Frequently Asked Questions

Three steps. You fill out the form (or call) with the basics about your property. We review it the same day, run comps, and send a written offer within 24 hours. If you accept, we open escrow with a local title company, do a quick walkthrough, and close on the date you pick — typically 7–14 days later.

Seven days is realistic for most cash closings. The actual gating items are title clearance and the closing attorney's schedule — both of which we drive hard. If you need more time, we'll match your timeline.

None. We give you a written offer and a few days to think it over. If you decide to list with an agent instead, you owe us nothing.

No. The entire process can be handled remotely — DocuSign for paperwork, a virtual or in-person walkthrough at your option, and a mobile notary for closing. We close hundreds of deals each year without the seller stepping foot in our office.

We start with the after-repair value (what your home would sell for fully renovated, based on recent comps within a mile). We subtract a realistic repair budget, holding costs (taxes, insurance, utilities while we own it), closing costs on both sides, and a target margin. What's left is your offer.

No — and any cash buyer who says otherwise is misleading you. A cash offer typically lands 70–90% of full retail. In exchange you skip repairs, commissions (5–6%), staging, showings, 60–90 days on market, and the ~25% of agent contracts that fall through. For many sellers the net is similar or better. For others, listing with an agent is the right call.

None. No service fee, no convenience fee, no agent commission. The offer is the offer. We also pay standard closing costs on our side. The number on the offer sheet is the number wired to you.

Typically 7 days. Markets and repair costs move, so a stale offer isn't fair to either of us. If you need more time, ask — we'll usually extend.

Sometimes. Send us the offer and we'll review your property fresh. If our numbers support a higher offer, we'll make one. If they don't, we'll tell you the other offer is fair and you should take it.

Single-family homes, condos, townhouses, multi-family up to 4 units, mobile homes on owned land, and vacant land. Any size, any age, any condition. The only homes we typically pass on are ones with title issues we can't clear — and even there we'll often help you find a path.

Yes. We buy as-is. Roof leaks, foundation problems, fire damage, mold, code violations, hoarder situations — we've bought all of it. The condition of your home affects the offer, but it doesn't kill the deal.

No. Take what you want, leave the rest. We handle clean-out as part of our process. It's not unusual for sellers to leave appliances, furniture, even cars — we deal with it.

We buy occupied properties regularly. You don't need to evict anyone. Send us the lease and we'll close subject to the tenancy — meaning we take over as the landlord at closing.

At closing. Funds are wired to your bank account the same day you sign the closing documents — typically within a few hours.

A licensed title company or closing attorney in your state, chosen by you if you have a preference. The actual signing can happen at their office, at your home with a mobile notary, or fully online in states that allow remote online notarization.

It depends on your situation. If the home was your primary residence for at least 2 of the last 5 years, the first $250,000 in gain ($500,000 for married couples) is generally excluded from federal capital gains tax under IRC §121. Investment properties don't qualify for that exclusion but may be eligible for a 1031 exchange. A cash sale doesn't change the tax math — the same rules that apply to a listed sale apply here. Talk to a CPA.

Standard. At closing, the title company pays your mortgage off directly from the sale proceeds, and you receive whatever's left. As long as the offer covers your payoff, the mortgage doesn't slow anything down.

Yes — and the faster you call, the more options you have. If a sale date is set, we can usually close in time to stop the foreclosure as long as the offer covers what you owe. Even if it doesn't fully cover your loan, a short sale (with the bank's approval) is often possible.

Yes, in most cases. We can buy as soon as the estate has legal authority to sell — which depending on your state can be immediately, after probate is opened, or after probate fully closes. Send us what you know and we'll tell you what's possible.

Liens (mechanic's, HOA, judgment, tax) get paid off at closing from the sale proceeds, just like a mortgage. As long as the offer covers them, the lien doesn't kill the deal.

Send it over. We've closed deals with co-owners who weren't speaking, properties that were in active Chapter 13 bankruptcy, homes with open code violations from the city, and dozens of other "complicated" situations. The form takes 60 seconds — let us tell you whether we can help.