628 Group · We Buy Houses Orlando & Kissimmee, Florida
(443) 380-0818 Get a cash offer

Local cash buyer · Orlando, Florida

Sell your house as-is. Cash. Close in as little as 21 days.

If your Orlando-area house needs work, has tenants, or just needs to be sold without the usual months of showings and repairs — tell us about it. We buy single-family houses in the condition they’re in today, and we handle the heavy lifting from there.

  • As-is, every timeNo repairs. No cleaning out. No showings or open houses.
  • A real cash offerNot a listing, and no financing falling through at the last minute.
  • Your timelineClose in as little as 21 days, or pick a date that works for you.

Adam Black, 628 Group — a local buyer focused on single-family fixer-uppers in Orange County and Kissimmee. When you reach out, you’re talking to the buyer, not a call center. Call (443) 380-0818 or email [email protected].

Get a cash offer

No obligation. We’ll come back with a cash number for your house.

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Start over with a different property

        

      

    

  


  

    

      A single-story stucco house with a two-car garage, palm tree, and green lawn on a sunny Orlando-area street
      

        We buy the house in whatever condition it’s in today.
        Peeling paint, a tired roof, a house that hasn’t been touched in years — that’s exactly what we’re looking for.
      

    

  


  

    

      

        
Houses we buy, and the situations behind them

        
Most of the houses we buy never make it to a traditional listing. If any of this sounds familiar, you’re in the right place.

      

      
    
        
  • Inherited a houseYou don’t live nearby, or you don’t want to manage an estate sale and a cleanout.
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  • Needs serious repairsRoof, plumbing, electrical, foundation — or all of it at once.
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  • Fire or water damageIncluding houses other buyers walk away from.
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  • Tenants in placeWe buy with tenants and handle what comes next.
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  • Behind on payments or facing foreclosureSpeed matters. A cash close can stop the clock.
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  • Vacant or vandalizedEmpty houses attract problems. Selling fast protects what’s left.
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  • Divorce or a life changeA clean, private sale without months on the market.
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  • Tired landlordDone with repairs, turnovers, and late-night calls? Sell and move on.
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How it works

        
Four steps, no listing, no open houses, no repair list handed back to you.

      

      
    
        
  1. 
          Step 1
          
    Tell us about the house
    
          
    Fill in the form above — address, condition, and when you’d like to sell. That’s enough to start.
    
        
    2. 
        
  2. 
          Step 2
          
    We look at the numbers
    
          
    We review the house and the neighborhood, and may ask for a quick walkthrough so the offer is fair.
    
        
    3. 
        
  3. 
          Step 3
          
    You get a cash offer
    
          
    One straightforward number, in writing. Take your time — there’s no pressure to say yes on the spot.
    
        
    4. 
        
  4. 
          Step 4
          
    Close and get paid
    
          
    Pick your closing date — as little as 21 days. We handle the paperwork side and buy as-is.
    
        
    5. 
      

    

  


  

    

      A weathered wooden house with peeling paint, a sagging porch, and palm trees — the kind of fixer-upper bought as-is
      

        
“As-is” means as-is.

        
You don’t need to fix anything first, and you don’t need to apologize for the condition. We price the house for what it is, and we take on the repairs after closing.

        
    
          
  • Leave what you don’t want — we handle the cleanout.
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  • No staging, no photos for listings, no strangers walking through.
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  • No repair credits or last-minute renegotiations over condition.
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  • No agent commissions when you sell directly to us.
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Where we buy

          
Local, and local only. We know these neighborhoods because this is where we work.

        

        
    
          
  • Orlando
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  • Kissimmee
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  • Apopka
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  • Winter Garden
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  • Ocoee
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  • Windermere
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  • Maitland
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  • Orange County
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Just outside one of these areas? Send the address anyway — if it’s a fit, we’ll tell you. If it isn’t, we’ll say so plainly.

      

      
    

  


  

    

      

        
Questions sellers ask first

      

      

        

          Do I really not have to make any repairs?
          
Really. We buy as-is, which means the roof, the kitchen, the yard — all of it stays exactly as it is on the day you sell. Our offer reflects the condition, and the repairs are our problem after closing.

        

        

          How fast can we close?
          
As little as 21 days from an accepted offer, when that’s what you need. If you need more time — to move, to settle an estate, to sort out belongings — we’ll set a closing date that works for you instead.

        

        

          Will I pay fees or commissions?
          
When you sell directly to us, there’s no listing agent and no buyer’s-agent commission to split. The offer you accept is the number we work from — ask us about anything you’re unsure of before you sign, and we’ll answer it in writing.

        

        

          What if the house has tenants, or I inherited it?
          
Both are common for us. We buy houses with tenants in place, and we buy inherited houses — including ones where the paperwork isn’t fully sorted yet. Tell us the situation in the form and we’ll tell you honestly what’s possible.

        

        

          What happens after I send my details?
          
Adam reviews the property and your timeline, and comes back with a cash offer or with the questions he needs to make one. The form above prepares your details for you to send — copy them, download them, or email them to [email protected], and you’re done. You can also call (443) 380-0818.

        

        

          Is my offer really cash?
          
Yes. There’s no mortgage approval, appraisal contingency, or lender timeline standing between the offer and closing. That’s what makes a 21-day close possible.

        

      

    

  


  

    

      

        
Ready to see what your house is worth, as-is?

        
No obligation, no repairs required.

        
Prefer to talk? Call (443) 380-0818 or email [email protected].

      

      Get my cash offer