Where I buy around Windermere
Most Windermere addresses are ZIP 34786. Homes on the Dr. Phillips side often have Orlando addresses in 32819 or 32836, and some neighborhoods near the Winter Garden line are 34787. I buy in all of them. Places I hear from:
- Town of Windermere
- Isleworth
- Keene's Pointe
- Butler Bay
- Lake Butler and Lake Down shoreline
- Summerport
- Horizon West
- Dr. Phillips border
Your house might sit off Conroy-Windermere Road, along State Road 535, or down a lake road you'd never find without GPS. Either way, send the address. If it's in Orange County, I'll come look at it.
Older homes in the Town of Windermere
The town is small and has been around a long time, so a lot of the houses in and near it are older. Some are on septic, some still have original plumbing, and plenty have a roof that's older than an insurance company likes to see. Often it's a family home someone's parents bought decades ago. If yours needs more work than you want to take on before listing it, that's the kind of house I buy.
Big houses, big repair lists
Large Windermere homes have more of everything: two or three AC systems, a big tile or shingle roof, a pool and screen enclosure, maybe a dock. When a few of those wear out around the same time, getting the place ready for a retail buyer can mean real money and months of contractors. When you sell to me, you skip all of that. I buy it the way it is.
Insurance, roofs and four-point inspections
A lot of the trouble I hear about starts with insurance. An older roof, a four-point inspection that flags the electrical panel or plumbing, or a non-renewal letter can make it hard for a retail buyer to get a policy. Without a policy, their lender won't fund the loan. I pay cash, so there's no buyer's lender or insurance approval holding up my side of the deal. If you have storm damage or an open claim from a storm like Ian, just tell me where it stands.
Lake homes on the Butler Chain
The Butler Chain connects Lake Butler, Lake Down, Lake Tibet, Lake Sheen and several smaller lakes. Homes on the water come with their own list: dock condition, seawall repairs, old boathouses, and flood zone questions that come up the minute a buyer's insurance agent runs the address. Tell me what you know, even if it's "the dock needs to come out." It won't kill the deal.
Gated and HOA communities
Isleworth, Keene's Pointe, Butler Bay and plenty of smaller neighborhoods have guard gates and association rules. Give me the community name and who manages it. I'll set the walkthrough around the gate, and the association paperwork, like the estoppel letter, gets handled at closing. If the HOA has sent violation letters, I still want to hear from you.
Inherited homes and Orange County probate
I get calls from families who inherited a Windermere house and live out of state, or who don't want to keep paying for pool service and lawn care on a house nobody lives in. If the owner passed away, the sale usually goes through probate in Orange County, which is part of Florida's Ninth Judicial Circuit. Filings go through the Clerk's Probate/Mental Health Division at the Orange County Courthouse, 425 North Orange Avenue, Suite 335, Orlando, FL 32801 (407-836-2057). A probate attorney can tell you which type of administration fits your situation. My guide to selling an inherited house in Florida covers ownership, belongings and next steps. You don't have to clear the house out first.
Other reasons people sell to me here
Job transfers. Divorce. Downsizing after the kids are gone. A rental that's turned into more trouble than it's worth, tenants and all. Or just wanting to sell quietly, without a sign in the yard and strangers walking through the house every weekend.
How it works with me
- Send the address. Use the form, or call or text (407) 413-8331. Tell me the condition and when you need to be out.
- I walk the house. Once, myself. You get a written cash offer within 24 hours of seeing the home.
- You pick the closing date. If you say yes, Investor's Title LLC handles the title search, payoffs and closing. Most of my closings take 30 days or less, subject to title work and the contract.
Check your property record
The Orange County Property Appraiser has your parcel and recorded details. If the house has changed since then, like an enclosed lanai, a converted garage, or an addition that never got permitted, tell me up front. I'd rather know before the walkthrough than after.
Hurricane season runs June 1 through November 30. If roof or storm damage is part of the picture, read selling a house with hurricane or roof damage. Thinking about an agent instead? Read cash buyer vs. listing with an agent, then put my written offer next to a listing estimate and decide.
Handy to have (not required to start)
- Roof and AC ages, plus any repair invoices
- Mortgage lender contact for the payoff
- HOA or management company contact, and gate instructions
- Dock or seawall permits or repair records, if you have them
- Lease and rent details if the home is rented
- Insurance claim paperwork or a non-renewal letter
- Death certificate and letters of administration if you're selling for an estate
See our work
Kyle has completed renovations at 720 Wing Foot Lane in Suntree and 914 Waialae Circle NE in Palm Bay.
Questions Windermere sellers ask
Do you buy inside the Town of Windermere?
Yes. I buy in the town itself, the rest of 34786, and on the Dr. Phillips side.
Will you buy a lake home with dock or seawall problems?
Yes. Tell me what you know about the dock, seawall or flood history before the walkthrough, and I'll take it from there.
Can the sale stay private?
Yes. No MLS listing, no yard sign, no open house. Just one walkthrough with me.
Do I have to fix or clean anything?
No. Sell it in its current condition and leave behind whatever you don't want. Just tell me about the problems you know of.
Are there fees or commissions?
There's no agent commission on a direct sale. I normally cover standard title-related closing costs, and the written offer spells out exactly what's included.
Am I obligated to accept?
No. The offer is free. Compare it with listing and take your time.