Cash offers on houses in any condition
Sell the house
exactly as it stands.
No repairs, no commissions, no showings. A written offer within 24 hours of seeing the house, and you pick the closing date.
Talk to Lee directly at (555) 123-4567. No obligation, and no pressure either way.
Situations we buy
If any of this sounds like your house, we will still buy it.
Most of the houses we buy would not show well on the open market. That is the point. Condition is our problem after closing, not yours before.
Inherited
You inherited a house you cannot keep
Probate, a long drive, and a garage full of decisions. We buy it with everything still inside and you take only what you want.
Vacant
The house has sat empty for months
Insurance gets harder, the yard gets noticed, and the bills keep arriving. We close and the carrying costs stop that day.
Tenants
A rental left you tired and out of pocket
Damage, a tenant still in place, or unpaid rent. We buy occupied houses and handle the situation after closing.
Repairs
The repair list is longer than the budget
Roof, foundation, fire damage, code violations, an open permit. We price the work ourselves and you fix nothing.
Payments
You are behind and the dates are moving
If a lender has started a timeline, tell us the dates. We will say plainly whether we can close in time or not.
Moving
You need to be gone by a set date
A job, a family move, or a second mortgage you never planned on. Pick the closing date and we work back from it.
We buy houses with the boxes still in them. Take what matters and leave the rest.
Cash offer versus listing
What you keep, and what a listing quietly costs.
A listing usually brings a higher headline price. By the time repairs, commission, and four more mortgage payments come out of it, the two numbers sit closer than people expect.
No agent commission
There is no listing agreement, so there is no 5 to 6 percent taken off the top at closing.
No repairs, no cleaning
Leave the furniture, the paint cans, and the broken water heater. We price the house as it stands today.
No showings
One walkthrough with us. No lockbox, no weekend open house, no strangers in the kitchen while you are at work.
No financing fallout
We are not waiting on a bank underwriter or an appraisal. The offer does not collapse three weeks in.
We pay standard closing costs
Title, escrow, and the usual seller closing fees come out of our side, not yours.
The honest trade
A cash offer sits below retail. You are trading some price for speed, certainty, and every cost above this line.
| Selling to us | Listing with an agent | |
|---|---|---|
| Agent commission | None | About 5 to 6 percent |
| Repairs before sale | None | Usually required |
| Showings | One walkthrough | Open ended |
| Standard closing costs | We pay them | Typically the seller |
| Financing falls through | ||
| Closing date | You choose it | Set by the buyer |
General comparison of a direct cash sale and a traditional listing. Commission and closing costs vary by market and by agreement.
How it works
Three steps, and you can stop after any of them.
One page, one number, one date. Nothing is binding until you sign at the title company.
Tell us about the house
Address, rough condition, and your timeline. Two minutes on the form or a phone call. No photos needed, no credit check, nothing to sign.
We look and we write it down
We walk the property once, usually within two days, then send one page: the number, what it includes, and the date we can close. It is yours to think about.
You pick the closing date
Sign at a local title company and the funds are wired. Seven days if you need it, ninety if you need that instead. You can walk away any time before you sign.
Plain numbers
The terms, written down before you ask for them.
Our standard terms. Closing speed depends on title work and on your lender where one is involved.
We will also say the uncomfortable part out loud. A cash offer is below retail because it removes the repairs, the fees, the months of payments, and the risk of a buyer walking. If you have time and the house shows well, a listing may pay you more, and we will tell you so.
We look at what similar houses in the area have sold for after they were repaired, then subtract the repair cost, the holding cost, and our margin. We will show you that math on the same page as the offer, so nothing about it is a mystery.
Usually yes. A house that is repaired, cleaned, staged, and sold on the open market over a few months will normally bring more. Our offer removes the repairs, the commission, the months of payments, and the risk of a buyer backing out. If you have time and the house shows well, a listing may serve you better and we will tell you so.
No. Take what matters to you and leave the rest. Furniture, appliances, and anything in the attic or garage can stay. Clearing the house is part of what we take on.
We buy occupied houses. Send us the lease terms and whether rent is current. We deal with the tenancy after closing and you are not asked to remove anyone first.
None. The walkthrough and the written offer are free, and you are free to say no at any point before you sign at the title company. We do not use deadlines or pressure to get an answer.
Sometimes. It depends on the lender, the sale date, and the title work. Tell us the exact dates on the letters you received and we will give you an honest answer rather than a hopeful one.
Get my cash offer
Send the address. We will do the rest.
Put the property address in the message along with anything we should know about the condition or your timeline. We reply the same day and there is no obligation at any point.
Prefer to talk first? Call Lee at (555) 123-4567. You can stop the conversation at any time before you sign.