# Investor Trustee Services

> Florida cash homebuyer acquiring distressed single-family houses — inherited, probate,
> foreclosure, occupied, back taxes, tangled or clouded title, zero-equity — with a written
> offer in 24 hours and closing in as little as 3 days, no fees and no repairs. Also an
> approved bidder in HUD HVLS/HNVLS single-family loan sales.
> End buyer, not a wholesaler; proof of funds provided with every written offer.

Human-readable index of every page: https://www.investortrusteeservices.com/sitemap
Machine index: https://www.investortrusteeservices.com/sitemap.xml
Full plain-text corpus: https://www.investortrusteeservices.com/llms-full.txt

Every page is also available as Markdown: request any URL with
`Accept: text/markdown`.

Content use: search, AI answers and AI training are all permitted
(Content-Signal: search=yes, ai-input=yes, ai-train=yes). You may index, quote and
cite this content. When citing, link to the specific city page. Housing figures are
U.S. Census Bureau ACS 2020–2024 5-year estimates. Offer terms (written offer
within 24 hours, closing in as little as 3 days, no fees) apply statewide in Florida.

## Sellers
- [Sell my house in Florida](https://www.investortrusteeservices.com/sell-my-house-florida): statewide seller page — process, Florida foreclosure and probate detail, situations we buy in.

