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A calm lake in Orlando with houses and palm trees along the far shore

Sell your house in Orlando, FL, for cash

A written cash offer for your Orlando house within 24 hours, and a closing date you pick.

Call or text (813) 729-8998

Last updated November 8, 2026

  • Offer in 24 hours
  • Close in 7 to 35 days
  • No fees. No repairs.

BIMINIO buys houses in Orlando, in any condition and for any reason. You do not repair, clean or stage anything, and there are no showings.

Call or text our Florida line, (813) 729-8998, or fill out the form. You get a text within a minute and a call within the hour.

In short

  • We buy Orlando houses in any condition, for any reason, with no repairs and no showings.
  • Written cash offer within 24 hours, and a closing date you pick from 7 to 35 days out.
  • The City of Orlando's code board looks at a fine reduction once per case, after the house meets code.
  • Money paid toward a code fine before that hearing cannot be reduced or refunded.

Three steps. One fresh start.

  1. Tell us about the house

    Fill out the form or call. We look up the property and call you back within one business hour.

  2. Get a written cash offer

    Within 24 hours you get a firm number in writing, with the comparable sales we used attached. No pressure.

  3. Close when you want, get paid

    Pick any closing date from 7 to 35 days. A licensed title company handles the paperwork. We pay the closing costs.

Selling a house in Orlando

BIMINIO buys houses in Orlando in any condition: dated kitchens, roof leaks, a house full of furniture, a house with tenants. You do not repair, clean or stage anything.

What we buy in Orlando

We buy property that comes with its own land. Condos, villas, townhouses, mobile homes and homes in 55+ communities fall outside what we buy.

  • Single-family houses, from move-in ready to badly damaged
  • Duplexes, triplexes and fourplexes
  • Rentals with tenants in place
  • Inherited houses
  • Houses with open code cases or fines
  • Houses behind on the mortgage

From first call to closing

We look up the property record, check recent nearby sales and, with your photos or a short call, estimate the repairs. Our founder is a trained architect, and the repair budget behind your offer comes from a scope of the work.

The written offer and the closing work the same way in every city we serve, and the guides below explain each step.

Cash offer vs listing: the costs →Selling as is: what to tell the buyer →

Orange County and City of Orlando offices

Three public offices come up most often when an Orlando owner sells.

OfficeWhat it does for you
Orange County Property AppraiserYour property's official record and assessed value.
Orange County Clerk of CourtsCourt records, including foreclosure cases. Its website links to the online foreclosure sales and has a page for homeowners in foreclosure.
City of Orlando Code Enforcement DivisionEnforces City codes inside Orlando. You can look up a code case by incident number or address to see its status.

Code fines in Orlando: the reduction hearing

In Orlando, the Code Enforcement Board hears code violations. When a house is not fixed by the deadline in the Board's order, a penalty can build up and become a lien.

The owner can ask the Board to reduce the penalty with the city's Request for Reduction of Penalty form. The 2026 form sets these rules:

  • The property must already comply with the Board's order, with an affidavit of compliance from the code officer attached.
  • Any amount paid before the hearing cannot be reduced, and it will not be refunded.
  • The Board considers a reduction only once for each case.
  • It weighs four things: medical hardship, financial hardship, extenuating circumstances, and circumstances beyond your control that would make the full penalty unjust.
  • Medical or financial hardship needs proof, such as a doctor's statement or proof of income.
  • Requests go to the next regular meeting, held on the second Wednesday of each month, and the decision is sent in writing within 10 days.
  • Someone other than the owner must attach a power of attorney or other proof of authority.

Code violations or liens →

What the hearing rules mean for a sale

If you plan to ask for a reduction, do it before closing. At closing, the title company pays recorded liens from the sale, and a lien paid in full can no longer be reduced.

If fixing the house first is not possible, sell as is. The fine is paid from the sale, and you skip the repairs. We can talk through both paths on the first call, with the numbers for each.

Behind on payments or in foreclosure

A federal rule, 12 CFR 1024.41(f), says the company that collects your mortgage may not start foreclosure until the loan is more than 120 days behind, with some exceptions. Use that time to compare your options.

Florida foreclosures go through the court. The Orange County Clerk of Courts runs the foreclosure sales online. Florida Statutes section 45.0315 lets you stop a sale by paying what the judgment says, up to the clerk filing the certificate of sale, or the time set in the judgment if that is later.

The Clerk's page for homeowners in foreclosure lists HUD-approved housing counselors and links to the Orange County Bar Association's foreclosure mediation and its Legal Aid Society. Its advice to homeowners: be proactive.

Behind on payments: the 120-day rule →Florida foreclosure: selling before the sale →

Selling an Orlando rental

We buy rentals with the tenants in place, so nobody has to move out before closing. If you want the house empty instead, Florida Statutes section 83.57 says a month-to-month lease ends with at least 30 days' written notice before the end of a monthly period.

