Got a lis pendens or foreclosure notice in Osceola County? You still have time to sell.
A local Florida buyer for houses with a lis pendens in Osceola County. Two minutes to request an offer, and you choose the closing date.
- 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 Osceola 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 Osceola County, that means working with the Osceola County Clerk of Court's records and a Florida title company we close with regularly.
How pre-foreclosure works in Osceola County
Here's how a pre-foreclosure case usually moves in Osceola County. Knowing where you are on this timeline tells you how much room you have to sell.
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 Osceola County Circuit Court (9th Judicial Circuit), it records a lis pendens in the Osceola 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.
What's different about Osceola County
Osceola County has thousands of vacation-rental homes near the theme parks and fast growth in Kissimmee, St. Cloud and Poinciana.
We buy houses with a lis pendens throughout Osceola County, including Kissimmee, and in unincorporated areas.
| County | Osceola County, Central Florida |
|---|---|
| County seat | Kissimmee |
| Court for pre-foreclosure cases | Osceola County Circuit Court (9th Judicial Circuit) |
| Official records & court sales | Osceola County Clerk of Court |
| Property taxes | Osceola County Tax Collector |
| Where we buy | Kissimmee |
Is selling right for your Osceola County house?
You have more than one way out. Osceola 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. We're happy to talk through each one — no pressure.
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.
Here's exactly what happens after you ask for an offer on your Osceola County property.
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 Osceola County homeowners ask about pre-foreclosure
Can I sell a house with a lis pendens on it?
Yes. The title company gets a payoff from the lender, pays it at closing, and the lender then dismisses the case and releases the lis pendens.
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 Osceola County?
In the Osceola County official records, kept by the Osceola 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 Osceola County?
Yes — including Kissimmee, the county seat of Kissimmee, and unincorporated areas.
Which court handles pre-foreclosure cases in Osceola County?
The Osceola County Circuit Court (9th Judicial Circuit). The Osceola County Clerk of Court keeps the official records and runs court-ordered sales.
How fast can you close in Osceola 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
Pre-Foreclosure & Lis Pendens help nearby
Get your no-obligation cash offer on your Osceola County property.
Two minutes to submit, a written offer within 24 hours, and the closing date you choose. Nothing to fix, nothing to list.