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Florida Home Seller & Home Buyer Answers

Fast, trustworthy answers for selling or buying a house anywhere in Central Florida—cash, as-is, probate, tenants, code issues, and more. Short, factual, and locally verified.

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  • Read any answer in under 60 seconds

  • Central Florida processes & references

  • No fluff—only what affects your timeline and net

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We serve these areas:

​Orlando, Winter Park, Maitland, Altamonte Springs, Casselberry, Longwood, Lake Mary, Sanford, Oviedo, Winter Springs, Apopka, Ocoee, Winter Garden, Windermere, Belle Isle, Edgewood, Lake Buena Vista, Celebration, Kissimmee, St. Cloud, Poinciana, Davenport, Clermont, Minneola, Groveland, Leesburg, Tavares, Mount Dora, Eustis, The Villages, Ocala, Deltona, DeLand, Orange City, Daytona Beach, Port Orange, New Smyrna Beach, Titusville, Cocoa, Cocoa Beach, Rockledge, Merritt Island, Melbourne, Palm Bay, Lakeland, Winter Haven, Haines City, Auburndale, Bartow.

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Which Real Estate Questions we're Answering

Sell fast & cash

How fast can I sell my house for cash in Central Florida?

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Most cash sales close in 7–14 days. After a 15–20 min walk-through (virtual OK), we verify details, open title, clear any liens, and close at a Florida title company. You pick the date. We typically cover standard title & closing costs, and funds are wired the same day of closing.

  • Offer in 24 hours

  • Inspection window: 1–3 days

  • Repairs/cleaning: $0 (as-is)

  • Showings: none

  • Title company closing: yes

Cash vs Listing (at a glance)

  • Closing: 7–14 days vs 30–60+ days

  • Fees: we pay standard closing vs 6–10% commissions + fees

  • Certainty: no financing risk vs appraisal/loan fall-throughs

 

Get My 24-Hour Cash Offer

Situations — Quick Answers

1) Can I sell a house during probate (Florida)?
Yes—if a court-appointed personal representative has authority. Expect documents like Letters of Administration and, in some cases, court approval before signing or closing. Timelines vary based on notices to creditors, tax/reporting steps, and any beneficiary objections.

Checklist (probate)

  • Identify the personal representative and authority

  • Gather death certificate + Letters of Administration

  • Confirm if court approval is required for the sale

  • Keep beneficiaries informed; track creditor claims and deadlines

 

2) Can I sell before foreclosure?
Usually yes—any time before the auction (and funds must clear the payoff). Request a reinstatement or payoff letter from the lender, verify fees, and watch sale deadlines closely. If underwater, consider a short sale with lender approval.

Checklist (pre-foreclosure)

  • Get payoff and reinstatement quotes in writing

  • Confirm sale date and cutoff times

  • Check for second liens/HOA dues

  • If underwater, ask about short sale requirements

 

3) How does a sale work during a divorce?
Title and homestead status matter. If both spouses are on title (or it’s homestead), both usually must sign. Proceeds follow the marital settlement agreement or court order; plan for escrow of disputed items (e.g., repairs, credits) if needed.

Checklist (divorce)

  • Confirm who’s on title and homestead status

  • Have the marital settlement agreement (or court order) ready

  • Decide how proceeds/expenses are split in writing

  • Decide possession date and handling of personal property

 

4) Can I sell with tenants in place?
Yes. Existing leases generally survive the sale unless lawfully terminated. Give notices per the lease/state law. At closing, security deposits transfer to the buyer and rents are prorated. A tenant estoppel letter helps confirm terms and balances.

Checklist (tenants)

  • Review the lease, renewals, and addenda

  • Collect estoppel (rent, deposit, defaults, options)

  • Confirm legal notice requirements and showings access

  • Track rent proration and transfer of deposits

 

5) Can I sell with code violations or liens?
Yes, but expect the buyer (or closing) to address them. Cities may condition permits or impose daily fines until cured. At closing, payoff or reduction of fines/liens is common. Get an official payoff and ask about mitigation after compliance.

