Property Problems We Can Help You Understand
Understand your options before you decide what to do. These guides explain the most common difficult situations Central Florida homeowners face, in plain English, with links to the official sources.
How to use these guides
Pick the situation closest to yours. Each guide explains how the process works in Florida, lays out the realistic options side by side, including the ones that do not involve us, and points you to the government office or agency that can confirm the details for your property.
Choose your situation
Inherited House / Probate
What has to happen before an inherited Florida house can be sold, and how keeping, renting, listing and selling as-is compare.
Foreclosure / Behind on Mortgage
How foreclosure works in Florida, why earlier is better, and where a sale fits among your options with the lender.
Code Violations & Liens
How code fines become liens, why a lien search matters, and when fixing first or selling as-is is the better route.
Read: Selling a House With Code Violations or Liens in Florida
Vacant or Distressed House
What an empty house costs each month, the risks that grow with time, and how listing compares with an as-is sale.
Read: Selling a Vacant or Distressed House in Central Florida
Tired Landlord / Problem Tenant
Selling a rental with tenants in place: what happens to the lease and deposit, and whether to sell occupied or vacant.
Run the numbers first
Most of these decisions come down to the same comparison: what you would keep after selling on the open market, against what you would keep from a faster as-is sale, once repairs, commissions, closing costs and the months of holding the house are counted. Our cash sale vs traditional sale calculator does that math with your own figures. If listing with an agent comes out ahead, it will show you that.
Local records and offices
Liens, permits, probate cases and property tax records are kept by the county or city where the house sits. Our local guides list the offices that actually apply to each address:
- Selling a house in Orlando
- Selling a house in Winter Park
- Selling a house in Casselberry
- Selling a house in Altamonte Springs
- Selling a house in Sanford
- Selling a house in College Park
- Selling a house in Parramore
- Selling a house in Dr. Phillips
- Selling a house in Windermere
- Selling a house in Lake Nona
- Selling a house in Kissimmee
- Selling a house in Celebration
- Selling a house in St. Cloud
What these guides are, and are not
We buy houses in Central Florida, so we see these situations often and we wrote the guides from that experience and from the official sources linked in each one. We are not attorneys, tax advisers or housing counselors. Where a decision turns on your legal rights, a deadline or your taxes, each guide tells you who to ask.
Get a no-obligation offer
Start with the property address. We aim to respond within 24 hours, and nothing here commits you to selling.
We received your property information.
Thank you. Here is what happens next.
- We review the property. We look at the address, recent sales nearby and the details you shared.
- We may contact you for a few additional details. Usually a short call or text to fill in what we could not see online.
- If the property fits our buying criteria, we'll discuss an as-is offer. There is no obligation, and no pressure to accept it.
Questions in the meantime? Call (321) 328-8311.