How is selling to a cash buyer different from using a real estate agent?

Cash buyers offer: Close in 7-14 days, no repairs needed, no showings/open houses, no agent commissions (6%), we pay closing costs, guaranteed sale. Real estate agents require: 30-90+ days to close, repairs often required, multiple showings, 5-6% commission, you pay closing costs, deals can fall through.

Is selling to a cash buyer legitimate? How do I avoid scams?

Yes, legitimate cash buyers exist. Look for: Verifiable track record with reviews and BBB rating, no upfront fees (legitimate buyers NEVER charge fees), proof of funds via bank statements, use of licensed title company for closings, physical presence with offices and phone numbers.

Why would I sell for less than market value?

When you factor in traditional sale hidden costs, the gap shrinks significantly: Agent commissions 5-6%, closing costs 2-3%, repairs $5,000-$30,000+, staging $1,000-$5,000, months of mortgage payments while waiting. For homeowners facing foreclosure, relocating, or dealing with problem properties, the speed and simplicity can be worth more.

What states do you buy houses in?

We currently purchase homes in 6 states: Texas, Florida, Arizona, Georgia, Indiana, and Kentucky. Contact us if you don't see your state—we're expanding!

How does the process work from start to finish?

5 simple steps: 1) Submit your info (2 minutes), 2) Get your cash offer (24-48 hours), 3) We visit the property (optional quick walkthrough), 4) Choose your closing date (7-90 days), 5) Get paid at closing through a local title company.

How fast can you close?

We can close in as little as 7 days—or on your timeline. Fastest (7-10 days) with clear title and no liens. Typical (14-21 days) for standard title search. Flexible (30-90 days) if you need time to find new housing.

Will you visit my property? What happens during the visit?

Usually yes—we do a quick walkthrough to verify property condition. Takes about 15-30 minutes, we look at structure and systems (roof, HVAC, plumbing, electric), no cleaning or prep needed, and virtual walkthroughs available if you're out of state.

Frequently Asked Questions - Cash Home Selling Process

Q: What is a cash home buyer?

A cash home buyer is a real estate investor or company that purchases properties directly from homeowners using their own funds—no bank financing, no mortgage approval needed. This means we can close in as little as 7-14 days instead of the typical 30-60 days with traditional buyers. We buy houses in any condition, so you don't need to make repairs or clean up before selling.

Q: Do I need to clean or repair my house before you buy it?

Absolutely not! We buy houses 'as-is'—meaning exactly as they are right now. Leave the furniture, leave the junk, leave the mess. We've bought houses with holes in the roof, mold in the basement, and decades of belongings left behind.

The Basics

Understanding cash home buying

A cash home buyer is a real estate investor or company (like us!) that purchases properties directly from homeowners using their own funds—no bank financing, no mortgage approval needed. This means we can close in as little as 7-14 days instead of the typical 30-60 days with traditional buyers. We buy houses in any condition, so you don't need to make repairs or clean up before selling.

Here's a side-by-side comparison:

Cash Buyer (Us)

✅ Close in 7-14 days
✅ No repairs needed
✅ No showings/open houses
✅ No agent commissions (6%)
✅ We pay closing costs
✅ Guaranteed sale

Real Estate Agent

❌ 30-90+ days to close
❌ Repairs often required
❌ Multiple showings
❌ Pay 5-6% commission
❌ Pay your closing costs
❌ Deals can fall through

Yes, legitimate cash buyers exist—but so do scammers. Here's how to spot a trustworthy cash buyer:

✓ Verifiable track record: Look for reviews, BBB rating, and proof of past purchases
✓ No upfront fees: Legitimate buyers NEVER charge fees to make an offer
✓ Proof of funds: They should provide bank statements or proof they can actually close
✓ Use a title company: Closings should go through a licensed title company, not hand-to-hand
✓ Physical presence: Real companies have offices, phone numbers, and meet in person

We encourage you to verify our credentials, read our reviews, and meet us in person!

Great question! When you factor in all costs of a traditional sale, the gap often shrinks significantly:

Traditional Sale Hidden Costs:

• Agent commissions: 5-6% of sale price
• Closing costs: 2-3%
• Repairs demanded by buyers: $5,000-$30,000+
• Staging and prep: $1,000-$5,000
• Months of mortgage payments while waiting
• Utilities, insurance, lawn care during listing

Plus, there's the value of certainty, speed, and convenience. For homeowners facing foreclosure, relocating for work, going through divorce, or dealing with inherited/damaged properties—the speed and simplicity can be worth more than a few extra dollars.