Checklist (code & liens)

  • Pull the violation history and current fines

  • Request official payoff letters (city/county/HOA)

  • Complete any required inspections or affidavits

  • Ask about fine reduction once the issue is cured

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Situations — Mini-Glossary

Letters of Administration — Court document naming the personal representative in a Florida probate, authorizing actions like selling estate property. (Learn more: Florida Bar Consumer Pamphlet → Probate)

 

Personal Representative (PR) — The person appointed by the probate court to manage the estate (collect assets, pay claims, and distribute to beneficiaries). (Learn more: Florida Bar → Probate)

 

Homestead / Spousal Joinder — Florida homestead property generally can’t be conveyed without the owner’s spouse joining in the deed or a valid waiver. (Learn more: Florida Constitution Art. X §4)

 

Reinstatement vs. Payoff (Foreclosure) — Reinstatement brings a loan current by paying past-due amounts/fees; payoff pays the entire remaining loan balance. (Learn more: CFPB → Reinstate / Payoff basics)

 

Sale Date (Foreclosure) — The court-scheduled auction date; deadlines apply for submitting payoff funds and stopping the sale. (Learn more: Orange County Clerk → Foreclosure Sales)

 

Tenant Estoppel — A signed statement from a tenant confirming key lease facts (rent, deposits, defaults, options), used to reduce disputes in a sale. (Learn more: Practical explainer)

 

Security Deposit Transfer — In a sale, residential tenant deposits typically transfer to the new owner; amounts and deductions are governed by statute. (Learn more: Florida Stat. §83.49)

 

Code Violation Lien — A lien recorded by a city/county for unresolved code violations; fines may accrue daily until cured; some jurisdictions allow post-compliance fine reduction. (Learn more: Florida Stat. ch. 162)

 

Lien Mitigation / Reduction — A local process to reduce code fines after issues are corrected, often via hearing or administrative review. (Learn more: County code compliance pages)

 

Educational only—not legal, tax, or financial advice. Statutes, forms, and timelines can change by county or court; consider checking official sources or counsel for your situation.

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Sources (Florida & Central Florida)

  • Probate basics & forms (Florida Courts): overview of probate types and documents (incl. Letters of Administration). CC Frontend Template

  • Homestead & spouse joinder (Florida Constitution): text of Article X, §4 (homestead; spouse must join to alienate homestead). The Florida Senate

  • Spousal waivers tied to homestead (statute): §732.7025, waiver of homestead rights via deed. Florida Legislature

  • Foreclosure info (Florida Courts): statewide resources & self-help for mortgage foreclosure. CC Frontend Template

  • Foreclosure education (Orange County Clerk): local timeline/resources + online foreclosure sales. myorangeclerk.com

  • Residential landlord-tenant law (Florida): Chapter 83 (Part II); security deposits §83.49. Florida Legislature+1

  • HOA/Condo estoppel certificates (seller dues snapshots): §720.30851 (HOA). Florida Legislature

  • Tenant estoppel (practice explainer): industry guidance on what a tenant estoppel confirms. PropLogix

  • Code enforcement (Florida): Chapter 162 framework for local fines & liens; lien duration §162.10. Florida Legislature+1

  • Code compliance (Orange County): lien release and fine reduction process after compliance. ocfl.net​

Local Rules — Quick Answers (Florida / Central Florida)

1) Liens & Municipal Searches
Before closing, a lien search typically checks city/county code fines, utilities, special assessments, and unpaid municipal charges. Expect official payoff letters for any balances.

 

2) Permits & Close-Outs
Open/expired building permits can delay a sale. Ask the city/county if any permits need inspections or finals/CO(certificate of occupancy/completion) before closing.

 

3) Recording & Deeds
Florida deeds and related documents are recorded with the county clerk/comptroller. Documents must meet formatting requirements, include proper notary/acknowledgment, and pay documentary stamp tax (for deeds).

 

4) HOA/Condo Estoppel
For properties in an HOA or condo, sellers/buyers typically request an estoppel certificate showing dues, special assessments, violations, and transfer requirements.

 

5) Homestead & Spousal Joinder
Florida homestead rules may require a spouse to sign a deed, even if not on title, unless there’s a valid waiver. Confirm homestead status and any required joinders.

 

6) Tenant Deposits & Notices
If a tenant stays through closing, security deposits transfer to the new owner and rents are prorated. Give notices per the lease and Florida statute.

 

Sources (Florida & Central Florida)

  • Orange County Clerk/Comptroller — Official Records & recording FAQs (includes Notice of Commencement). Orange County Comptroller+1

  • Orange County Permitting / Fast Track — permit search, inspections, close-outs. Orange County, FL+1

  • Orange County Code Compliance — lien release and fine reduction after compliance. OCFL

  • Florida Statutes, Ch. 162 — local code enforcement; fines/liens; lien duration §162.10. Florida Legislature+2Florida Legislature+2

  • Florida Statutes, Ch. 83 (Part II) — Residential landlord-tenant; security deposits §83.49. The Florida Senate+1

  • Florida Statutes §720.30851 — HOA estoppel certificates (required contents/effective periods). Florida Legislature+1

  • Florida Statutes §718.116 — Condominium assessments/estoppel context. Florida Legislature+1

  • Florida Constitution, Article X §4 — Homestead/spousal joinder context. The Florida Senate

  • Florida Statutes §695.26 — Recording requirements (form/legibility). OC Recorder

  • Florida Statutes §201.02 — Documentary stamp tax on deeds. Florida Legislature

 

(Educational only—not legal, tax, or financial advice. Verify current county/city rules before acting.)

