Orlando details are below. Ready for a number now? Use the form at the top, or call or text Kyle at (407) 413-8331.
Orlando neighborhoods and ZIP codes
Kyle buys inside Orlando city limits and in the unincorporated areas around it, including ZIP codes 32801, 32803, 32804, 32805, 32806, 32807, 32808, 32811, 32812, 32814, 32822, 32825, 32827, 32835 and 32839. Calls come in most often from:
- College Park and Ivanhoe Village
- Audubon Park, Colonialtown and Baldwin Park
- Lake Eola Heights and Thornton Park
- Delaney Park and SoDo
- Conway and Azalea Park
- MetroWest
- Lake Nona
- Parramore and Washington Shores
- Rosemont
Not on the list? If the address is in Orange County, send it.
Bungalows, block houses, and what inspectors flag
Orlando's older homes mostly come in two kinds. Close to downtown, in College Park, Lake Eola Heights, Thornton Park and Delaney Park, you find 1920s and 1930s wood-frame bungalows. Farther out, in Conway, Azalea Park, Washington Shores and along Colonial Drive and Semoran Boulevard, it's mostly concrete block ranch houses from the 1950s through the 1970s.
Both tend to get flagged on the same items in a four-point inspection: original or ungrounded wiring, Federal Pacific or Zinsco panels, cast-iron drain lines, galvanized or polybutylene supply pipe, and older roofs. A financed buyer's insurer may refuse to write a policy until those are fixed. You don't have to fix them. Tell Kyle what the report said and he works it into the offer.
Historic districts and permits
The City of Orlando has locally designated historic districts, including Lake Eola Heights and Lake Cherokee. Exterior changes there generally need a Certificate of Appropriateness from the city. If a past owner swapped the windows or built on without one, or the house has unpermitted work anywhere in town, tell Kyle up front. It's part of the property, not a reason to walk away.
Storms, roofs and insurance letters
Ian and Milton both left Orange County homeowners with roof claims, ceiling stains and wet drywall. Some people are still waiting on an adjuster. Others got a non-renewal letter because of roof age. You can sell with an open claim or a half-finished repair. Just tell Kyle where it stands. More in selling a house with hurricane or roof damage.
Inherited homes and Orange County probate
Orange County probate cases are filed with the Clerk's Probate/Mental Health Division at the Orange County Courthouse, 425 North Orange Avenue, Suite 335, Orlando, FL 32801 (407-836-2057), part of Florida's Ninth Judicial Circuit. A probate attorney can tell you whether summary or formal administration fits the estate. Kyle can walk the house and put an offer in writing while the case is open, and you can leave the furniture and boxes behind. Our guide to selling an inherited house in Florida covers the steps.
Code cases, liens and public records
Inside city limits, code cases go through City of Orlando Code Enforcement. In unincorporated areas like Pine Hills or Azalea Park, it's Orange County. Either way, an open case or recorded lien shows up in the title search and is handled at closing. You can check your parcel on the Orange County Property Appraiser site. Tell Kyle if the house doesn't match the record, like a garage turned into a bedroom or an enclosed back porch.
Mobile homes and land
Kyle also buys mobile homes on land the seller owns. In Orange County that usually means the more rural east side, in places like Bithlo and Christmas. No lot rent, no parks. Vacant lots and acreage too.
What the offer is, and what it isn't
It's one cash price, in writing, for the house as it sits. It will be lower than what the same house would bring after a full renovation and a listing, because Kyle takes on the repairs and the risk. It's free, and you don't have to take it. Get a listing estimate from an Orlando agent and put the two side by side. Our page on cash buyer vs. listing with an agent walks through that comparison.
What to have handy (not required to start)
- Roof and AC age, plus any four-point or wind-mitigation report
- Mortgage company contact, and HOA contact if you have one (common in Baldwin Park, MetroWest and Lake Nona)
- Lease, rent and deposit details if tenants live there
- Claim number or adjuster estimate for storm damage
- Death certificate and letters of administration for an estate sale
See our work
Kyle has completed renovations at 720 Wing Foot Lane in Suntree and 914 Waialae Circle NE in Palm Bay.
Questions Orlando sellers ask
Do you buy in every part of Orlando?
Yes. Kyle buys inside Orlando city limits and in unincorporated Orange County, from Pine Hills and Azalea Park out to Lake Nona. Send the address and he'll confirm.
Can you buy a house in an Orlando historic district?
Yes. Tell Kyle which district it's in and whether any exterior work was done without a Certificate of Appropriateness or a permit. Nothing has to be corrected before you sell.
Do I have to fix what the four-point inspection flagged?
No. Roof, electrical panel, plumbing or water heater, you can sell it the way it is. Tell Kyle what the report or your insurer flagged and he accounts for it in the written offer.
Can I sell a house that's still in Orange County probate?
You can get a walkthrough and a written offer while the case is open. Closing has to wait until the person handling the estate has legal authority to sell. A Florida probate attorney can tell you what your case needs.
Are there fees or commissions?
There's no agent commission when no agent represents you in a direct sale. Kyle normally covers the standard title-related closing costs, and the written offer lists exactly what's included.
Am I obligated to accept?
No. The offer is free and you can turn it down. Put it next to a listing estimate from an Orlando agent and choose what works for you.
Straight talk: Kyle would rather lose a deal than oversell one. If listing your Orlando house is clearly the better move for you, he'll say so.