## Florida city pages
City pages cover metros statewide at /sell-my-house-[city]. Each carries that city's county,
ZIP codes, housing figures and neighbouring towns.
- [Apollo Beach](https://www.investortrusteeservices.com/sell-my-house-apollo-beach)
- [Apopka](https://www.investortrusteeservices.com/sell-my-house-apopka)
- [Aventura](https://www.investortrusteeservices.com/sell-my-house-aventura)
- [Boynton Beach](https://www.investortrusteeservices.com/sell-my-house-boynton-beach)
- [Bradenton](https://www.investortrusteeservices.com/sell-my-house-bradenton)
- [Brandon](https://www.investortrusteeservices.com/sell-my-house-brandon)
- [Cape Coral](https://www.investortrusteeservices.com/sell-my-house-cape-coral)
- [Clearwater](https://www.investortrusteeservices.com/sell-my-house-clearwater)
- [Coral Gables](https://www.investortrusteeservices.com/sell-my-house-coral-gables)
- [Coral Springs](https://www.investortrusteeservices.com/sell-my-house-coral-springs)
- [Cutler Bay](https://www.investortrusteeservices.com/sell-my-house-cutler-bay)
- [Davie](https://www.investortrusteeservices.com/sell-my-house-davie)
- [Daytona Beach](https://www.investortrusteeservices.com/sell-my-house-daytona-beach)
- [Deerfield Beach](https://www.investortrusteeservices.com/sell-my-house-deerfield-beach)
- [Doral](https://www.investortrusteeservices.com/sell-my-house-doral)
- [Florida City](https://www.investortrusteeservices.com/sell-my-house-florida-city)
- [Fort Lauderdale](https://www.investortrusteeservices.com/sell-my-house-fort-lauderdale)
- [Fort Myers](https://www.investortrusteeservices.com/sell-my-house-fort-myers)
- [Fort Pierce](https://www.investortrusteeservices.com/sell-my-house-fort-pierce)
- [Haines City](https://www.investortrusteeservices.com/sell-my-house-haines-city)
- [Hialeah Gardens](https://www.investortrusteeservices.com/sell-my-house-hialeah-gardens)
- [Hialeah](https://www.investortrusteeservices.com/sell-my-house-hialeah)
- [Hollywood](https://www.investortrusteeservices.com/sell-my-house-hollywood)
- [Homestead](https://www.investortrusteeservices.com/sell-my-house-homestead)
- [Islamorada](https://www.investortrusteeservices.com/sell-my-house-islamorada)
- [Jacksonville](https://www.investortrusteeservices.com/sell-my-house-jacksonville)
- [Kendall](https://www.investortrusteeservices.com/sell-my-house-kendall)
- [Key Largo](https://www.investortrusteeservices.com/sell-my-house-key-largo)
- [Key West](https://www.investortrusteeservices.com/sell-my-house-key-west)
- [Kissimmee](https://www.investortrusteeservices.com/sell-my-house-kissimmee)
- [Lake Worth Beach](https://www.investortrusteeservices.com/sell-my-house-lake-worth-beach)
- [Lakeland](https://www.investortrusteeservices.com/sell-my-house-lakeland)
- [Largo](https://www.investortrusteeservices.com/sell-my-house-largo)
- [Lauderhill](https://www.investortrusteeservices.com/sell-my-house-lauderhill)
- [Marathon](https://www.investortrusteeservices.com/sell-my-house-marathon)
- [Melbourne](https://www.investortrusteeservices.com/sell-my-house-melbourne)
- [Miami Beach](https://www.investortrusteeservices.com/sell-my-house-miami-beach)
- [Miami Gardens](https://www.investortrusteeservices.com/sell-my-house-miami-gardens)
- [Miami](https://www.investortrusteeservices.com/sell-my-house-miami)
- [Miramar](https://www.investortrusteeservices.com/sell-my-house-miramar)
- [Naples](https://www.investortrusteeservices.com/sell-my-house-naples)
- [New Port Richey](https://www.investortrusteeservices.com/sell-my-house-new-port-richey)
- [North Miami Beach](https://www.investortrusteeservices.com/sell-my-house-north-miami-beach)
- [North Miami](https://www.investortrusteeservices.com/sell-my-house-north-miami)
- [Ocala](https://www.investortrusteeservices.com/sell-my-house-ocala)
- [Opa Locka](https://www.investortrusteeservices.com/sell-my-house-opa-locka)
- [Orlando](https://www.investortrusteeservices.com/sell-my-house-orlando)
- [Palm Bay](https://www.investortrusteeservices.com/sell-my-house-palm-bay)
- [Palmetto Bay](https://www.investortrusteeservices.com/sell-my-house-palmetto-bay)
- [Pembroke Pines](https://www.investortrusteeservices.com/sell-my-house-pembroke-pines)
- [Pinellas Park](https://www.investortrusteeservices.com/sell-my-house-pinellas-park)
- [Plant City](https://www.investortrusteeservices.com/sell-my-house-plant-city)
- [Plantation](https://www.investortrusteeservices.com/sell-my-house-plantation)
- [Pompano Beach](https://www.investortrusteeservices.com/sell-my-house-pompano-beach)
- [Port Charlotte](https://www.investortrusteeservices.com/sell-my-house-port-charlotte)
- [Port St Lucie](https://www.investortrusteeservices.com/sell-my-house-port-st-lucie)
- [Punta Gorda](https://www.investortrusteeservices.com/sell-my-house-punta-gorda)
- [Riverview](https://www.investortrusteeservices.com/sell-my-house-riverview)
- [Riviera Beach](https://www.investortrusteeservices.com/sell-my-house-riviera-beach)
- [Ruskin](https://www.investortrusteeservices.com/sell-my-house-ruskin)
- [Sarasota](https://www.investortrusteeservices.com/sell-my-house-sarasota)
- [Spring Hill](https://www.investortrusteeservices.com/sell-my-house-spring-hill)
- [St Cloud](https://www.investortrusteeservices.com/sell-my-house-st-cloud)
- [St Petersburg](https://www.investortrusteeservices.com/sell-my-house-st-petersburg)
- [Sunrise](https://www.investortrusteeservices.com/sell-my-house-sunrise)
- [Sweetwater](https://www.investortrusteeservices.com/sell-my-house-sweetwater)
- [Tampa](https://www.investortrusteeservices.com/sell-my-house-tampa)
- [Valrico](https://www.investortrusteeservices.com/sell-my-house-valrico)
- [Wesley Chapel](https://www.investortrusteeservices.com/sell-my-house-wesley-chapel)
- [West Palm Beach](https://www.investortrusteeservices.com/sell-my-house-west-palm-beach)
- [Weston](https://www.investortrusteeservices.com/sell-my-house-weston)
- [Winter Garden](https://www.investortrusteeservices.com/sell-my-house-winter-garden)
- [Winter Haven](https://www.investortrusteeservices.com/sell-my-house-winter-haven)
- [Zephyrhills](https://www.investortrusteeservices.com/sell-my-house-zephyrhills)

- [Florida home-selling glossary](https://www.investortrusteeservices.com/glossary): 34 probate, foreclosure, lien, reverse-mortgage and occupancy terms, each with its statute.