We currently purchase homes in 6 states:

🤠

Texas

🌴

Florida

🌵

Arizona

🍑

Georgia

🏎️

Indiana

🐎

Kentucky

Don't see your state? Contact us—we're expanding!

Our Process

How selling to us works step-by-step

Submit Your Info (2 minutes)

Fill out our simple form or call us with basic property details

Get Your Cash Offer (24-48 hours)

We analyze your property and present a no-obligation cash offer

We Visit the Property (optional)

Quick walkthrough to confirm condition—no cleaning needed!

Choose Your Closing Date

Close in 7 days or up to 90 days—whatever works for you

Get Paid! 💰

Close at a local title company and walk away with cash

We can close in as little as 7 days—or on YOUR timeline. Here's what affects closing speed:

Fastest (7-10 days): Clear title, no liens, you're ready to move
Typical (14-21 days): Standard title search and closing process
Flexible (30-90 days): If you need time to find new housing, we'll wait

Compare this to traditional sales: 30-60 days minimum, and deals often fall through at the last minute.

Absolutely not! We buy houses "as-is"—meaning exactly as they are right now. Leave the furniture, leave the junk, leave the mess. We've bought houses with holes in the roof, mold in the basement, and decades of belongings left behind. Seriously, just take what you want and leave the rest. That's our problem now.

No problem! Until you sign the final closing documents at the title company, you can back out with zero penalty. We don't charge cancellation fees, and we won't pressure you. This is a big decision—take your time and make sure it's right for you.

Usually yes—we do a quick walkthrough to verify the property condition. Here's what to expect:

• Takes about 15-30 minutes
• We look at structure, systems (roof, HVAC, plumbing, electric)
• No cleaning or prep needed—we've seen it all!
• We'll answer any questions you have in person
• Virtual walkthroughs available if you're out of state

Pricing & Offers

How we determine your cash offer

Our offer is based on a transparent formula:

After Repair Value (ARV) − Repair Costs − Our Margin = Your Offer

Here's what we look at:

Comparable sales: What similar homes sold for recently
Property condition: What repairs/updates are needed
Location: Neighborhood, schools, market demand
Market trends: Is the market going up or down?

We're completely transparent about how we arrive at our number.

Cash buyers typically offer 65-85% of fair market value, depending on:

• Property condition (better condition = higher offer)
• Location and market demand
• How quickly you need to close
• Amount of repairs needed

But remember: after subtracting agent commissions (6%), closing costs (3%), repairs, and holding costs from a traditional sale, your net proceeds are often similar—and you get certainty plus speed with us.

🎉 ZERO FEES!

✓ No agent commissions (save 5-6%)
✓ No closing costs (we pay them)
✓ No inspection fees
✓ No appraisal fees
✓ No hidden charges

The offer we give you is the amount you walk away with (minus any existing liens/mortgages on the property).

In most cases, yes! If your home has equity (worth more than you owe), you'll receive the difference at closing. For example: if your home is worth $200,000 and you owe $120,000, you could walk away with the difference minus any closing adjustments. If you owe more than the house is worth (underwater), we can sometimes still help through short sale negotiations with your lender.

We always try to give our best offer upfront, but we're happy to discuss if you feel the offer doesn't reflect your property's value. If you have information we might have missed (recent upgrades, unique features, comparable sales), share it! We want both parties to feel good about the deal.

Property Types

What types of properties we buy

We buy almost any residential property:

Single Family

Condos

Townhomes

Duplexes

Mobile Homes

Land

YES! That's our specialty!

We've bought houses with:

🔥 Fire damage
💧 Water/flood damage
🦠 Mold problems
🏚️ Major structural issues
🔨 Missing kitchens/bathrooms
📦 Extreme hoarding situations
⚠️ Code violations
🐛 Termite damage
🌪️ Storm/hurricane damage

If it has walls and a roof (even damaged ones), we'll make an offer!

