Question 1

Is Orlando a top flip market?

Accepted Answer

No claim to make here, and be skeptical of anyone telling you otherwise. Orlando does not appear in ATTOM's Q1 2026 Home Flipping Report's metro lists for flip rate, profit margin, or cash-purchase share, so there is no current Orlando flip rate, gross profit, or ROI figure to cite. What is published: Florida statewide ran a 6.6% flip rate in Q1 2026 with a $75,000 typical gross profit and 28.3% ROI, both above the national $66,000 and 25.4%. Underwrite your specific Orlando deal on its own numbers, not a metro reputation, and run it through the fix and flip calculator before you go hard.

Question 2

Does Florida's 30-business-day permit clock apply in Orange, Osceola, Seminole, and Lake?

Accepted Answer

Use the statutory clock, because no local jurisdiction publishes a faster observed average. Florida Statutes section 553.792 gives Orange, Osceola, Seminole, and Lake counties up to 30 business days to approve, approve with conditions, or deny a complete single-family permit application under 7,500 square feet, and 60 business days for larger residential or commercial work, with the jurisdiction required to flag anything missing within 5 business days. Miss its own deadline and the permit fee drops 10% per business day late, 20% after a resubmission. We do not have verified observed review times or impact-fee schedules for any of the four counties, so budget the statutory maximum into your 6-month term rather than assuming a faster local pace, and confirm current fees directly with the county before you close on the deal.

Question 3

What will my property tax bill actually be with no homestead exemption?

Accepted Answer

Higher than the seller's bill, and it varies sharply by jurisdiction inside the metro. 2025 final millage runs roughly 18 to 19 mills in the City of Orlando, 17.41 in Kissimmee, and as low as 13.85 in unincorporated Osceola County, all before any Community Development District assessment. As an investment property, your bill is subject to the state's 10% annual non-homestead assessment cap rather than the 3% homestead cap, and that cap resets to market value on your purchase, so the seller's prior bill will understate what you pay in your first full tax year. Pull an address-level estimate from the county property appraiser, and talk to your CPA about how the reset affects your specific deal.

Question 4

Does the property carry a CDD assessment I should know about?

Accepted Answer

Check before you underwrite the carry, especially in the newer master-planned corridors. Community Development Districts under Florida Statutes chapter 190 can levy their own ad valorem and non-ad valorem assessments to service infrastructure bonds, and those assessments are certified to the property appraiser and collected on the same county tax bill as everything else, in addition to regular county and city taxes. Master-planned and resort communities across Osceola, Lake, and the Davenport corridor commonly carry a CDD, and a seller's listing rarely calls it out. We do not have dollar figures for specific communities like ChampionsGate or Storey Lake, so pull the actual tax bill or ask the district directly rather than estimating.

Question 5

How much should I budget for insurance during the hold?

Accepted Answer

Less than most of Florida, and it still moves the numbers by county. Florida's insurance regulator reports average homeowners premiums including wind, as of March 2026, of $2,650 in Lake County, $2,767 in Polk (the Davenport corridor), $2,940 in Osceola, $3,545 in Seminole, and $3,610 in Orange, all below coastal Pinellas at $4,063 and well below Broward and Miami-Dade. That is a real spread, roughly $960 a year between Lake and Orange on an otherwise comparable house, so get a binder quote on the specific address rather than budgeting a single metro number, and build it into your 6-month carry.

Question 6

What exit price should I underwrite to, and where is pricing softest?

Accepted Answer

To the submarket, not the metro average, and the south side is where entry pricing has room. Mid-tier home values as of June 2026 span $282,132 in Poinciana to $569,557 in Winter Garden, with most of the metro clustered $340,000 to $435,000. The Osceola and Polk short-term-rental corridor, Kissimmee, Davenport, and Poinciana, is falling fastest at 4 to 5 percent year over year, while north-side owner markets like Winter Park are nearly flat. Metro-wide, the median list price sits at $419,450 as of July 2026 with 74 median days on market and about 37% of active listings already carrying a price cut, so hold your after repair value to subdivision comps and price in a reduction rather than assuming the first list price holds.

Question 7

With about 37% of Orlando listings already cutting price, what do I bring to a flip?

Accepted Answer

About 10% of the purchase, plus closing costs and your carry. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, on a 6-month interest-only term. The Orlando metro median list price sits at $419,450 as of July 2026, so on a $400,000 purchase that is up to $360,000 from us and $40,000 from you (400,000 x 90% = 360,000), with the rehab drawn against the schedule instead of paid up front. With 74 median days on market and about 37% of active listings already carrying a price cut, budget a real contingency on top of that. Subject to underwriting.

Question 8

Is there a minimum credit score for an Orlando fix and flip loan?

Accepted Answer

No minimum score on this program. We do run credit, but on an asset-based loan it carries far less weight than it would at a bank. The deal is underwritten on the purchase price, the rehab budget, and the ARV. Weaker credit usually means lower leverage rather than a decline, so instead of the full 90% of purchase you might land a few points below it. There is no hard credit pull to start a conversation about an Orlando deal. Subject to underwriting.

Question 9

Does the loan floor bind on a low-basis Poinciana or Kissimmee rehab?

Accepted Answer

$100,000 is the floor, the program runs to $5M, and a low-basis Poinciana or Kissimmee buy is the only place the floor comes close to binding. Mid-tier values across the metro's named submarkets run from $282,132 in Poinciana up to $569,557 in Winter Garden, with most of the metro clustered $340,000 to $435,000, so a typical Orlando-area flip clears the minimum on the purchase leg alone. Where the floor does come up is a low-basis Poinciana or Kissimmee buy with a heavy rehab, and there the rehab budget counts toward the loan amount. Subject to underwriting.

Question 10

Can a first-time flipper get funded on a Kissimmee or Davenport rehab?

Accepted Answer

Yes. First-time flippers are welcome on this program. There is no track record requirement to get a term sheet, and no minimum credit score. What a first file usually costs you is leverage: less experience is offset with lower leverage rather than a decline. Bring a realistic scope of work and an ARV held to subdivision comps, not to the metro average, because Orlando pricing is softening fastest in the southern short-term-rental corridor. Subject to underwriting.

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