Orange County is the heart of Central Florida and a county we buy in. We purchase inherited houses across Orlando — Pine Hills, Azalea Park, Conway, Lockhart, Oak Ridge — and in Apopka, Ocoee, Winter Garden and Winter Park, with the probate handled by Orlando-based attorneys and closings done remotely for heirs anywhere.
Probate in Orange County: the court and the clerk
- Court: Circuit Court of the Ninth Judicial Circuit, Orange County
- Clerk: Orange County Clerk of Courts — Probate Division
- Courthouse for probate: 425 N. Orange Avenue, Suite 335, Orlando, FL 32801 (mail filings to Suite 350)
- Probate department phone: (407) 836-2057
The Orange County Clerk’s Probate Division answers phones only in the morning (8 a.m.–noon) and accepts probate filings at any Clerk location; its self-help center can explain procedure but cannot tell you which type of probate applies. The attorney handles the filings (through the Florida Courts E-Filing Portal); you never have to appear in person for an ordinary estate.
Look up the house and the taxes
- Orange County Property Appraiser — search the address to see the owner of record, the last deed, and whether a homestead exemption was in place.
- Orange County Tax Collector — check for unpaid property taxes and tax certificates. Unpaid taxes become tax certificates, and certificate holders can apply for a tax deed sale about two years later — the one clock that doesn’t wait for probate.
We run both of these checks for every family who calls, at no charge, and explain what we find.
Short version: if you want the house sold, we pay for the probate and get the attorney working within 24 hours — call or text (727) 353-6206, or use the form.
Inherited houses in Orange County
Orlando’s inherited houses are often 1950s–1980s block homes in neighborhoods that have appreciated far past what the family paid, which makes the stepped-up basis especially valuable to heirs. Many Orlando estates involve an owner who moved to Florida from Puerto Rico or Latin America with heirs who live abroad; FIRPTA withholding, apostilles, and consular signings are part of how we close those.
Where we buy in Orange County
Orlando, Apopka, Winter Garden, Ocoee, Winter Park, Maitland, Pine Hills, Alafaya, Horizon West, Hunters Creek, Meadow Woods, Union Park, Oak Ridge, Dr. Phillips, Azalea Park, Conway, Lockhart, and every neighborhood between.
How it works here
- Call, text, or send the address. Alex calls you back the same day.
- A short walkthrough — with you, a relative, a neighbor, or a lockbox.
- A written cash offer with the math, usually within 24 hours.
- Within 24 hours of signing, a Florida probate attorney who represents the estate is engaged and working on the Orange County probate. We pay the attorney, the filing fees, and the publication.
- Close when the court authorizes the sale — remotely, with a mobile notary, and your proceeds wired the same day.
Own only a share of the house? We buy partial heir interests in Orange County too.
Questions people ask
Where is probate filed in Orange County?
In the circuit court of the Ninth Judicial Circuit, through the Orange County Clerk of Courts — Probate Division. The probate department can be reached at (407) 836-2057. If the person who died lived in Orange County, probate is filed here; if they lived elsewhere but owned a house here, an ancillary administration is filed in Orange County.
How long does probate take in Orange County?
In the Ninth Judicial Circuit (Orange County), summary administration commonly takes one to three months and formal administration six to twelve months, depending on the judge’s calendar and how quickly heirs sign. With us, the estate’s attorney is engaged within 24 hours of your signed agreement and your sale price is locked in from day one. See how long Florida probate takes.
Do you buy inherited houses in Apopka and Winter Garden?
Yes — we buy throughout Orange County, including Orlando, Apopka, Winter Garden, Ocoee, Winter Park, Maitland, Pine Hills, Alafaya, Horizon West, Hunters Creek, Meadow Woods, Union Park, Oak Ridge, Dr. Phillips, Azalea Park, Conway, Lockhart. Single-family houses, duplexes and small multifamily in any condition; not condos or mobile homes.
How do I find out who owns my relative’s house in Orange County?
Search the address on the Orange County Property Appraiser website. It shows the owner of record and usually links to the last recorded deed, which tells you whether the house was in your relative’s name alone, held jointly, or in a trust. Check the Orange County Tax Collector for unpaid taxes.