Absolutely! We buy rental properties with existing tenants—even problem tenants who aren't paying rent or are difficult to evict. You don't need to go through the eviction process first. We'll handle the tenant situation after closing. This is often the fastest solution for landlords dealing with nightmare tenants. Read our full guide on selling with bad tenants →

Yes! We regularly buy properties with tax liens, mechanic's liens, HOA liens, and other encumbrances. The liens get paid off at closing from the sale proceeds. If the liens exceed the property value, we can sometimes negotiate reductions with lien holders. Read our guide on selling with tax liens →

Legal & Closing

Contracts, closing, and legal questions

Closing is simple and handled by a licensed title company:

1. Title search: The title company verifies you own the property and identifies any liens
2. Document preparation: They prepare the deed, settlement statement, and closing documents
3. Signing: You sign the paperwork (can often be done remotely via mobile notary)
4. Recording: The deed is recorded with the county
5. Payment: You receive your funds via wire transfer or cashier's check

We pay all title company and closing fees!

In most states, no attorney is required—the title company handles everything. However, in some states (like Georgia), an attorney must oversee the closing by law. We always recommend consulting an attorney if you have complex situations (multiple heirs, disputes, liens) or simply want independent advice. See our legal guide for more details →

We make it easy! Here's what you'll need:

✓ Required: Government-issued photo ID
✓ Required: Proof of ownership (deed or mortgage statement)
○ Helpful: Recent mortgage payoff statement
○ Helpful: Property tax bills
○ Helpful: HOA information (if applicable)

Don't have these? No problem—we can often obtain necessary documents during the title search.

Possibly, but many homeowners qualify for exemptions:

Primary Residence Exclusion: If you lived in the home 2 of the last 5 years, you can exclude up to $250K in gains (single) or $500K (married)
Inherited Property: You get a "stepped-up basis" which often eliminates capital gains
Investment Property: You may owe capital gains tax, but 1031 exchanges can defer taxes

We're not tax advisors—please consult a CPA for your specific situation. Read our tax guide →

Your mortgage is paid off automatically at closing. The title company contacts your lender, gets the exact payoff amount, and pays it directly from the sale proceeds. You don't have to do anything—it's all handled for you. Any remaining funds after the mortgage payoff are yours to keep.

Specific Situations

Answers for unique circumstances

YES—and time is critical! We specialize in helping homeowners facing foreclosure. Benefits of selling to us:

✅ Stop the foreclosure process
✅ Avoid foreclosure on your credit report (stays 7 years!)
✅ Pay off your mortgage and potentially walk away with cash
✅ We can close faster than most foreclosure timelines

⚠️ Don't wait! The closer you get to auction date, the fewer options you have. Read our foreclosure guide →

Yes! We frequently buy inherited properties. Common scenarios we handle:

• Property in probate (we can wait or buy during probate)
• Multiple heirs who want to sell quickly
• Out-of-state inherited property
• Inherited property full of belongings
• Properties that need major repairs

Read our complete inherited property guide →

Absolutely. Selling during divorce can be complicated—we make it simpler:

✅ Quick sale helps both parties move on faster
✅ Clear, documented transaction for court records
✅ Neutral third party (no taking sides)
✅ Can work with both spouses or attorneys
✅ Proceeds easily split at closing

Read our divorce selling guide →

Yes—this is one of our most common scenarios! Job relocations often come with tight timelines. We can close in 7-14 days so you can start your new job without worrying about a house sitting on the market hundreds of miles away. No need to travel back for showings or deal with remote property management. Read our relocation guide →

Yes! We work with many seniors and their families. We understand this is a big life transition:

✅ Flexible closing dates (take the time you need)
✅ Leave belongings behind—we handle cleanout
✅ No need to make repairs or updates
✅ Simple process—we can explain everything clearly
✅ Happy to work with family members or POA

Read our senior downsizing guide →

We buy them! Fire and water-damaged properties are difficult to sell traditionally, but we purchase them regularly. We'll factor the damage into our offer, but you get a guaranteed sale without dealing with contractors, insurance claims, or months of repairs. Read our fire/water damage guide →

Frequently Asked Questions

Jump to Category:

The Basics

Cash Buyer (Us)

Real Estate Agent

Traditional Sale Hidden Costs:

Our Process

Submit Your Info (2 minutes)

Get Your Cash Offer (24-48 hours)

We Visit the Property (optional)

Choose Your Closing Date

Get Paid! 💰

Pricing & Offers

Property Types

Legal & Closing

Specific Situations

Still Have Questions?

In-Depth Guides

Selling As-Is Guide

Stop Foreclosure Guide

How Cash Buyers Work

Inherited Property Guide

Divorce Selling Guide

Legal & Tax Guide

Tax Liens Guide

Fire/Water Damage Guide

View All Guides →