Where in Pine Hills I buy
Anywhere in 32808 and 32818, plus the streets around them. Calls I get most often come from:
- Pine Hills Road corridor
- Silver Star Road, near Evans High
- Hiawassee Road area
- North Lane and Powers Drive
- Lake Lawne area
- Rosemont and Orlo Vista (nearby)
Not sure if your street counts as Pine Hills? It doesn't matter much. If the house is in Orange County, send me the address.
What I find in older Pine Hills block homes
The block walls usually hold up fine. It's everything else. Cast-iron drain lines under the slab, galvanized supply pipes, older electrical panels, jalousie windows, window AC units where central air never went in, and roofs on their last few seasons.
Any one of those can trip up a buyer who needs a mortgage and a homeowners policy. When a four-point inspection flags the panel or the roof, the insurer may refuse to write the policy, and the buyer's loan can stall right before closing. I pay cash and don't need a lender or an insurance company to sign off, so those items don't stop the sale.
Code cases and permits go through the county
Pine Hills has no city hall. Permits and code enforcement are handled by Orange County, and unpaid code fines can end up as liens recorded against the property. If there's an open case, a fine, or a room added without a permit, tell me up front. Many times it can be dealt with as part of the sale, through the title company, instead of you fixing it first.
Landlords done with a rental
If you've owned a Pine Hills rental for a long time and you're tired of the repair calls, you can sell with the tenant still living there or after they move out. Send me the lease, the rent, the deposit you're holding, and how the tenant pays. You don't need to turn the unit or repaint anything.
A parent's house and Orange County probate
A lot of my Pine Hills calls are about a mom's or grandfather's house that's been in the family for decades. Probate here goes through the Ninth Judicial Circuit, with filings handled by the Orange County Clerk of Courts at the courthouse on North Orange Avenue downtown. Who can sign the deed depends on the will and the type of administration, so ask a Florida probate attorney about that part. My guide to selling an inherited house in Florida covers the basics.
You don't have to empty the house first. Take what matters to the family and leave the rest. You can also pull up the parcel on the Orange County Property Appraiser site. If the house doesn't match the record, like an enclosed porch or a converted garage, just let me know.
Storms, roofs and insurance letters
Pine Hills is a long way from the beach, but wind still finds an old roof. After storms like Ian and Milton, plenty of owners west of Orlando were left with tarps, open claims, or a non-renewal letter from their insurer. Hurricane season runs June 1 through November 30, and an aging roof gets harder to insure every year. If that's where you are, read selling a house with hurricane or roof damage. Thinking about an agent instead? Here's cash buyer vs. listing with an agent, laid out plainly.
How a sale to me works
- Send the address. Use the form or call or text (407) 413-8331. Tell me what's wrong with the house and when you need to be out.
- I walk it once. I come out myself, look at the house with you, and send a written cash offer within 24 hours of seeing the home.
- Close on your day. If you say yes, a Florida title company runs the title search and handles the payoffs and the closing. Most closings take 30 days or less, subject to title work and the contract.
Helpful to have, not required
- Roof and AC age, plus any repair receipts you kept
- Who holds the mortgage, and any HOA contact
- The lease and rent amount if someone lives there
- Claim number or adjuster paperwork if there's storm damage
- Death certificate and letters of administration if it's an estate
See our work
Two houses I renovated are on the projects page: 720 Wing Foot Lane in Suntree and 914 Waialae Circle NE in Palm Bay.
Questions Pine Hills sellers ask
Is Pine Hills part of the City of Orlando?
No. It's unincorporated Orange County that happens to use Orlando mailing addresses. That's why your permits and code issues go through the county.
Will you buy a house with code violations or fines?
Often, yes. Tell me what the violation is and roughly what's owed, and we'll talk about how it gets handled at closing.
The house is rented. Do I have to get the tenant out?
No. I can buy it with the tenant in place. Have the lease and deposit details ready.
Do I need to fix or clean anything?
No. Tell me what you know is wrong and leave whatever you don't want to take.
Are there fees or commissions?
No commission on a direct sale with no agent involved. I normally cover the standard title-related closing costs, and the written offer lists exactly which ones.
Do I have to take the offer?
No. It's free and there's no obligation. Put it next to what an agent tells you and decide.