FAQ

Nothing out of pocket. We pay all standard closing costs (title fees, transfer taxes, recording fees, etc.). There are no realtor commissions because there's no realtor — we're the direct buyer. There are no listing fees, photography fees, staging fees, or repair costs. The only cost is the difference between our cash offer and what you might net on the traditional market — and we make that math explicit when we send the offer.

Three factors: (1) recent comparable sales in your area, (2) the condition of your property (what repairs would cost), (3) holding costs and risk while we own it before resale. We're transparent about the formula — when we make an offer, we explain how we got to the number. No bait-and-switch, no lowering the offer at the last minute.

No. Once we sign a purchase contract at a price, we close at that price. Major undisclosed issues discovered during our walkthrough could trigger a conversation about repricing, but normal wear-and-tear or things you disclosed upfront don't affect the price. We don't use inspections as a renegotiation tool the way some buyers do.

Typically within 24 hours of submitting your property details. For straightforward situations, often same-day. We pull up comparable sales, factor in your property's condition based on what you tell us, and put a number together. If we need photos or additional info, we ask.

As little as 7 days for time-sensitive situations like foreclosure or urgent relocation. Standard close is 14-30 days. Some sellers want longer — 60, 90, or even 120+ days — to give themselves time to move. Once we agree, you pick the date.

Tell us as soon as possible. We can usually accommodate a shift of a few weeks either direction without trouble. Bigger changes (months) may require renegotiation. We try to be flexible because we know life happens.

Yes. We've bought houses ranging from minor cosmetic issues to severe damage — hoarder situations, mold, structural problems, missing kitchens, no working plumbing, vandalism damage, even partial fires. There are very few situations we won't consider. The condition factors into our offer price, but it doesn't disqualify the property.

Single-family homes (any size), condos and townhomes, multi-family residential (2-4 units), and manufactured homes on owned land. We also buy inherited properties (including those still in probate), rental properties with tenants in place, and vacant lots in some cases. Mobile homes without land we generally don't buy. Commercial properties are not our focus.

Most properties we buy fall between $50,000 and $1,500,000. We can go higher for the right deal. We also buy lower-value properties in some markets. If you're unsure whether your property fits, just submit it — we'll let you know honestly.

No. The offer is no-obligation. Many homeowners get our offer and then decide to list traditionally, take another investor's offer, or hold the property longer. That's fine — there's no commitment until you sign a purchase contract.

No problem. At closing, the title company pays off your mortgage from the purchase proceeds. You receive whatever's left as your net. If the mortgage balance is more than our offer (underwater), the deal can't close as-is — but a short sale might be possible depending on your lender.

Tell us upfront. Most tax liens and judgment liens can be paid off at closing from the proceeds, just like a mortgage. We've closed plenty of deals with cleanup at the closing table. If liens exceed the sale price, that's a problem we'll have to work through together.

Yes. We work with the executor and probate attorney to time the closing correctly. In most states, we can enter a contract before probate completes and close once the court grants the executor authority to sell. Timing varies by state.

Yes. Every US state. Closings happen at licensed title companies or closing attorneys in the state where the property is located. Each state has its own paperwork requirements; our team handles state-specific documentation.

Yes. We buy in rural areas, small towns, and major metros equally. Property location affects our valuation (rural areas have fewer comparable sales, longer days-to-sell) but doesn't disqualify the property.

Currently no. We're focused on the 50 US states + DC. International or territorial properties are outside our coverage.

Mostly by email — it keeps records of everything and works around your schedule. Phone calls when speed matters or for specific situations. We don't do high-pressure phone sales tactics.

Yes. Many of our sellers are out of state when they sell — handling an inherited property in another state, already relocated for a new job, etc. We coordinate with mobile notaries or local title companies for signing. Funds wire to your bank account.

No problem. Until you sign a purchase contract, you have no obligation. Just let us know. We won't harass you with follow-up calls or keep contacting you if you're no longer interested.