Sell your Houston house without listing it.

We buy in Houston. Kansas City is where we started and it is still our home market, and Houston is the second place we work deals ourselves rather than passing them to the network. You deal with us from the first call to closing.

No. A flood history changes the number and it has to be disclosed to whoever buys after us, and we would rather hear it from you than find it in the county records. Tell us what flooded, how high, and whether it was ever repaired, and we price from there.

It is normal for the Houston suburbs and it is priced in. A municipal utility district's tax rate and bonded debt are things Texas law requires a seller to disclose before contract, and we pull them ourselves as part of pricing the house.

It is below retail, and we say so plainly. We buy at a discount to what the house would fetch listed and repaired, because we take on the repairs, the carrying costs, and the risk that something is wrong behind the walls. What you get in exchange is speed, certainty, and no costs coming out of your side. If our number does not work for you, nothing happens — there is no obligation and no pressure.

No. We are principals and investors. We buy for our own account, and we do not represent you in the sale. An agent works for you and owes you a duty of loyalty; we are the buyer on the other side of the table. That distinction matters, which is why we lead with it rather than bury it.

Sometimes, yes. We contract to purchase, and we may assign that contract to another buyer in our network before closing. The price you agreed to and the closing date you chose do not change if we do. We tell you this up front because some sellers have been burned by finding out at the closing table.

The price. That is the whole trade. There are no fees, no commissions, no repair credits deducted at closing, and no surprise line items — but the offer is below what a fixed-up house would list for. Anyone offering you retail price and instant cash and no costs is telling you something that is not true.

No. No fees, no commission, and we cover standard closing costs. You do not pay us at any point, including if you decide not to accept.

That is usually why people call us. Hoarding, fire damage, foundation problems, a roof that has been failing for years, a decade of deferred maintenance — none of it disqualifies a house. You do not need to clean it out, and you do not need to fix anything. You can leave behind whatever you do not want.

We buy occupied properties, including ones with tenants who are behind or who have stopped communicating. You do not need to evict anyone before selling to us. Tell us the situation on the form and we will price it accordingly.

Tell us early, because timing changes what is possible. If there is a sale date scheduled, say so on the first call. We can often close before it, but only if we know. We can also tell you honestly when a sale will not solve the problem in time, which is worth knowing either way.

Common, and usually workable. Whether we can close depends on where probate stands and who currently has authority to sell. It is worth a call even if you are not sure — the answer is often further along than people expect.

We start from what the house would be worth repaired and listed, subtract what the repairs realistically cost, subtract the costs of holding and reselling it, and subtract our margin. We will walk you through those four numbers for your specific house if you ask. Most buyers will not do that.