Got a lis pendens or foreclosure notice in Orange County? You still have time to sell.
Get a written cash offer on your Orange County house within 24 hours and close in as little as 7 days. No repairs, no showings, no commissions.
- Written cash offer within 24 hours
- No obligation to accept
- You pick the closing date
Can I sell a house with a lis pendens in Orange County?
A lis pendens is the public notice a lender records when it files a foreclosure lawsuit. It does not mean you've lost the house. You can still sell, but the lis pendens has to be released at closing, so the sale must pay off the lender in full or be approved by them.
In Orange County, that means working with the Orange County Clerk of Court's records and a Florida title company we close with regularly.
How pre-foreclosure works in Orange County
The steps below follow Florida statutes and the offices that handle them in Orange County.
Breach letter
Most mortgages require the lender to send a notice of default (breach letter) giving you time — usually 30 days — to cure before it accelerates the loan.
Lis pendens recorded
When the lender files suit in the Orange County Circuit Court (9th Judicial Circuit), it records a lis pendens in the Orange County public records (s. 48.23, Fla. Stat.). Title searches will now show it.
Summons served
You have 20 days from service to file a response. Missing it can lead to a default judgment.
Case moves forward
The case heads toward summary or final judgment. This is the best window to sell on your terms.
Release at closing
When the sale pays off the loan, the lender dismisses the case and the lis pendens is released, clearing title.
Selling a house with a lis pendens in Orange County
Hurricane Ian caused inland flooding in parts of Orange County in 2022, and the Orlando metro's tourism-driven economy makes income swings common.
We buy houses with a lis pendens throughout Orange County, including Orlando, and in unincorporated areas.
| County | Orange County, Central Florida |
|---|---|
| County seat | Orlando |
| Court for pre-foreclosure cases | Orange County Circuit Court (9th Judicial Circuit) |
| Official records & court sales | Orange County Clerk of Court |
| Property taxes | Orange County Tax Collector |
| Where we buy | Orlando |
Options for Orange County homeowners
A cash sale isn't the only path. Orange County homeowners in this spot usually weigh respond to the lawsuit, ask for loss mitigation, refinance or reinstate, sell with an agent and sell for cash. If keeping the house or listing it makes more sense, we'll say so.
Compare every option in the Florida guide →- A lis pendens showed up in the public records
- You were served with a foreclosure summons
- Calls and letters from investors started arriving
- You don't know how much time is left
Three steps. Your schedule.
Selling to us takes three steps, and you control the timing of every one.
Tell us about the house
Share the address and a few details online or by phone. It takes about two minutes and costs nothing.
Get a written cash offer
We review the property and recent nearby sales and send a no-obligation cash offer, usually within 24 hours.
Pick your closing date
Close in as little as 7 days through a Florida title company, or pick a later date. We cover normal closing costs.
What Orange County homeowners ask about pre-foreclosure
Is a notice of default the same as a lis pendens?
No. A notice of default (or breach letter) comes from the lender before a lawsuit. A lis pendens is recorded once the lawsuit has been filed.
How long do I have to respond to a foreclosure summons in Florida?
Twenty days from the date you were served. If you need more time, talk to a Florida attorney right away.
Where is a lis pendens recorded in Orange County?
In the Orange County official records, kept by the Orange County Clerk of Court. You can search the records by owner name to see whether one has been filed.
Do you buy houses in every part of Orange County?
Yes — including Orlando, the county seat of Orlando, and unincorporated areas.
Which court handles pre-foreclosure cases in Orange County?
The Orange County Circuit Court (9th Judicial Circuit). The Orange County Clerk of Court keeps the official records and runs court-ordered sales.
How fast can you close in Orange County?
As little as 7 days after you accept, using a Florida title company. If you need more time, we'll set the date that works for you.
Related help
Other situations in Orange County
Pre-Foreclosure & Lis Pendens help nearby
Get your no-obligation cash offer on your Orange County property.
Two minutes to submit, a written offer within 24 hours, and the closing date you choose. Nothing to fix, nothing to list.