We Buy Houses: Any Condition, Any Situation
Reviewed by Eric Roebuck & Carson Whaley · Updated August 26, 2026
You've seen the signs and postcards. Here's what a legitimate 'we buy houses' company actually does, how to tell the real ones from the rest, and how our process works when you're ready.
You'll work directly with Eric and Carson, the owners, not a call center.
Written offer
~24 hours
after one walkthrough
Closing timeline
2-3 weeks
or the date you pick
Fees and commissions
$0
on either of our paths
Typical offer
70-85% of ARV
with the math shown in writing
"We buy houses" companies are direct buyers that purchase property for cash in its current condition, with no repairs, commissions, or showings. A legitimate one puts the offer in writing (ours arrives about 24 hours after one walkthrough), closes through a licensed title company, charges you no fees, and can complete the sale in 2-3 weeks. Professional buyers pay below retail, typically 70-85% of the home's after-repair value minus repair costs, in exchange for that speed and certainty.
What "We Buy Houses" Companies Actually Do
A direct home buyer purchases your property outright, with cash, in its current condition, instead of listing it on the open market. The business model is simple: buy below retail, invest in renovations, and resell or rent the property. Done honestly, it's a fair trade: you give up some price in exchange for speed, certainty, and zero repairs, fees, or showings.
The industry, frankly, has earned a mixed reputation. Some operators use high-pressure tactics, lowball desperate sellers, or tie up properties in contracts they never intend to close, our guide to spotting legitimate companies (and the scams) names every pattern. That's exactly why we publish how our offers are calculated and encourage every seller to compare alternatives before signing anything, including with us.
How to Vet Any Cash Buyer (Including Us)
Before you sign with any "we buy houses" company, check five things:
1. Real closings
Ask for the name of the title company or attorney they close with, and verify it.
2. Written offers
A legitimate buyer puts the offer, timeline, and terms in writing, no verbal-only deals.
3. No upfront fees
You should never pay a cash buyer anything before or at closing beyond what's on the settlement statement.
4. Reasonable earnest money
A serious buyer deposits earnest money in escrow when the contract is signed.
5. Straight answers about assignment
Some buyers assign contracts to other investors (wholesaling). That can be legitimate, but they should disclose it when you ask. We'll tell you before you ask.
Our FAQ goes deeper on protecting yourself when dealing with any cash buyer, ours included.
How Our Offers Are Calculated
Every written offer starts with the after-repair value: what the house would sell for fully renovated, based on real comparable sales in your market. From that number we subtract an itemized repair budget, then our margin and costs, and what remains is your offer, typically 70-85% of ARV depending on how much work the house needs. Lighter repairs push the percentage higher. We show every line of that math in writing, and our cash offer calculator lets you run the same formula yourself before we ever talk.
What We Buy
Houses in genuinely any condition: homes needing major repairs, inherited properties still in probate, tenant-occupied rentals, vacant houses, fire- and water-damaged structures, hoarder houses, and perfectly nice homes whose owners simply value speed and privacy over chasing the last dollar. Single-family, condos, duplexes, and small multifamily. We buy nationwide, and our state guides cover the selling rules in each market.
What Working With Us Looks Like
One walkthrough, a written offer within about 24 hours, and a closing at a licensed title company on the date you pick. You'll deal directly with our founders, not a call center or a lead-resale operation, and your information is never sold. The full step-by-step is on our How It Works page.
Whatever the Situation, We've Seen It
Every seller's circumstances are different. Pick yours to see exactly how the process works.
Inherited a house
Probate, multiple heirs, out-of-state estates
Learn more →
Facing foreclosure
Sell before the auction and protect your equity
Learn more →
Tired landlord
Sell with tenants in place, even difficult ones
Learn more →
House needs repairs
Fire, water, foundation, roof: we buy as-is
Learn more →
Vacant property
Stop paying taxes and insurance on an empty house
Learn more →
Selling as-is
No cleaning, no repairs, no showings
Learn more →Frequently Asked Questions
Are 'we buy houses' companies legitimate?
Many are, some aren't. Legitimate companies close through licensed title companies or attorneys, make written offers, never charge you fees, and don't pressure you to sign same-day. The vetting checklist above applies to every buyer you talk to, including us. If a company resists any of those five checks, walk away.
How much do you pay compared to market value?
Below full retail, typically the property's fully-renovated value minus repair costs, our holding and resale costs, and our margin. On a house needing significant work, that can land closer to the realistic 'as-is' market price than sellers expect once they account for the 5–6% commission and repair concessions a listed sale would require. We show the full calculation with every offer.
Do you buy houses everywhere in the US?
We buy nationwide, directly in our core markets, and alongside vetted local buying partners in others. Either way, you get one point of contact, a written offer, and a closing through a licensed title company, and we're transparent about who is purchasing the property.
Why do you buy houses other companies won't touch?
Because difficulty is our specialty, not our exception. iBuyers need houses their algorithms can price; retail buyers need houses their lenders will finance. We underwrite each property individually, so a burned kitchen, an open probate, or a hostile tenant is just another line in the repair-and-complexity estimate, priced in, not disqualifying. The harder the situation, the fewer buyers compete for it, which is exactly where a direct buyer adds the most value for a seller.
What's the difference between you and an iBuyer like Opendoor?
iBuyers use automated pricing and buy mostly move-in-ready homes in select metros, they typically decline houses with major repairs, tenants, or title complications. Those are exactly the houses we buy. And the iBuyer quote that looks clean upfront usually shrinks on the way to closing: a 5%+ service fee, then post-inspection repair deductions after you're already committed. We charge no fees on either of our paths, and if your home is market-ready, our Retail Buyer Program gets you more than a typical cash offer without their fee-and-deduction math.
The EZ Time Standard
Six promises we make on every transaction, in every market. Not marketing lines, operating policy.
Every offer in writing, math included
The after-repair value, repair estimate, and our margin, line by line. If a number moves, you see why.
Both options in one conversation
The fast cash offer and the Retail Buyer Program number, side by side, so the trade-off is concrete before you decide anything.
No fees or commissions, either path
Your number is your number. Typical seller closing costs are on us, and nothing is deducted later.
Licensed title company closings, always
Funds and documents go through a neutral title company or closing attorney on every transaction. No exceptions.
No pressure, by policy
Our offers don't expire in 24 hours, and "let me think about it" is a perfectly good answer. Take the offer to your attorney.
Straight answers about our role
If a vetted local partner will be the closing buyer on your property rather than us directly, you'll know before you sign anything.
These promises have names attached. Meet Eric and Carson, the people who answer when you call.
Related Guides
Ready to see both of your numbers?
Tell us about your property once and get a written cash offer, plus what our Retail Buyer Program could net you instead. No repairs, no fees, no pressure to accept.