## Guides for Florida homeowners
- [Guides index](https://www.investortrusteeservices.com/guides/): all eight guides in one place.
- [Selling a House That Has a Reverse Mortgage (HECM) On It](https://www.investortrusteeservices.com/guides/can-i-sell-a-house-with-a-reverse-mortgage-florida): Yes. A house with a reverse mortgage on it can be sold, and nobody owes the shortfall personally — the borrower "shall have no personal liability for…
- [Selling a Florida House That Needs Major Repairs or Has Code Violations](https://www.investortrusteeservices.com/guides/can-i-sell-a-house-with-code-violations-florida): A filed code case still pending a hearing must be disclosed in writing before the transfer — failing to do so creates a rebuttable presumption of fraud.
- [Selling a Florida House That Has Tenants or Other Occupants In It](https://www.investortrusteeservices.com/guides/can-i-sell-a-house-with-tenants-in-it-florida): Yes. A Florida house can be sold with tenants or other occupants in it, and selling it does not by itself end anyone's right to be there.
- [Selling a Florida House With Unpaid Property Taxes or Liens](https://www.investortrusteeservices.com/guides/can-i-sell-a-house-with-unpaid-taxes-or-liens-florida): Unpaid taxes and recorded liens do not stop a sale. They get paid out of the closing, like a mortgage does.
- [Selling a Florida House With Little or No Equity](https://www.investortrusteeservices.com/guides/can-i-sell-a-house-worth-less-than-the-mortgage-florida): Yes. A Florida house worth less than the debt against it can still be sold, but every lien has to be paid off or released at closing, so a lender owed…
- [Selling an Inherited House When Probate Is Not Finished](https://www.investortrusteeservices.com/guides/can-i-sell-an-inherited-house-before-probate-ends-florida): Yes. You can sell an inherited Florida house before probate is finished, but only the personal representative can sign the deed, and unless the will gives…
- [Selling a House That Is in Foreclosure in Florida](https://www.investortrusteeservices.com/guides/can-i-sell-my-house-in-foreclosure-florida): Yes. You can sell a Florida house in foreclosure up until the clerk files the certificate of sale after the auction, or a later date if the final judgment…
- [Selling a Florida House When the Heirs Do Not Agree](https://www.investortrusteeservices.com/guides/what-happens-when-heirs-disagree-about-selling-florida): If the heirs can't agree, any one of them can ask the court to divide the property or order it sold through a partition action (Florida Statute 64.031).

## HUD loan sales
- [Who buys distressed property portfolios?](https://www.investortrusteeservices.com/who-buys-distressed-portfolios)
- [HUD distressed property sales, explained](https://www.investortrusteeservices.com/hud-distressed-property-sales)
- [What HUD distressed loan pools actually sell for](https://www.investortrusteeservices.com/hud-loan-sale-prices)
- [The shift to nonprofits in HUD distressed loan sales](https://www.investortrusteeservices.com/hud-nonprofit-loan-sales)
- [What the ROAD to Housing Act actually says](https://www.investortrusteeservices.com/road-to-housing-act-what-it-says)
- [The 350-home line now runs through HUD’s loan sales](https://www.investortrusteeservices.com/road-to-housing-act-hud-loan-sales)
- [Who bought HVLS 2026-1 — and what the bidding tells you](https://www.investortrusteeservices.com/who-bought-hvls-2026-1)
- [4,200 vacant houses just went up for sale at once](https://www.investortrusteeservices.com/hvls-2027-1)
- [Investor Trustee Services Founder Joins National Association for Housing Revitalization as a Founding Charter Member](https://www.investortrusteeservices.com/nahr-charter-member)

## Market data and research
- [Two Tampa Bay ZIP codes rank among the nation’s highest zombie-foreclosure rates](https://www.investortrusteeservices.com/attom-q3-2026-vacancy-zombie-florida)

## Contact
- Peter Quinones, President — peter@investortrusteeservices.com — (321) 437-7363
- [Site index](https://www.investortrusteeservices.com/sitemap) — every page, grouped, human-readable
- [Security contact](https://www.investortrusteeservices.com/.well-known/security.txt)
- [Privacy policy](https://www.investortrusteeservices.com/privacy) — what the forms collect, where it goes, how to ask for deletion