For our one inspection, section 83.53 says a tenant may not refuse entry without good reason when the landlord wants to show the unit to a buyer. For repairs, it defines reasonable notice as at least 24 hours, with entry between 7:30 a.m. and 8:00 p.m.

Selling a rented house: tenant notice →

Inherited houses, flood forms and homestead

Inherited houses often go through probate first. Florida Statutes section 735.201 allows the shorter summary administration for a Florida estate worth $150,000 or less, after property creditors cannot reach, or when the owner died more than 2 years ago.

Section 689.302 asks every home seller to give the buyer a flood disclosure at or before signing the contract, covering flood damage, flood insurance claims and flood aid during your ownership.

A homestead's assessed value rises each year by no more than 3 percent or the Consumer Price Index change, whichever is lower (section 193.155). After a sale, the house is assessed at full value as of the next January 1.

Selling an inherited house in Florida →

Florida rules worth knowing before you sell

  • Nov 1

    Property taxes due

    Florida property taxes are due on November 1 each year. They become delinquent on April 1 of the next year, or 60 days after the tax notice is mailed if that is later.

    Florida Statutes, section 197.333 ↗

  • 4%

    Discount for paying early

    Paying early earns a discount: 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February.

    Florida Statutes, section 197.162 ↗

  • 70¢

    Deed tax for each $100

    Florida charges a tax on deeds of 70 cents for each $100 of the price. In a sale to BIMINIO we pay the closing costs.

    Florida Statutes, section 201.02 ↗

  • Closing day

    This year's unpaid taxes

    Unpaid taxes for the current year are settled at closing by the title company, from the sale.

This is general information. BIMINIO does not give legal, tax or financial advice.

What sellers say

“Working with the Biminio team was the best experience I had. They honoured their promise and closed on my house fast, exactly when I needed them”
Marc LondonMarc London
“They are very friendly and professional. They really listen and care. With creative solutions they helped us navigate through the selling of our house. Stress free and on schedule”
Agnes KotAgnes Kot
“Highly recommended. It was a great pleasure working with Biminio. They deliver on their promises, and I had the cash for my next project in my bank account in the shortest time possible”
Mike NikMike Nik

BIMINIO chose these stories. Each one is one seller's own experience. Your offer, price and closing date depend on your house and its ownership papers.

Selling in Orlando: questions

Do you buy houses that need work in Orlando?

Yes. BIMINIO buys Orlando houses that need work as is. The repair budget behind the offer comes from a scope of the work, led by our founder, a trained architect. You do not repair anything, and you get a written cash offer within 24 hours with the comparable sales we used attached.

Can the Orlando code board reduce my fine?

It can, once per case. The Orlando Code Enforcement Board can reduce a fine after the house complies with the Board's order and the code officer has signed an affidavit of compliance. BIMINIO can also buy the house as is, with the violation still open, if you would rather sell.

Should I pay my Orlando code fine before asking for a reduction?

The city's form says amounts paid before the hearing cannot be reduced and are not refunded. Ask for the hearing first, then decide what to pay. If you are selling the house, the title company finds recorded liens and pays them from the sale at closing.

When does the Orlando Code Enforcement Board meet?

The Orlando Code Enforcement Board's 2026 form says requests go to the next regular meeting, held on the second Wednesday of each month. Check the City of Orlando's page for the current date before you plan around it. If you are selling the house, the title company pays any recorded liens from the sale at closing.

Who runs foreclosure sales in Orange County?

The Orange County Clerk of Courts runs foreclosure sales online. Its home page links to the sales. If your house has a sale date, call BIMINIO and we will send a written cash offer within 24 hours, with a closing date you pick from 7 to 35 days out.

How much notice does a month-to-month tenant get in Florida?

A month-to-month tenant in Florida needs at least 30 days' notice in writing before the end of a monthly period, under Florida Statutes section 83.57. If you sell to BIMINIO, send us the leases and we make the offer with the tenants in place. BIMINIO gives no legal advice.

How do I check the status of a code case on my Orlando house?

The City of Orlando Code Enforcement Division lets you look up a code case by incident number or address and see its status. The Orange County Property Appraiser shows your property's official record and assessed value. Check both before you call BIMINIO, so you have the case details ready when we talk. We send a written cash offer within 24 hours.

Will the buyer of my Orlando house keep my homestead tax limit?

No. Florida Statutes section 193.155 limits the yearly rise in a homestead's assessed value to 3 percent or the Consumer Price Index change, whichever is lower. After a sale, the house is assessed at full value as of the next January 1, so the buyer's tax bill can be higher than yours. BIMINIO gives no tax advice, so ask an adviser about your own case.

Any situation

See every situation

Other places we buy

Sources

Get your Orlando cash offer

A written offer within 24 hours. No fees, no repairs, no obligation.

Call or text (813) 729-8998