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Compare Options — Cash Buyer vs Listing with an Agent vs iBuyer

Speed to close
• Cash Buyer: often ~7–14 days (after clear title)
• Agent Listing: commonly 30–60+ days from offer to close
• iBuyer: generally fast once accepted; availability varies by market

 

Repairs & prep
• Cash Buyer: usually as-is; minimal prep
• Agent Listing: prep/staging/repairs often recommended to maximize price
• iBuyer: assessment may trigger repair credits or fees

 

Showings
• Cash Buyer: none or very limited
• Agent Listing: multiple showings; potential open houses
• iBuyer: typically none; digital process

 

Pricing outcome
• Cash Buyer: trades some upside for speed/certainty
• Agent Listing: potentially highest market exposure and bidding
• iBuyer: algorithmic offer; convenience-oriented

 

Fees & costs (high level)
• Cash Buyer: typically fewer traditional selling costs; details vary by deal
• Agent Listing: commission and seller-side costs (negotiated)
• iBuyer: may include service fees and repair credits; varies by company

 

Financing/appraisal risk
• Cash Buyer: low (cash)
• Agent Listing: moderate (loan, appraisal, contingencies)
• iBuyer: low to moderate; program-dependent

 

Timing flexibility
• Cash Buyer: often flexible (quick or later dates)
• Agent Listing: possession aligned with negotiated close date
• iBuyer: program-dependent; sometimes fixed windows

 

Tenant-occupied properties
• Cash Buyer: common; leases often remain at transfer
• Agent Listing: possible; showings/notices must follow lease and law
• iBuyer: varies; some programs limit eligibility

 

Effort by seller
• Cash Buyer: low
• Agent Listing: higher (prep, showings, negotiations)
• iBuyer: low to medium (program steps, inspections)

 

When each option can fit best
• Cash Buyer: prioritize speed, simplicity, as-is.
• Agent Listing: prioritize top market price and broad exposure.
• iBuyer: prioritize a streamlined online process in supported areas.

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Sources (Florida & General Home-Selling Basics)

  • Seller disclosure in Florida (Johnson v. Davis overview): Florida Realtors summary of disclosure duties in residential sales. Florida Realtors

  • Tenant deposits at sale (transfer to new owner): Florida Statutes §83.49. Florida Legislature+1

  • Recording requirements for deeds: Florida Statutes §695.26. Florida Legislature

  • Documentary stamp tax on deeds: Florida Statutes §201.02; Florida Dept. of Revenue overview. Florida Legislature+1

  • Homestead / spousal joinder context: Florida Constitution, Article X §4 (homestead). The Florida Senate

  • HOA/Condo estoppel certificates: Florida Statutes §720.30851 (HOA) and §718.116 (Condo). Florida Legislature+1

  • Official records & deed recording FAQs (example clerk site): Pasco Clerk recording checklist referencing §695.26. 

 

Educational only—not legal, tax, or financial advice. Specific terms vary by contract and location.

How-Tos & Checklists (Florida Home Sale)

1) Quick prep checklist (before you list or take offers)

  • Gather ID, latest mortgage statement, HOA/condo info, and prior permits/receipts.

  • Pull utility balances and check for open/expired permits with your city/county.

  • If occupied: review lease, know deposit amount, and plan notice timeline.

  • Note any liens, fines, or special assessments to price/plan accurately.

 

2) Documents you’ll typically need to sell in Florida

  • Government ID(s) for all titled owners.

  • Deed (for legal description) and any recorded covenants/HOA docs.

  • Mortgage/lien info (account numbers and payoff contacts).

  • HOA/condo estoppel (dues, assessments, violations, transfer fees).

  • If applicable: probate Letters of Administration; marriage/divorce orders; power of attorney.

  • For tenancies: lease, rent ledger, security-deposit amount and where it’s held.

  • Any permit close-out or inspection sign-offs still outstanding.

 

3) Walk-through checklist (seller)

  • Ensure access (keys, codes), working utilities, and safe entry.

  • Provide a basic property info sheet (age of roof/HVAC/plumbing, known issues).

  • Identify items that are not included in the sale (fixtures the buyer might assume are included).

  • If tenant-occupied, confirm showings/entry notice compliance.

 

4) Closing-day checklist

  • Confirm wire instructions with the closing agent by a verified phone number (beware phishing).

  • Bring photo ID(s) and any required originals.

  • Review deed details (names, legal description) and doc stamp amounts for accuracy.

