How it works, start to finish
No mystery and no pressure. Here is exactly what happens between your first call and the wire hitting your account.
Simple process
Four steps, and you pick the closing date
No showings, no repairs, no waiting on a buyer's lender.
- 1
Tell us about the house
Address, rough condition, and the best way to reach you. Two minutes on the form or one phone call. We don't need photos and we don't need it cleaned up.
- 2
We look at it — usually within 24 hours
We pull the county record and recent nearby sales, then walk the property in person. For out-of-state owners we'll do it without you there and send video.
- 3
You get a written offer with the math
Not just a number. The comparable sales we used, our repair estimate, and how we got to your figure. Ask us anything about it.
- 4
Close on your date
Local title company, cash, no financing contingency. Seven days or ninety — your call. Funds wire the same day.
How we come up with your number
Every offer we make is built from four inputs, and we will show you all four:
- After-repair value.What the house sells for once it is fully renovated, based on recent closed sales of similar homes as close to your property as we can find — ideally the same street or block.
- Repair budget.What it costs us to get it there. Roof, mechanicals, kitchen, baths, flooring, permits. From our own contractor pricing, not a national average.
- Holding and closing costs.Taxes, insurance, utilities, and title while we own it, plus the cost to sell it afterward.
- Our margin.We are a business and we take the renovation risk. We will tell you what we are making rather than pretending we are doing you a favor.
Your offer is the after-repair value minus those three costs. If you think one of our comps is wrong or our repair estimate is high, say so — we will re-run it. Sellers have moved our number before by pointing out something we missed.
What closing looks like
We use a local title company. They run title, clear liens and back taxes, prepare the deed, and wire funds. If you are out of state, they will arrange remote online notarization so you never travel. Most closings take under thirty minutes.
What it costs you
Nothing. No commission, no listing fee, no closing costs on your side, no repair credits, and no charge if you decide our offer is not for you.
Straight answers
Questions sellers ask
How fast can you actually close?
Seven to fourteen days is typical once title is clear. We pay cash, so there's no lender, no appraisal, and no underwriting to wait on. If you need longer — to move, to finish probate, to find your next place — we'll set closing whenever you want it.
Do I need to fix or clean anything?
No. Leave the repairs, leave the junk, leave the furniture. We handle cleanout and disposal after closing at our expense.
Are there fees or commissions?
None. No agent commission, no listing fees, and we cover standard closing costs. The offer you accept is what gets wired to you, less any payoffs and liens on the property.
How do you decide what to offer?
We estimate what the house is worth fully renovated based on recent nearby sales, subtract our repair budget, our holding and closing costs, and a profit margin. We'll show you every one of those numbers. If you think a comp is wrong, tell us and we'll look again.
Will I get less than listing with an agent?
Usually the gross number is lower, yes. What you're comparing is our net against a retail net after commissions, repairs, concessions, months of carrying costs, and the risk a buyer's loan falls through. For houses that need real work, the two often land closer than people expect. For a fully updated house, listing is probably your better move and we'll tell you so.
What if I still owe on the mortgage?
Most sellers do. The title company orders the payoff and satisfies the loan at closing. You keep whatever's above it.
What if there are back taxes or liens?
Delinquent taxes, utility liens, code fines, and judgments get paid out of proceeds at closing. You don't bring money to the table.
Do you buy houses with tenants in them?
Yes, occupied or vacant, paying or not. You don't need to evict anyone before selling to us.
Is my information kept private?
Yes. We don't sell or share your contact information, and there's no public listing of your property.
Am I obligated to accept the offer?
No. Get the number, sit on it, compare it to an agent's opinion of value. There's no cost and no pressure.