Orlando & Central Florida
Sell your house fast. No repairs, no fees, no hassle.
We're a local buyer, not a national call center. Arran looks at every property personally and makes a straightforward cash offer, whatever condition it's in.
- We buy as-is, so you never fix a thing
- No agent commissions and no closing costs
- You choose the closing date, fast or flexible
- Any situation, including probate, liens, and tenants
Get your cash offer
Tell us about the property. No obligation, no pressure, and we'll never list it publicly.
Why Sell To Us
A simpler way to sell
Listing a house means repairs, showings, commissions, and a buyer whose financing can fall through at the last minute. Selling to us removes all of it.
Zero Fees
No agent commission, no listing fees, and we cover normal closing costs. The number we agree on is the number you walk away with.
Sell Completely As-Is
Leaking roof, failed inspection, decades of deferred maintenance. Leave it. We handle every repair after closing, at our cost.
Your Timeline
Need to close in a week? We can. Need ninety days to find your next place? That works too. You pick the date, not a lender.
Leave What You Don't Want
Furniture, appliances, a garage full of things you'd rather not deal with. Take what matters to you and leave the rest behind.
Complicated Situations
Probate, inherited property, liens, code violations, difficult tenants, or a pending foreclosure. These are the deals we're built for.
Certainty of Closing
We buy with our own funds, so there's no lender, no appraisal contingency, and no call two weeks in saying the financing collapsed.
How It Works
Three steps, start to finish
No listing, no showings, no open houses. Most sellers go from first call to money in the bank in under a month.
Tell Us About It
Call, text, or send the address through the form. We'll ask a few questions about the property and your situation. Takes about ten minutes.
Get a Written Offer
Arran walks the property, then puts a real number in writing. No obligation to accept, and no pressure if it isn't the right fit. Usually within 24 to 48 hours.
Close & Get Paid
We close at a reputable title company on the date you choose. Funds are wired the same day. Typically 7 to 30 days.
Our Work
We don't just buy. We rebuild.
Every house on this page was bought as-is from an owner who wanted out. Here's what happened next.
Before & After
Pine Hills Ranch
Inherited after a family member passed. Decades of deferred maintenance and a full house of belongings left behind.
Before & After
Osceola Rental Exit
Landlord tired of problem tenants and repair calls. We took it over occupied and handled everything from there.
Completed
Lake County Bungalow
Owner relocating out of state on short notice. Needed a firm date and a buyer who wouldn't fall through.
The Difference
Selling to us vs. listing with an agent
Listing is the right move for a lot of houses, and we'll tell you honestly when it is. But when speed, condition, or certainty matter more than squeezing out the last dollar, this is the tradeoff.
| Selling To Arran | Listing With An Agent |
|---|---|
| Cash offer, no financing contingency | Buyer's loan can fall through late |
| Zero commission or closing costs | Roughly 5 to 6 percent in commissions plus closing costs |
| Close in as little as 7 days | Commonly 60 to 90 days from list to close |
| Sold completely as-is | Repairs and inspection negotiations are on you |
| No showings or open houses | Strangers walking through on short notice |
| You pick the closing date | Timeline set by the buyer and their lender |
| Leave behind whatever you don't want | House must be cleaned out and staged |
Who We Help
Any reason, any condition, any complication
If you're looking at a property and thinking "nobody would buy this," that's usually the exact call we want to get.
Any Reason
- Inherited or probate property
- Relocating on short notice
- Divorce or separation
- Downsizing or upsizing
- Behind on mortgage payments
- Tired of being a landlord
- Health or family changes
- Property you never wanted
Any Condition
- Roof, plumbing, or electrical issues
- Storm, water, or fire damage
- Mold or termite damage
- Full of belongings or debris
- Failed inspection
- Unfinished renovation
- Vacant and deteriorating
- Dated and never updated
Any Complication
- Liens or judgments
- Code enforcement violations
- Title problems or clouded title
- Tenants who won't leave
- Little or no equity
- Out-of-state owner
- Multiple heirs who disagree
- Pending foreclosure sale date
Who You're Dealing With
You'll talk to Arran. Every time.
Most "we buy houses" companies route you through a call center and hand you off to whoever picks up next. That's not this. Arran answers the phone, walks the property himself, writes the offer, and shows up at closing.
He's local to Central Florida and buys here because he knows these neighborhoods, these houses, and what it actually costs to fix them. That's also why the offer holds. There's no inspection report two weeks later asking for a price cut.
If a cash sale isn't your best option, he'll say so and point you somewhere better. That costs him a deal now and a reputation worth keeping.
More About ArranWhere We Buy
Orlando and all of Central Florida
Based in Orlando and buying across a wide radius. If your property is somewhere near this list, it's worth a call.
Orange County
Orlando, Winter Park, Apopka, Ocoee, Winter Garden, Pine Hills, Baldwin Park, College Park
Seminole County
Sanford, Altamonte Springs, Oviedo, Casselberry, Longwood, Winter Springs, Lake Mary
Osceola County
Kissimmee, St. Cloud, Poinciana, Celebration, Harmony
Lake County
Mount Dora, Tavares, Umatilla, Eustis, Leesburg, Clermont, Groveland
Polk County
Lakeland, Winter Haven, Haines City, Davenport, Auburndale
Brevard County
Melbourne, Palm Bay, Titusville, Cocoa, Rockledge, Merritt Island
Not sure if you're in range? Call anyway. We travel for the right property, and if it's too far we'll usually know someone who buys in your area.
Questions
Straight answers
The questions sellers ask most, answered without the runaround.
None. There's no fee to get an offer and no obligation to accept it. If the number doesn't work for you, that's a completely acceptable answer and we won't chase you about it.
Most closings land between 7 and 30 days. The limiting factor is usually the title search, not us. If you need more time to move or find your next place, we'll set the closing date wherever you want it.
No to both. Take the belongings that matter to you and leave everything else. We handle cleanout, repairs, and any code or permitting issues after closing at our own expense.
No. Arran inspects the property before writing the offer, which is exactly why we don't come back later asking for a reduction. Buyers who lowball you at the last minute are counting on you being too far along to walk. That's not how we work.
Bring them up early and it's usually not a problem. Liens and violations get resolved through the title company at closing. We deal with these constantly and they rarely kill a deal, they just need to be known up front.
We buy occupied properties regularly, including ones with tenants who are behind on rent or refusing to leave. You don't need to evict anyone before selling to us.
Sometimes, and we'll tell you when we think that's the case. A cash sale trades some price for speed, certainty, and zero cost or effort on your end. Once you subtract commissions, closing costs, repairs, and a few months of carrying the property, the gap is often much smaller than it looks.
No. You'll get a written offer, a clear explanation of it, and time to think or have an attorney review it. If you'd rather not move forward, just say so.
Get Started
Find out what your house is worth to us
One short conversation and you'll know your options. No fee, no obligation, and no pressure either way.
(321) 604-8481Call or text | Monday through Saturday, 8:00 AM to 7:00 PM
Get your cash offer
Takes under a minute. We'll follow up the same day.