The process
Start to finish, with nothing skipped.
The short version is on the home page. This is the long one, for people who would rather read everything before they pick up a phone. That is a reasonable way to make a decision this size.
Tell us about the house
Six questions, about two minutes. No account, no credit check.
The address, roughly how big it is, what condition it is honestly in, and what your situation and timeline look like. You do not need documents, you do not need a title report, and you do not need to know the answers precisely — estimates are fine. If something is embarrassing about the condition, say it anyway. It changes the number, not whether we make an offer.
We assess it
Usually the same day. Often without anyone visiting.
We pull comparable sales, look at the property records and tax situation, and check for anything on title that would complicate a sale — liens, open permits, probate status. For most houses that is enough. If we need to see it in person we will ask, and it is a walkthrough, not an inspection: we are not looking for reasons to renegotiate later.
You get a written offer in 24 hours
A real number, in writing, with the arithmetic behind it.
You get the price, the closing costs we cover, and what we think the house needs in repairs. If you want to see how we got there, ask and we will walk you through all four numbers. The offer has no obligation attached and no expiry pressure — we are not going to call you and say it drops tomorrow.
You choose the closing date
As fast as 7 days, or months out if that suits you better.
Closing happens at a title company, which handles the money and confirms clear title. If you need time to find somewhere to live, take it — we have closed on dates set two months out. If you need to be done next week, that is usually possible too. You do not clean, you do not repair, and you leave behind anything you do not want.
How we get to the number
Here is the arithmetic. All of it.
Every cash buyer uses this formula. Most will not show it to you. Once you have seen it, you can hold any offer you receive — ours included — up against it.
What it would sell for, repaired
Based on what comparable houses nearby actually closed at
$220,000
What the repairs cost
Roof, systems, kitchen, flooring — priced at what a contractor charges us
$42,000
Costs of holding and reselling
Insurance, taxes, utilities, financing, and the commission we pay on the way out
$21,500
Our margin
What we make for taking the risk that something is wrong behind the walls
$25,000
What we would offer you
$131,500
These figures are an illustration, not an offer. They are here to show you the shape of the calculation, not to suggest a number for your house. Yours depends on what it would sell for repaired, what it actually needs, and where it sits. Ask us to walk you through all four numbers for your address and we will.
Still deciding
Everything else people ask.
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.
Find out what your house is worth to us.
A written offer within 24 hours. Nothing to pay, and nothing to accept.
Would rather talk to someone? Call (816) 477-3671.