Sell your house fast, as-is, for cash.
No repairs. No cleaning out. No fees, no showings, no waiting on a buyer’s loan. Tell us about the property and you’ll have a real written offer within 24 hours — then close on the day you pick.
Get your cash offer
No fees. No repairs. No obligation. Takes about 30 seconds.
Got it — your request is in.
We’ll call you shortly with next steps. Need to talk right now?
Three steps from “I’m done with this house” to cash in hand
You don’t need to stage anything, sign a listing agreement, or let strangers walk through your home. Here is the entire process.
Tell us about the property
A two-minute call, text, or the form above. Address, rough condition, and your timeline — that’s all we need to start.
Get a written cash offer
We research your local comps and the work the house needs, then send a clear number in writing — usually within 24 hours. No pressure, valid 7 days.
Close and get paid
Accept and we open escrow with a title company. Pick your closing date: 7 days, 30 days, whatever fits. You get paid at closing, no fees deducted.
If a house can be sold, we can buy it
Every property we buy comes with a story, and most of those stories are not simple. Here are the ones we see most — tap any of them for what a cash sale looks like in that situation.
Inherited house / probate
A house you inherited that you don’t want to keep, manage, or repair.
Learn more →Behind on payments / foreclosure
You’ve fallen behind, or a notice has arrived, and you need an exit before the auction.
Learn more →Divorce or separation
One of you is moving out, or the house is the last thing left to resolve.
Learn more →Tired landlord
You’ve had enough of repairs, turnover, late rent, and the phone ringing at midnight.
Learn more →Tenants who won’t leave
Non-payment, damage, holdover tenants, or a lease that should have ended months ago.
Learn more →Fire or smoke damage
A house that burned, was partly rebuilt, or still smells of smoke.
Learn more →Water, flood or mold damage
A burst pipe, a flooded basement, a leaking roof, or mold you can smell from the doorway.
Learn more →Hoarder house / full of belongings
A house packed floor to ceiling, kept by a parent, relative, or a situation that got away from you.
Learn more →Vacant or out-of-state property
An empty house, often hundreds of miles away, with taxes, insurance and squatters ticking in the background.
Learn more →Code violations & city citations
Citations piling up, an uninhabitable notice, permits that were never pulled, or a condemned property.
Learn more →Foundation, roof or structural problems
Foundation movement, a failing roof, rotting framing, or a repair estimate you can’t justify funding.
Learn more →Expired listing & failed FSBO
It was on the market for months, it didn’t sell, and you’re not doing that again.
Learn more →Mobile & manufactured homes
A manufactured home, on owned land or in a park, that a lender won’t finance.
Learn more →Land, lots & rural property
Vacant land, acreage, rural parcels, or land with a derelict structure on it.
Learn more →Cash sale vs. listing with an agent
An agent is the right answer for plenty of sellers. We’re the right answer when speed, certainty, and keeping your hands clean matter more than squeezing the last dollar.
| Sell to us for cash | List with an agent | |
|---|---|---|
| Time to close | 14–30 days | 60–180 days |
| Repairs required | None — sold as-is | Usually thousands in fixes |
| Cleaning & decluttering | Not needed | Deep clean, stage, hide belongings |
| Showings & open houses | None | Dozens, on the buyer’s schedule |
| Commissions & fees | $0 | 6% typical + closing costs |
| Risk of the deal falling apart | We buy with our own funds | Buyer financing, inspection, appraisal |
| Who pays closing costs | We do | Typically the seller |
| Best when | Speed, condition, certainty | You have time and the house is turnkey |
Agent commission and closing-cost figures reflect typical residential transactions; your actual numbers depend on your market and agreement.
Local buyers who actually pick up the phone
We answer
You reach a decision-maker, not a call center. Ask anything — we’ll show you the numbers behind the offer.
No repair requests
Fire, water, roof, foundation, hoarder conditions, code violations. We price the work in instead of asking you to do it.
You keep control
Pick the closing date. Stay after closing if you need a few days. Cancel nothing, sign nothing until you’re ready.
Honest answers
If a listing would net you more, we’ll say so. If we can’t buy your property, we’ll tell you why and who can.
Our promises, not our adjectives
Every guarantee below is printed in the purchase agreement you’ll be offered — testable, and settled by the title company at closing.
Seller reviews are published only after a completed closing, in the seller’s own words — never bought, never written for anybody.
What sellers say after closing
In each seller’s own words, credited the way they asked to be credited, and never paid for.
The ones sellers ask us first
How fast can you close?
Fourteen to thirty days is typical, though we can move a little faster if you really need it. If you need more time — a month, three months, until the end of the school year — we work to your date, not ours.
Do I have to make repairs or clean the house out?
No. We buy as-is, which means exactly that. Leave what you don’t want: old furniture, clothes, tools, junk. You don’t need to paint, patch, mow, or fix a single thing.
What does it cost me?
Nothing. No agent commissions, no listing fees, no closing costs on your side. The number we offer is the number you receive at closing (minus any mortgage payoff or liens on the property, which we handle in the paperwork).
Is the offer binding? Am I obligated to sell?
No. The written offer is free, no-obligation, and typically valid for seven days. You can take it, leave it, or use it as a benchmark against other options.
How do you decide what to offer?
We look at recent comparable sales, the property’s condition, repair costs, holding and closing costs, and current market demand in your area. We will walk you through the math if you want to see it.
What if my situation is complicated?
Probate, divorce, tenants, liens, back taxes, code violations, fire or water damage, a house full of belongings — we deal with these every week. If we can’t help, we’ll tell you honestly and point you toward someone who can.
Ready to see what we’d pay for your house?
One short call or form. A real number in writing within 24 hours. No pressure, no fees, and if we’re not the right fit we’ll tell you straight.