At a glance
| Orlando typical home value | $371,120 (Zillow, August 2026) |
|---|---|
| Metro typical days to pending | 70 days (Zillow, August 2026) |
| Metro sale-to-list ratio | About 97.3% (Zillow, August 2026) |
| Florida deed stamp tax | 70 cents per $100 of price (outside Miami-Dade) |
Your two main routes: a cash buyer or a listing
A cash offer comes from an investor or home-buying company that buys as-is, often without an appraisal or financing contingency. You skip showings and most repairs, and you can often pick the closing date. In return, the price is usually set so the buyer can repair, hold and resell the home at a profit.
A listing puts the home on the open market through an agent. You pay commission and usually some repairs or credits, and you carry the home until closing. In exchange, buyers compete on price.
There is also a middle path: list the home priced to move, as-is, and accept a strong cash or conventional offer from the open market. That often gets you most of the speed of a direct sale without taking the first number you are given.
How fast Orlando homes are selling right now
Zillow's typical home value for Orlando was $371,120 in August 2026, down 1.4% on a year earlier. Across the metro, the typical home took 70 days to go pending and sold for about 97.3% of list price. About 28% of listings had a price cut.
That means a well-priced listing is not instant. Budget for two to three months from listing to pending, plus the time to close. If your deadline is shorter than that, a cash sale starts to make more sense. The Orlando housing market page tracks these numbers over time.
Worked example: net proceeds from each route
This is an illustration, not a quote. It uses assumed round numbers for a home with a market value of about $370,000. Your price, commission, repairs and carrying costs will differ. The only figure taken from an official source is the Florida documentary stamp tax on the deed, which the Florida Department of Revenue sets at 70 cents per $100 of price in every county except Miami-Dade.
| Item (assumed) | List on the market | Cash offer |
|---|---|---|
| Sale price | $360,000 | $300,000 |
| Agent commission (assumed 5%) | $18,000 | $0 |
| Deed doc stamps (70 cents per $100) | $2,520 | $2,100 |
| Title and other closing costs (assumed) | $3,600 | $1,500 |
| Repairs or buyer credits (assumed) | $5,000 | $0 |
| Carrying costs (assumed $2,500 a month) | $7,500 (3 months) | $2,500 (1 month) |
| Net before mortgage payoff | $323,380 | $293,900 |
In this example, listing leaves you about $29,480 more. The cash offer would need to be roughly $330,000 to match. Change any assumption and the gap moves: a home that needs major repairs, or a seller paying two mortgages, can narrow it quickly.
Run your own figures in the seller net proceeds calculator, and see the Florida closing costs guide for what sellers typically pay. Who pays the deed stamps is set in your contract; the Department of Revenue notes that all parties to the deed are liable for the tax whoever agrees to pay it.
When a cash sale can make sense
- Hard deadlines. A job move, divorce settlement or foreclosure date that falls before a listing could realistically close.
- Homes that will not finance. Major roof, structural or system problems can stop a buyer's lender or insurer, which shrinks the listing market to cash buyers anyway.
- Inherited or vacant homes. Carrying costs keep running while the property sits. Our guide to selling inherited property in Florida covers probate timing.
- Privacy or disruption. Some sellers value skipping showings and repairs more than the price difference.
Even then, get more than one cash offer. Offers on the same house can differ by a meaningful amount, and a competing number is the fastest way to find out.
What to check before you sign with a cash buyer
- Proof of funds. Ask for a recent bank or lender letter showing the buyer can close.
- Who is actually buying. Ask whether the company will close in its own name or assign the contract to another investor. An assignment can delay closing or collapse if no one takes it.
- Inspection period and escape clauses. A long inspection period lets the buyer renegotiate late. Ask for a short one, or none.
- Earnest money. Check the amount and when it becomes non-refundable.
- Closing agent. Use a Florida title company or real estate attorney you are comfortable with, and read the settlement statement before closing.
- HOA estoppel. If you are in an HOA or condo, the association must issue an estoppel certificate showing what you owe. Florida caps the base fee for an HOA estoppel at $250, plus $100 to expedite.
Be wary of any price that drops after inspection without a clear reason. It is the most common way a strong cash offer shrinks.
How to make a listing move faster
If the numbers favor listing but time is tight, a few choices shorten the timeline:
- Price at or slightly under the recent sales, not above them. With about 28% of metro listings taking a cut, overpricing costs time.
- Get a pre-listing inspection so buyers' inspections do not surprise you.
- Order the HOA estoppel and gather permits, surveys and warranties before you list.
- Tell your agent your deadline, so offers are judged on closing date as well as price.
Check a realistic price first with the Orlando home value guide. If you want to compare a listing plan with cash offers side by side, we can introduce you to a local agent who can price both.
Common questions
How much less is a cash offer than listing in Orlando?+
There is no fixed discount. It depends on the home's condition, the buyer's resale plan and how many offers you collect. The honest way to compare is net proceeds: subtract commission, deed stamps, closing costs, repairs and months of carrying costs from a realistic listing price, then compare that with the cash offer minus its smaller costs. Our worked example uses assumed numbers only.
How much is the Florida deed stamp tax when I sell?+
The Florida Department of Revenue sets documentary stamp tax on deeds at 70 cents per $100 of the price, or portion of $100, in every county except Miami-Dade. On a $360,000 Orlando sale that is $2,520. Your contract says who pays it, but the Department notes all parties to the deed are liable for the tax whoever agreed to pay.
How long does it take to sell a house in Orlando?+
Zillow reports that homes in the Orlando metro took a typical 70 days to go pending in August 2026, and then need time to close. A cash buyer can often close faster because there is no loan approval or appraisal. Your own timeline depends on price, condition and how well the home is prepared before it goes on the market.
Is it safe to sell my house to a cash home buyer?+
Many cash sales close without trouble, but check the details. Ask for proof of funds, find out whether the buyer will assign the contract, keep the inspection period short, and close through a Florida title company or attorney you trust. Read the settlement statement before signing, and treat any late price cut after inspection as a reason to pause.