How It Works — Selling Your House Has Never Been This Simple
We've stripped away everything complicated about selling a home. No agents. No showings. No repairs. No uncertainty. Just three straightforward steps from first contact to cash in hand.
Tell Us About Your Property
Call us at (530) 704-7732, fill out the form on our website, or text us your property address.
Share basic details: the property's location, approximate condition, and your timeline for selling.
This initial conversation is completely obligation-free. We're here to listen and understand your situation.
We'll ask a few questions about the property to help us prepare our evaluation — things like the number of bedrooms and bathrooms, approximate square footage, and any major condition issues you're aware of.
Receive Your Cash Offer
We analyze recent comparable sales in your specific neighborhood — not city-wide averages, but actual sales of similar properties near yours.
We assess the property's condition, factoring in any needed repairs or updates. In many cases, we can do this through a brief walkthrough, but it's not always necessary.
Within 24 hours (often the same day), we present a written, no-obligation cash offer. The offer includes a clear breakdown of how we arrived at our number.
Our offers are fair and market-based. We're building a long-term business in Northern California, and our reputation depends on treating every homeowner honestly.
Close on Your Schedule
If you accept our offer, you choose the closing date. Need to close in 7 days? We can do that. Need 60 days to make arrangements? That works too.
We open escrow with a reputable local title company. We handle all the paperwork — title search, deed preparation, escrow instructions, and closing documents.
We pay all closing costs. Title insurance, escrow fees, recording fees, transfer taxes — everything. There are zero out-of-pocket costs to you.
At closing, you receive your cash. The amount on your offer is the amount you walk away with. No last-minute deductions, no surprise fees, no renegotiation.
What Makes Us Different
We Buy with Our Own Cash
We don't rely on bank financing, which means no appraisal contingencies, no lender delays, and no risk of the deal falling through because a bank said no.
We Buy As-Is
Your property's condition is factored into our offer, not a reason to walk away. Roof damage, foundation issues, mold, fire damage, outdated systems — we buy it all.
We Pay All Closing Costs
Title insurance, escrow fees, recording fees, transfer taxes — we cover every cost associated with closing. You bring nothing to the table except the keys.
No Fees, No Commissions
There are no agent commissions, no processing fees, no administrative charges, and no hidden costs. The offer amount is your net amount.
You Choose the Timeline
Close in 7 days or 60 days — your choice. We're flexible because we understand that every homeowner's situation is different.
We're Local
We live and work in Northern California. We know the neighborhoods, the market dynamics, and the local real estate ecosystem. We're not a national call center.
The question everyone asks
How the offer is calculated
Every cash buyer works backward from the same place, and most will not show you the steps. Here they are. Nothing in this list is proprietary, and a seller who follows it can check our number against their own.
1.Start with the after-repair value
What the house would sell for on the open market once it is renovated — established from recent sales of comparable, already-updated homes in the immediate neighborhood, not city-wide averages.
2.Subtract the cost of the work
The renovation budget the property actually needs. A move-in-ready house barely moves this line; a house needing roof, systems, or structural work moves it a great deal.
3.Subtract the cost of owning it meanwhile
Property taxes, insurance, utilities, and financing for the months the property is held during and after the work. Longer projects carry longer.
4.Subtract the cost of selling it again
Escrow, title, transfer tax, and the commission paid when the finished house is resold. These are real costs on the far side of the transaction that a seller never sees.
5.Subtract the spread the business runs on
What is left over has to cover the risk of the whole exercise — a renovation that runs over, a market that moves, a title problem discovered late. Without it there is no business to buy the next house.
6.What remains is the offer
This is why a cash offer looks lower than an online estimate: the estimate describes a renovated house, and the offer describes the house as it stands today, with every cost between those two states already deducted.
What actually decides when you close
A cash purchase skips the two things that usually delay a sale — loan underwriting and the appraisal. What is left is a short list of third parties, and knowing who they are is what lets a seller keep a closing on schedule rather than wonder why it slipped.
- The preliminary title report
- Ordered the day escrow opens. It lists every recorded lien, easement, and encumbrance against the property, and it is what determines whether anything has to be cleared before the deed can record.
- Payoff demands
- Every lienholder — mortgage, HELOC, HOA, tax lien, recorded judgment — has to issue a written payoff figure good through a stated date. Servicers take days, not hours, and a demand that expires has to be reordered.
- Anything the title report turns up
- An old loan whose reconveyance was never recorded, a boundary question, an unreleased judgment. Most are routine and clear in days; a few need a signature from someone who has to be found first.
- Leased solar, if there is any
- A leased or power-purchase system needs the provider's transfer approval or a buyout figure, and providers move on their own schedule. This is the item that most often adds a week to a Northern California closing.
- Authority to sell, where the seller is not the owner outright
- Probate requires Letters from the court, and whether a hearing is needed depends on the authority granted. A trust requires the trustee's authority documented. Both are answerable in advance.
The offer we put in writing is for the property as you described it. We do not reduce it after an inspection — that is the point of buying as-is. What can genuinely change a closing is a title matter that has to be cleared, or a material difference between the property described and the property found. In either case we will tell you what it is and what the options are, in writing.
When you should not sell to us
A direct sale trades price for certainty and speed. That is a good trade in some situations and a poor one in others, and you deserve to hear which is which before you spend time on it.
- The house is in sound condition, it would finance without trouble, and you can wait sixty to ninety days. Listing will almost certainly net you more, and we will say so.
- You have time and appetite to manage a renovation yourself. If you can carry the cost and the risk, the margin that would otherwise go to a buyer stays with you.
- You want the highest possible price and nothing else matters. That is a legitimate goal, and a competitive listing is the tool for it.
- You need to stay in the property long-term. Sale-leaseback arrangements are not something we offer, and they carry risks we would not want you to take on lightly.
Our Process vs. Traditional Selling
Ready to Get Started?
The first step is the easiest. Tell us about your property and we'll have a cash offer ready — usually within 24 hours.