  • If tenant stays: transfer security deposit and prorate rent on the settlement statement.

  • Cancel/transfer utilities and schedule mail forwarding.

 

5) After closing

  • Store final signed documents and settlement statement.

  • Confirm mortgage/lien payoffs posted and releases recorded.

  • Update your mailing address for tax documents and HOA/condo records.

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Citations for the Sources

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Educational only—not legal, tax, or financial advice. Local rules vary by county/city and change over time.

Credit Info / Repair — Frequently Asked Questions

1) What is a credit score and what are typical ranges?
A credit score sums up lending risk based on your credit history. Most scores (FICO/VantageScore) run 300–850. Broad buckets: Poor (≤579), Fair (580–669), Good (670–739), Very Good (740–799), Excellent (800+).

 

2) What affects my score the most?
Payment history, credit utilization (balances ÷ limits), age of accounts, mix of credit (cards/loans), and recent hard inquiries. Late payments and high utilization usually have the largest impact.

 

3) How can I raise my score quickly?
Prevent new late payments, pay revolving balances to ≤30% of the limit (≤10% is ideal), set up autopay reminders, and avoid new hard inquiries. If eligible, become an authorized user on a well-managed, older card.

 

4) Should I pay a collection?
Paying can help over time, especially if the balance updates to paid and stops monthly reporting. Some collectors may agree to “pay for delete,” but it isn’t guaranteed. Always get agreements in writing and keep proof of payment.

 

5) What’s the difference between hard and soft inquiries?
Hard pulls (loan/credit applications) can modestly lower scores for up to 12 months. Soft pulls (pre-approvals, your own checks) don’t affect scores. Rate-shopping for auto/mortgage within a short window is usually treated as one inquiry.

 

6) How long do negative items stay?
Most late payments, collections, and charge-offs: up to 7 years. Bankruptcies: 7–10 years depending on chapter. Hard inquiries: 2 years (impact fades after ~12 months). Positive accounts can remain for 10+ years.

 

7) Does closing a credit card help?
Usually no. Closing can raise utilization (less total limit) and shorten average age, both of which may lower scores. Consider keeping older, no-fee cards open and using them lightly.

 

8) How do I dispute errors?
Get free credit reports from AnnualCreditReport.com. Dispute inaccuracies with the bureaus (Experian, Equifax, TransUnion) and your creditor in writing. Include documents. Bureaus generally investigate within 30 days (up to 45 if more info is provided).

 

9) What are safer ways to build credit from scratch or after setbacks?
Use a secured card or credit-builder loan, keep utilization low, pay on time, and allow accounts to age. An authorized-user spot on a responsible, older card can help if it reports to all bureaus.

 

10) Will checking my own score hurt it?
No. Checking your own credit is a soft inquiry and doesn’t affect your score.

 

Quick do’s & don’ts
Do: Pay on time, keep utilization low, monitor reports, dispute true errors.
Don’t: Miss payments, open multiple new accounts at once, close your oldest card, ignore debt validation rights.

(Educational only—not legal, tax, or financial advice.)

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How to dispute a credit report error (quick checklist)

  1. Get your reports from all three bureaus at AnnualCreditReport.com and highlight the exact error (account number, dates, amounts).

  2. Gather proof (statements, payoff letters, police/FTC identity theft report, court records).

  3. Dispute in writing with each bureau and the furnishing creditor. Include copies of proof, clearly state what’s wrong, what it should say, and your contact info.

  4. Send by trackable mail (keep copies). Bureaus generally investigate within 30 days (up to 45 if more info is needed).

  5. Review the results. If not fixed, submit a follow-up with new details, add a brief consumer statement, or escalate a complaint to the CFPB.

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Sources (Florida & U.S.)

  • AnnualCreditReport.com — the official site for free credit reports

  • CFPB: How to dispute an error on your credit report (instructions + sample letters)

  • CFPB: Submit a complaint (credit reporting, debt collection, etc.)

  • Florida Attorney General: Fair Credit Reporting & credit protection resources

  • Florida Office of Financial Regulation: Consumer resources & where to get help

  • FTC: Disputing errors on your credit reports (rights under the FCRA)

  • USA.gov: Learn about your credit report and how to get a copy

(Educational only—not legal, tax, or financial advice.)

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AnnualCreditReport.com (official free reports) Annual Credit Report; CFPB dispute guidance & sample letters Consumer Financial Protection Bureau+1; CFPB complaint portal Consumer Financial Protection Bureau; Florida Attorney General credit resources My Florida Legal; Florida Office of Financial Regulation consumer resources & help pages Flofr+1; FTC guidance on disputing errors Consumer Advice; USA.gov credit report overview (confirms the official site) USAGov.

Have any questions? Contact us

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