How Selling Your House to Us Works

Selling a house for cash works in four steps: you tell the buyer about the property, the buyer researches it and does one walkthrough, you receive a written offer (ours arrives in about 24 hours and shows the full math: after-repair value minus repairs, costs, and margin), and a licensed title company closes the sale, often in 2-3 weeks. You pick the closing date, and there are no fees, commissions, or repairs at any step.

First: One Conversation, Two Ways to Sell

Every sale with us starts the same way, but it can end down either of two paths. The as-is cash offer below is the fast, certain route: we buy the house directly, in any condition, and close in as little as two weeks. The Retail Buyer Program is the higher-price route: our team runs a white-glove retail sale of your home, with your proceeds agreed in writing upfront and no commissions or fees on either path. When we review your property, you get both pictures side by side, then you choose. The steps below walk through the cash path.

Step 1: Tell Us About the Property (2 minutes)

Start with the short form or a phone call. We'll ask for the address, the general condition, and your ideal timeline. You don't need exact answers. "The roof is old and I want to close before winter" is plenty to get started.

Step 2: We Research, Then Talk

Before we ever quote a number, we research recent comparable sales around the property, local market conditions, and what a full renovation would realistically cost. Then we schedule a walkthrough, in person or by video if you're out of state. One visit is all we need. There are no repeated showings and no open houses.

Step 3: You Get a Written Offer With the Math Shown

Within about 24 hours of the walkthrough, you'll have a written cash offer. Here's the formula behind every offer we make:

Offer = After-Repair Value − Repair Costs − Selling & Holding Costs − Our Margin

The Four Lines of the Offer

• After-Repair Value (ARV): what the house would sell for fully renovated, based on real comparable sales, not a guess.
• Repair costs: an itemized estimate of what it takes to get there.
• Selling & holding costs: taxes, insurance, utilities, and resale costs we'll carry after buying.
• Our margin: we're a business, and we'd rather show you the number than pretend it doesn't exist.

A cash offer will be below what a fully renovated retail sale could bring. That's the honest trade-off for speed, certainty, and zero fees or repairs. Our cash offer calculator lets you compare the likely net from both paths, because commissions, repairs, and months of holding costs eat into a "full price" listing more than most sellers expect.

Step 4: Close on Your Schedule

Accept the offer and we open escrow with a licensed title company or closing attorney in your area. They handle the deed, payoff of any mortgage or liens, and the transfer of funds, the same neutral third-party process used in every legitimate sale. You pick the closing date: as soon as title work clears (often two to three weeks) or months out if you need time. On closing day you sign, and your proceeds are wired to you directly.

What You'll Never Deal With

• Repairs, inspections used to renegotiate, or cleaning
• Agent commissions or junk fees
• Buyer financing falling through at the last minute
• Pressure tactics or exploding "24-hour" offers

When the Cash Number Isn't the Right Number

Sometimes we run the math and the honest conclusion is that a cash sale leaves too much of your equity behind. That's when we'll walk you through the Retail Buyer Program instead: same company, same no-fees promise, but built to get you more than the cash number while our team does the work a listing would normally put on you.

Still weighing your options? Read our honest comparison of selling to us vs. listing, meet the founders you'll actually be working with, or see how the process applies to specific situations like inherited houses and homes that need major repairs.