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A fresh start begins at home.
Sell Your Brandon
House As-Is for Cash.
No repairs. No cleanup. We cover closing costs—and you can leave unwanted belongings behind.
Serving homeowners throughout Florida.
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Get My Cash Offer
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Closing Costs Covered
No Repairs or Cleanup
No Agent Fees Charged by Us
Leave Unwanted Items Behind
Serving Florida homeowners
- Deltona
- Sanford
- Apopka
- Orlando
- DeLand
- DeBary
- Orange City
- Lake Helen
- Cassadaga
- Enterprise
- Osteen
- Lake Mary
- Longwood
- Altamonte Springs
- Casselberry
- Winter Springs
- Oviedo
- Winter Park
- Maitland
- Winter Garden
- Ocoee
- Oakland
- Windermere
- Clermont
- Minneola
- Groveland
- Mascotte
- Mount Dora
- Eustis
- Tavares
- Leesburg
- Umatilla
- Kissimmee
- St. Cloud
- Poinciana
- Davenport
- Haines City
- Winter Haven
- Auburndale
- Lakeland
- Bartow
- Lake Wales
- Plant City
- Zephyrhills
- Dade City
- Tampa
- Brandon
- Riverview
- Valrico
- Ruskin
- Wesley Chapel
- Lutz
- Land O’ Lakes
- St. Petersburg
- Clearwater
- Largo
- Dunedin
- Safety Harbor
- Tarpon Springs
- Palm Harbor
- New Port Richey
- Port Richey
- Spring Hill
- Brooksville
- Daytona Beach
- Port Orange
- South Daytona
- Holly Hill
- Ormond Beach
- New Smyrna Beach
- Edgewater
- Oak Hill
- Palm Coast
- Bunnell
- Flagler Beach
- Titusville
- Cocoa
- Rockledge
- Cocoa Beach
- Merritt Island
- Melbourne
- Palm Bay
- Sebastian
- Vero Beach
- Fort Pierce
- Port St. Lucie
- Stuart
- Jacksonville
- Orange Park
- Middleburg
- Green Cove Springs
- St. Augustine
- Palatka
- Gainesville
- Alachua
- High Springs
- Newberry
- Ocala
- Belleview
- Dunnellon
- Inverness
- Crystal River
- Wildwood
- Bushnell
- Bradenton
- Palmetto
- Sarasota
- Venice
- North Port
- Punta Gorda
- Port Charlotte
- Arcadia
- Sebring
- Avon Park
- Lake Placid
- Fort Myers
- Cape Coral
- Lehigh Acres
- Bonita Springs
- Estero
- Naples
- Immokalee
- LaBelle
- Clewiston
- West Palm Beach
- Lake Worth Beach
- Boynton Beach
- Delray Beach
- Boca Raton
- Jupiter
- Palm Beach Gardens
- Wellington
- Royal Palm Beach
- Belle Glade
- Fort Lauderdale
- Pompano Beach
- Deerfield Beach
- Coral Springs
- Margate
- Tamarac
- Sunrise
- Plantation
- Davie
- Hollywood
- Pembroke Pines
- Miramar
- Miami
- Hialeah
- Miami Gardens
- North Miami
- Doral
- Homestead
- Florida City
- Tallahassee
- Quincy
- Havana
- Crawfordville
- Perry
- Madison
- Live Oak
- Lake City
- Marianna
- Panama City
- Lynn Haven
- Panama City Beach
- DeFuniak Springs
- Freeport
- Niceville
- Crestview
- Fort Walton Beach
- Destin
- Milton
- Pace
- Pensacola
- Gulf Breeze
- Navarre
- And surrounding Florida communities
A simpler way to move forward.
Review your cash offer
We review the property and explain your proposed price and terms.
Choose an agreed closing date
If you accept, we work toward a closing date that fits the agreed terms.
A private walkthrough or assessment may be needed. Offers and closing dates depend on property review, title, and agreed contract terms.
A way forward for
challenging properties.
We consider homes across Florida. Select a situation to learn more. Every offer depends on our review.
Facing foreclosure
Share any scheduled sale date so we can review the time available.
Auction approaching
Include the auction date with your property details.
Major repairs needed
We consider major damage and deferred maintenance.
Inspection issues
We consider homes that would not pass a traditional inspection.
Difficult to insure
Tell us about known insurance challenges during our review.
Financing challenges
We consider homes that do not qualify for conventional mortgage financing.
