We Buy Houses: Any Condition, Any Situation
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.
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:
- Real closings. Ask for the name of the title company or attorney they close with, and verify it.
- Written offers. A legitimate buyer puts the offer, timeline, and terms in writing, no verbal-only deals.
- No upfront fees. You should never pay a cash buyer anything before or at closing beyond what's on the settlement statement.
- Reasonable earnest money. A serious buyer deposits earnest money in escrow when the contract is signed.
- 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.
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 top dollar. Single-family, condos, duplexes, and small multifamily.
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.
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. iBuyers also charge service fees (usually 5%+); we charge none. For a market-ready home in an iBuyer city, it's worth getting their quote too, compare everything.
Related Guides
Ready for a no-obligation cash offer?
Tell us about your property and get a straightforward written offer. No repairs, no fees, no pressure to accept.