You inherited a house you don't want
We work with estate attorneys and title companies to sell before or after probate — even with siblings involved, even from out of state.
We buy houses nationwide · HQ Northern Virginia
Sell your house as-is, for cash, anywhere in the U.S.
No repairs, no fees, no commissions, no cleaning out the garage. Tell us about the property and get a fair cash offer range within 24 hours — close in as little as 7 days.
Free & no obligation. Takes about 60 seconds. Prefer a simple form?
- No agent commissions
- We pay closing costs
- You pick the date
Real cash offers
Direct buyers with cash — no financing fall-throughs, no waiting on banks.
Any condition, any situation
Fire damage, tenants, code violations, full of belongings — we've seen it all.
You pick the closing date
Seven days or seven weeks — we work around your move, not the other way around.
Direct buyers, not a call center
You deal with the decision-makers, from the first text to the closing table.
How it works
Three steps. Zero showings.
The whole process is built around certainty. You'll know exactly what you're getting and exactly when you're getting it.
Tell us about the house
Answer a few quick questions in chat, by text, or on a call — address, condition, timeline, and what's prompting the sale.
Get your cash offer
We review local sales and repair estimates, then send a written cash offer range within 24 hours. No obligation, no pressure.
Close on your date
Accept when you're ready. A licensed title company in your state handles the paperwork, we cover closing costs, and you get paid on the date you chose.
Situations we help with
Whatever the reason, there's a clean way out.
Most of what we do is helping owners untangle hard situations. Tell us what's going on and we'll walk you through every option honestly — including the ones that don't involve us.
You're behind on the mortgage
You likely have more time and more options than the letters suggest. We'll lay them all out — selling to us is only one of them.
Done with tenants and toilets
We buy rentals with tenants in place and handle the transition properly. Keep collecting rent until closing day.
Dividing the house in a divorce
A fast, neutral, third-party sale is often the simplest way to split the equity and let both of you move forward.
The house needs more work than it's worth
Roof, foundation, fire, mold, a full cleanout — we buy properties most buyers can't touch. Take what you want and leave the rest.
Job move on a deadline
Sell on a date that matches your start date. We can even close after you've already left the state.
Do the math
Cash offer vs. listing with an agent
Listing usually gets a higher sticker price. What matters is what you keep and when you get it. Here's the honest comparison for a house that needs work.
| Factor | Sell to Cash Houses Buyers | List with an agent |
|---|---|---|
| Commissions & fees | $0 | 5–6% + concessions |
| Repairs before sale | None — sold as-is | Usually required after inspection |
| Showings & open houses | Zero | Weeks of them |
| Closing costs | We pay them | Seller typically pays ~1–3% |
| Financing risk | None — cash | Deals can fall through |
| Time to close | 7–21 days, your date | 60–90+ days, buyer's timeline |
Typical figures for comparison only. Your numbers depend on your property and market.
Where we buy
Coast to coast. Headquartered in Virginia.
All 50 states and Washington, D.C. One team. One simple process.
Questions sellers actually ask
The honest answers, up front.
How do you calculate your offer?
We start with what your house would sell for fully renovated, based on recent sales in your neighborhood, then subtract repair costs, our holding and selling costs, and our margin. We'll walk you through the numbers line by line — if the math doesn't work for you, no hard feelings.
Is this really no-obligation?
Yes. About a third of the owners we talk to end up listing with an agent or keeping the house — and we'll tell you when that's your better move. An offer from us is information, not a commitment.
Do I need to clean out or repair anything?
No. Take what you want and leave the rest — furniture, junk, the old freezer in the basement. "As-is" means exactly that, and we put it in writing.
Do you really buy outside Virginia?
Yes. We're headquartered in Northern Virginia and actively buy in Texas, Missouri, Tennessee, Illinois, Indiana, Alabama, Michigan, Oregon and beyond. Every closing runs through a licensed title company or attorney in the property's state, so the process is just as safe wherever you are.
What if the house is in probate or has liens?
That's a big part of what we do. We work with estate attorneys and title companies to clear liens, back taxes, and probate requirements as part of the closing. It costs you nothing to find out where you stand.
How fast can you actually close?
Seven days is realistic when the title is clean. Most sellers choose two to four weeks to line up their move. If you need 60 days, that works too — you pick the date.
Prefer a simple form?
Get your cash offer the classic way.
Same free, no-obligation offer. Fill this out and a team member will text you within the hour during business hours.