
After
Virtually staged

720 Wing Foot Lane, Suntree/Melbourne

Family room at 914 Waialae Circle NE with old tile torn up and wires on the floor
Before
Same family room after renovation with new light wood-look floors and white walls
After
Bedroom at 914 Waialae Circle NE with flooring removed and pink walls
Before
Same bedroom after renovation with arched windows, white paint and new flooring
After

914 Waialae Circle NE, Palm Bay

Where we buy

Orange County cities and communities

Orlando

ZIPs 32801, 32803, 32804, 32805, 32806, 32807, 32808, 32811, 32812, 32822, 32825, 32827, 32835 and 32839, among others

Bungalows in College Park and Delaney Park, block homes in Conway and Azalea Park, and newer houses in Lake Nona and MetroWest.

Sell in Orlando →

East Orlando

ZIPs 32817, 32826, 32828, 32820, 32833 and 32709

Union Park and the UCF area, Waterford Lakes and Avalon Park, plus mobile homes and acreage out toward Bithlo and Christmas.

Sell in East Orlando →

Winter Park

ZIPs 32789 and 32792

Older homes around Park Avenue, Rollins College and the chain of lakes, plus ranch houses on the east side.

Sell in Winter Park →

Apopka

ZIPs 32703 and 32712

An old nursery town turned suburb. Older homes off US 441 and newer subdivisions out toward the Wekiva Parkway.

Sell in Apopka →

Ocoee

ZIP 34761

Older homes near Starke Lake, established streets around West Oaks Mall, and newer subdivisions toward SR 429.

Sell in Ocoee →

Winter Garden

ZIP 34787

Historic downtown on Plant Street and the West Orange Trail, with HOA communities spreading into Horizon West.

Sell in Winter Garden →

Maitland

ZIP 32751

A small lake city between Winter Park and the Seminole County line, home to Lake Lily and the Maitland Art Center.

Sell in Maitland →

Windermere

ZIP 34786

The small historic Town of Windermere and the wider 34786 area around the Butler Chain of Lakes, from older homes to gated communities.

Sell in Windermere →

Pine Hills

ZIPs 32808 and 32818

Unincorporated, west of downtown Orlando, mostly block homes built from the 1950s through the 1970s.

Sell in Pine Hills →

Want a number now? Use the form at the top or call or text Kyle at (407) 413-8331. The rest of this page covers what Orange County sellers usually run into.

Older block homes and the four-point problem

A lot of College Park, Rosemont, Pine Hills, Azalea Park and Conway was built from the 1920s through the 1970s. Those houses often still have original cast-iron drains, older electrical panels such as Federal Pacific or Zinsco, and roofs at the end of their life. Some 1980s and early-'90s homes in East Orlando and Apopka have polybutylene water lines. Insurers ask about all of this on the four-point inspection, and a bad result can mean a non-renewal or a buyer who can't get a loan. Kyle buys these houses the way they are.

Storm damage and flooding

Orange County isn't on the coast, but Ian and Milton still tore up roofs and fences here, and low areas like Orlo Vista took on water during Ian. If you have a tarp on the roof, an open insurance claim, or water damage you haven't fixed, tell Kyle up front.

HOAs and CDDs in West Orange and Lake Nona

Horizon West, Lake Nona and many West Orange subdivisions have HOAs, and some carry CDD assessments on the property tax bill. The title company orders an estoppel letter from the association to get the payoff. Past-due dues or open violations are usually settled from proceeds at closing.

Code cases and permits

Orlando, Winter Park, Apopka, Ocoee and the other cities handle their own permits and code enforcement. Unincorporated areas like Pine Hills, Orlo Vista, Bithlo and Zellwood go through Orange County. Orlando and Winter Park also have historic preservation rules in designated districts, such as Lake Eola Heights. An open code case or an enclosed carport with no permit is something to mention, not hide.

Inherited houses and Orange County probate

Orange County probate cases go through the Clerk of Courts at the Orange County Courthouse, 425 North Orange Avenue in downtown Orlando, part of Florida's Ninth Judicial Circuit. You can look up the parcel and owner of record at the Orange County Property Appraiser. Florida's summary administration may be an option when the estate's non-exempt assets are $75,000 or less, or when the person passed away more than two years ago. A probate attorney can tell you what applies to your family.

Mobile homes and land

Kyle buys mobile homes on land the seller owns, which in Orange County usually means the east side around Bithlo, Christmas and Wedgefield, or the northwest around Zellwood. He also buys vacant lots and acreage. No park homes and nothing with lot rent.

What to have handy when you call

  1. The address and parcel number from the Property Appraiser site, if you have it.
  2. Your HOA name and any letters about dues or violations.
  3. A probate case number or lease if the house is in an estate or has tenants.

Seller guides

Questions Orange County sellers ask

Which parts of Orange County do you buy in?

All of it. That includes Orlando, East Orlando, Winter Park, Maitland, Apopka, Ocoee, Winter Garden, Windermere, Pine Hills, and unincorporated areas like Zellwood, Bithlo, Christmas and Orlo Vista.

My insurance won't renew because of the roof. Can I still sell?

Yes. Kyle buys houses with original roofs, failed four-point inspections and storm damage. He pays cash, so there's no buyer lender asking for proof of insurance before closing.

Can you buy a house that's tied up in Orange County probate?

Often, yes. The sale usually waits until the court gives someone the authority to sign, and a Florida probate attorney can tell you where that stands. Kyle can walk the house and put an offer in writing in the meantime.

I'm behind on HOA dues. Is that a problem?

Usually not. The title company gets an estoppel letter from the association, and past-due dues are typically paid from your proceeds at closing if the sale price covers them.

Are there fees or commissions?

There is no agent commission when no agent represents you in a direct sale. We normally cover all standard title-related closing costs, and the written offer spells out exactly what is included.

Do I have to take the offer?

No. The offer is free and you are not obligated. Get a listing estimate too and compare the two before you decide.

Straight talk: I'd rather tell you to list than buy a house that should be listed. If you have equity and need it handled, call or text me.

Orange County sellers

Find out what Kyle would pay, then decide.

Send the address and get a written cash offer within 24 hours of Kyle seeing the home. Put it next to what an agent tells you. If it works, you pick the closing date, subject to title work and the contract. If not, you owe nothing.

Kyle Thompson

Prefer to talk? (407) 413-8331 · Text

No obligation to accept. Closings through Investor’s Title LLC.