Strategy · Fix & flip · Central Florida
Fix & Flip Deals in Central Florida.
Search "fix and flip" and everyone wants to lend you money. Almost nobody sells you the deal. We do the second thing: off-market flip candidates across Central Florida, each delivered with ARV comps, a repair estimate, and projected returns — sourced from pre-foreclosure, probate, and tired-landlord situations that never reach the MLS. Top Investment Properties (TIP), operated by 24propertymanagement.com Inc, a licensed Florida real estate brokerage, sells off-market properties to cash investors across Central Florida.
The flip market, in numbers
Does flipping still pencil in Central Florida in 2026?
The statewide numbers say yes: Florida flips grossed a median $75,000 at a 28.3% ROI in Q1 2026 (ATTOM), ahead of the national 25.4%. But the market rewards a different flip than it did three years ago. Orlando carries 4.1 months of supply with 62 days on market (ORRA, June 2026) — enough velocity to absorb a correctly-priced renovation, enough inventory to punish an over-improved one. The winning profile is the cosmetic-to-moderate scope bought below the area median, priced to a realistic ARV, and sold to owner-occupants who compare it against tired retail listings.
Two Florida-specific costs deserve hard numbers in every underwrite. Insurance: homeowners premiums average $8,292 a year statewide, 181% above the national average (Insurify, April 2026) — and you carry it every month you hold, so timeline slippage is expensive here in a way it isn't in most states. Exit velocity: it varies enormously by market. Sanford resells in 37 days, Clermont in 40, Orlando's metro in 62, Ocala in 69 (Redfin/ORRA, May–June 2026). The same renovation with the same margin is a different deal in each of those markets.
The acquisition side is the best news. Investor purchases in Orlando fell 25% year over year in Q1 2026 — the steepest pullback in Florida (Redfin) — while all-cash purchases still ran 35.2% of sales (Redfin, March 2026). Translation: the institutional bidders left, the discount pipeline kept filling (Polk County foreclosure filings ran ~78% above the state rate in H1 2026, ATTOM), and disciplined local buyers face the least competition for distressed inventory in years.
Deals, not loans
What a TIP flip candidate comes with.
ARV comps you can check
Conservative after-repair comps from the same submarket — not aspirational listings. Your profit is locked in at purchase; the comps are where that gets decided.
Repair estimate up front
Scope and rough cost before you offer — roof, systems, cosmetics — so the first walkthrough confirms rather than discovers.
Off-market, first access
Pre-foreclosure, probate, and tired-landlord sourcing delivered to the list before any public listing — the discount comes from speed and certainty, not negotiation tricks.
Where flips pencil
The three flip markets we'd start with.
Orlando is the depth play: the biggest buyer pool and resale liquidity in Central Florida, best on cosmetic scopes bought below the $380,667 typical value (Zillow, May 2026). Kissimmee pairs distressed supply from one of Florida's most-filed foreclosure counties with tourism-corridor demand. Sanford is the velocity play — 37-day resales protect the margin a slow market erodes. Each city page carries the full sourced dataset; each deal card tells you which market logic applies.
Pressure-test any deal — free flip calculator (MAO, 70% rule, projected profit) →
Fix & flip FAQ
Straight answers, sourced numbers.
How much do house flippers actually make in Florida?
Florida flips grossed a median $75,000 at a 28.3% return on investment in Q1 2026 (ATTOM) — above the national 25.4%. Gross means before renovation, carrying, and selling costs, so the net depends on buying right: the profit is locked in at purchase, not at resale. That is why every TIP flip candidate ships with ARV comps and a repair estimate you can check before offering.
Is Central Florida good for flipping in 2026?
Yes, with discipline. Orlando carries 4.1 months of supply and 62 days on market (ORRA, June 2026) — a market that absorbs correctly-priced renovations but punishes over-improvement. Sanford resells in 37 days, the fastest in our footprint (Redfin, May 2026). And the competition thinned: investor purchases fell 25% year over year in Q1 2026, the steepest pullback in Florida (Redfin), which means less bidding pressure on acquisition than any recent year.
What is the 70% rule, and does it still work?
The 70% rule says pay no more than 70% of the after-repair value minus repair costs — a quick screen, not an underwrite. In practice the right maximum offer depends on your financing costs, realistic resale timeline, and Florida-specific carrying costs: homeowners insurance averages $8,292 a year statewide, 181% above the national average (Insurify, April 2026), and it accrues every month you hold. Run your own numbers in our free flip calculator — it computes MAO, the 70% ceiling, and projected profit, un-gated.
Where do the best flip deals in Central Florida come from?
Off-market. Pre-foreclosure, probate, tired-landlord, and wholesale situations — sellers who trade price for a fast, certain close. In Polk County, court foreclosure filings ran about 78% above the state rate in the first half of 2026 (ATTOM), the deepest discount pipeline in our footprint. Those properties rarely reach the MLS at all; they reach buyer lists like ours first.
How do I get flip deals from TIP?
Join our investor list and set your buy box — target areas, price band, renovation appetite. When a flip candidate fits, you get the full deal card (ARV comps, repair estimate, projected returns) before any public listing. Terms are identical on every deal: cash or hard money, as-is, $5,000 non-refundable EMD, 7–21 day close. We sell deals; we do not lend, so bring your own financing or cash.
Considering holding instead of selling? See BRRRR in Central Florida →
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