Inherited property
Tell us about the home, its condition, and any belongings remaining.
Vacant home or unwanted rental
We review the current occupancy and any rental arrangements with you.
We see potential.
You see what’s next.
We help owners move forward by seeing potential in properties that need a fresh start.
Explore your cash offerSell in its current condition.
The condition and any belongings are reflected in your written agreement.
Keep the sale private.
No public showings or open houses. A private assessment may still be needed.
Know your terms.
No commissions or agent fees charged by us for a cash purchase. Review the price and conditions before accepting.
John ArroyoPutting People First
Operated by Arroyo Investment Group
Meet John Arroyo
My background in property valuation and investing led me to found Arroyo Investment Group. I help owners of homes that need work explore a practical next step.
Tell me what matters to you. I’ll listen and explain the proposed terms, without pressure to accept.
Licensed real estate agent and REALTOR®Current brokerage: LPT Realty · License SL3552533
For cash offers, John acts as an investor through Arroyo Investment Group, not as your listing agent. We may buy directly or work with buying partners. Listing services through John with LPT Realty are separate and require their own agreement.
Local preview: final brokerage disclosure wording is pending John’s broker’s review before launch.
Your questions,
answered.
Have something else in mind?
Do I need to make repairs or clean out the property?
No repairs or cleanout are required, and unwanted belongings can stay. Discuss the condition and belongings with us so the arrangement is clear in the written contract.
Is requesting an offer free?
Yes. Requesting an offer is free.
Am I obligated to accept?
No. Reviewing an offer does not obligate you to accept. A request is not a sales contract.
How is an offer determined?
We review condition, comparable sales, market conditions, and purchase costs. A cash offer may be lower than a potential retail sale price in exchange for convenience and the home’s condition. Review the proposed terms before deciding.
Will you need to see the property?
We may need a private walkthrough, photos, or another assessment before agreeing on final terms. We discuss access with you. This is separate from public showings and open houses.
Is there a financing, appraisal, or home inspection contingency?
Our cash-offer terms have no lender financing contingency, appraisal requirement, or formal home inspection contingency. A private assessment may still be needed. Title requirements and other written contract conditions can apply.
How long does the process take?
We discuss your preferred timeline and work toward an agreed closing date. Timing depends on the assessment, title, contract conditions, and closing arrangements. No date is guaranteed.
Can you consider a property in foreclosure or scheduled for auction?
Yes. Include any scheduled sale date promptly. An inquiry or offer does not stop foreclosure or cancel an auction. We cannot guarantee closing before your deadline.
What if the property is difficult to insure or finance?
We consider these properties, including homes that would not pass a traditional inspection. Eligibility and any offer depend on our review.
Do you buy directly or work with buying partners?
We may purchase directly or work with buying partners, including through a wholesale transaction. We do not personally fund every purchase or renovate every property. Your documents identify the buyer and explain any assignment or partner arrangement. John acts as an investor, not your listing agent, for these cash offers.
What will I receive after closing costs and property obligations?
We cover closing costs and charge no commissions or agent fees for our cash purchase. Your net proceeds depend on the agreed price less mortgage payoff, liens, taxes owed, and other property obligations. Those debts do not disappear. Review the itemized closing statement.
What happens after I submit my information?
After your request is accepted for delivery, John or the team reviews it and follows up using your preferred contact method. A request does not guarantee an offer. Delivery errors preserve your entries for retry; email provider acceptance does not guarantee inbox receipt.
Before you decide
Understand your options.
Practical preparation for a home with a different kind of story. Explore all seller guides.
Inherited property
Selling an inherited house in Florida.
You can explore an as-is offer while getting clear about who can authorize a sale and what documents need review.
Read the guide Repairs and conditionA house that needs work can still have a next chapter.
Explore an as-is cash offer without committing to renovations, cleanup, or a public showing schedule.
Read the guide Tenant-occupied propertiesSelling a rental while tenants are in place.
A sale inquiry can start with the current occupancy. It should also start with respect for the people living there and the existing agreements.
Read the guide Time-sensitive property questionsHave a foreclosure sale or auction date?
Share the scheduled date promptly so we can review the time available. An inquiry or offer does not stop foreclosure or cancel an auction.
Read the guidePrefer to list your home?
John can discuss marketing your property through LPT Realty under a separate listing agreement. Listing commissions, fees, and responsibilities are agreed separately; cash-purchase benefits do not automatically apply.
Let’s talk about your property.
A simple first step. A decision that’s always yours.