Selling Your House for Cash: Frequently Asked Questions

It's three steps: (1) Contact us with your property address and basic information. (2) We evaluate the property and present a written, no-obligation cash offer — usually within 24 hours. (3) If you accept, you pick the closing date and we handle everything else, including all closing costs.

As few as 7 days for properties with clear title. Most closings happen within 10-14 days. If you need more time — 30, 45, or 60 days — that's perfectly fine. You choose the closing date.

We use licensed, local title companies to handle all closings. They manage the title search, escrow, deed preparation, and fund disbursement. Your interests are protected by the same professionals who handle traditional real estate transactions.

Not necessarily. If you're local, you can sign at the title company. If you're out of the area, we arrange mobile notary services to come to you — wherever you are. Many of our sellers close remotely.

Completely. We present an offer, and if it doesn't work for you, that's the end of it. No pressure, no follow-up campaigns, no guilt. We'd rather you make the right decision for your situation.

None. Zero fees, zero commissions, and we pay all closing costs. Title insurance, escrow fees, recording fees, transfer taxes — we cover everything. The offer is the purchase price: your own loan payoff, any liens, and prorated property taxes come out of it through escrow, and the settlement statement itemizes every line.

No. We don't require inspections or appraisals. We evaluate the property ourselves and base our offer on our assessment and comparable market data. This saves you both time and money.

Liens and back taxes are resolved through the title company at closing. The amounts owed are deducted from the sale proceeds. We'll identify any liens during our title search and discuss them with you before you accept our offer — no surprises.

Tax implications depend on your specific situation — how long you've owned the property, whether it's your primary residence, and your overall financial picture. We're not tax advisors, and we recommend consulting with a CPA or tax professional about your specific situation.

No. We buy homes in any condition. Roof damage, foundation issues, mold, fire damage, outdated electrical, plumbing problems, unpermitted additions — none of these prevent us from buying. The property's condition affects our offer, not our willingness to purchase.

No. Take what you want and leave the rest. Furniture, appliances, personal belongings, junk in the garage — we handle disposal after closing. You don't need to lift a finger.

We buy properties with environmental issues. These are common in older Northern California homes and are factored into our offer. We handle all remediation after closing.

Yes. Foundation issues are one of the most common conditions we encounter, especially in the Sacramento Valley and foothill areas. We've purchased homes with settlement, cracking, hillside movement, and other foundation challenges.

We buy homes with well and septic throughout our service area. We don't require well testing, septic certification, or any system repairs before purchase. These are standard in the foothill and mountain communities we serve.

Yes — and time is critical. We can close fast enough to beat most foreclosure timelines if you contact us early enough. A cash sale before foreclosure protects your credit and may allow you to walk away with equity. Contact us immediately if you've received a Notice of Default.

Yes. We buy inherited properties regularly, whether they're held in trust or going through probate. We work with estate attorneys and can often manage the entire process without the heir needing to visit the property.

We buy occupied properties with tenants in place. No eviction required. No lease expiration needed. We handle the tenant relationship after closing. This is especially helpful for landlords dealing with non-paying or difficult tenants.

Yes. We provide a clean, fast way to liquidate real estate during divorce proceedings. We work with both parties (or their attorneys) and can close quickly so both sides can move forward.

Yes. We purchase vacation properties throughout our service area, including Lake Tahoe, the Sierra foothills, and mountain communities. Season and location don't affect our willingness to buy.

Potentially. If you're underwater, we can help negotiate a short sale with your lender. A short sale is significantly less damaging to your credit than a foreclosure and may allow you to buy another home sooner.

No. We are direct buyers — we purchase properties with our own capital. We are not agents, brokers, or wholesalers. When you sell to us, there are no middlemen and no commissions.

We buy across 24 Northern California counties — 260+ cities and communities, from the Sacramento Valley through the Sierra foothills and Tahoe, and along the coast from the Oregon border to Carmel. The locations page lists every one.

Yes. We buy office buildings, retail shops, strip malls, warehouses, and other commercial properties in addition to residential homes. Same process — cash offer, close on your schedule, we handle everything.

We analyze recent comparable sales in your specific neighborhood, assess the property's condition, factor in needed repairs, and calculate a fair offer. We show you the comparable sales that inform our number so you can see exactly how we arrived at it.

We renovate them and either sell them to families looking for updated homes or hold them as quality rental properties. Every property we purchase is improved and remains a positive part of the community.

We don't use the inspection as a lever. Some buyers make inflated initial offers, then lower them before closing once the seller is committed; we don't. The price in the contract is the price we pay. The only time it is revisited is if title or our walk-through turns up something material neither of us knew about, and then we show you exactly what and why, in writing. Your own loan payoff, liens, and tax prorations still come out of the price at closing.

Ask us to show the arithmetic, and check it. Every cash offer is built the same way: the after-repair value from comparable sales, minus the cost of the work, minus the cost of owning it during the work, minus the cost of selling it again, minus the spread the business runs on. We will show you the comparables and the deductions. If a buyer will not show you how they got their number, that itself is the answer to your question.

We buy. We are not wholesalers, and we do not put a property under contract to assign it to another buyer at a markup. That practice is common in this industry and it is why sellers end up dealing with a stranger they never agreed to sell to. If it matters to you, ask any buyer directly whether they intend to assign the contract, and ask for it in writing.

Our own capital, which is why there is no financing contingency and no appraisal. That is the entire practical difference between a cash purchase and a financed one: no lender can decline the loan two weeks in, because there is no lender.

A purchase agreement binds both parties, and escrow holds the deposit. What is worth understanding is which parts of a deal can genuinely fail: a title matter that cannot be cleared, or a material difference between the property as described and as found. Neither is a change of heart, and both are things we would tell you about in writing rather than discover at closing.

Often, yes. If your property is in sound condition, would finance without trouble, and you can wait sixty to ninety days, listing will usually net you more even after commission. We say so on the homepage and on every city page, and we will say it on the phone. A direct sale trades price for certainty and speed, and it is only worth it when you need what it is trading for.

You will get a number, and you can stop there. There is no listing agreement, no exclusivity, and nothing that obliges you to proceed. The realistic cost of finding out is a phone call and the paperwork you were going to need anyway — the payoff figure and the title picture are useful to you whichever way you decide.

Usually. A federal tax lien is paid from proceeds at closing like any other lien when there is enough to cover it, and where there is not, the IRS has a formal process to release a specific property so a sale can close. It takes lead time, which is the reason to raise it early rather than at the end.

We buy in whatever condition the property is in, and we have seen more than you think. There are no showings, no photographs for a listing, no sign in the yard, and no open house for the neighbors. If it makes it easier, tell us on the phone what we will find rather than showing us cold — it changes nothing about the offer and it is a reasonable thing to want.

It is used to evaluate your property and to reach you about it. We do not sell it and we do not pass it to a list of other buyers. If you would rather not put anything in a form, call and tell us the address.

Yes, and there is nothing to cancel. The offer is not an agreement — it becomes one only when you sign a purchase contract. Sellers change their minds, get a better option, or decide to stay, and none of those require an explanation.

You should not, on the strength of a website. What you can do is verify: ask for the entity name and check it, ask to speak to the escrow or title company before you sign anything, ask how the offer was calculated, and ask whether the contract will be assigned. A buyer who answers all four plainly is a different proposition from one who deflects any of them — and that test works on us as well as on anyone else.