Frequently Asked Questions

It depends on what you need. A cash sale gives up the chance at a top market price. In return, it gives you three things the market cannot promise: a firm written number, a closing date you control, and zero out-of-pocket costs. That means no repairs, no commissions, and no carrying a listing for months. For a house that needs work, an estate, a rental with tenants, or a hard deadline, that trade usually wins.

If your house shows well and you have a few months, listing it is often the better move. We will tell you so on the first call. Roughly a third of the people who contact us end up listing or keeping the house.

Seven days on a clean title. There is no lender, no appraisal, and no loan underwriting in the way. Most sellers pick a date two to four weeks out. If you need to close months from now, maybe when your next home is ready, that works too. We write that date into the contract and show up on it.

Really. We're the buyer, not an agent, so there is no commission. We also pay standard closing costs. You walk away with the written offer minus your mortgage payoff and anything else owed on the property. Things like back taxes settle at the title company.

The same way any careful buyer would. We look at what comparable renovated houses near yours actually sold for. Then we subtract the cost of the work yours needs. Both numbers go in the written offer, with the comp addresses and the repair estimate by category. So you can check our math instead of taking our word for it. If we got a repair figure wrong, tell us and we'll rework it.

Almost anything residential in Travis, Williamson, and Hays counties. That includes single-family houses, duplexes through fourplexes, condos, mobile homes with land, and some vacant lots. Condition doesn't matter. Foundation movement, old roofs, fire damage, houses that need major repairs, rentals with tenants in place, and inherited houses full of belongings are most of what we buy.

Austin's market has more homes for sale and calmer pricing than the 2021 frenzy. Well-presented homes still sell, and everything else is open to negotiation. For real numbers instead of a sales pitch, Texas A&M's Texas Real Estate Research Center publishes Austin-area sales and inventory data monthly.

For a cash sale, timing matters less. We buy year-round, and our offer is driven by your specific house and comps, not the season.

Yes, most sellers do. The title company asks your lender for an exact payoff amount. It pays the loan from the sale proceeds at closing, and you keep the difference. This works even if you're behind on payments, because past-due amounts are included in the payoff figure. If you owe more than the house is worth, we'll tell you honestly and point you toward better options.

No. Selling directly to a buyer is a normal, legal transaction. It closes at a licensed Texas title company, same as any other sale. That said, you're welcome to have an agent or attorney review our offer. We encourage it, and the offer stays open while you do.

None to get an offer. The address and a phone call are enough, and we pull county records ourselves. For closing, the title company handles the paperwork and will tell you exactly what to bring, usually just your ID. If the house is an estate or has title wrinkles, they'll flag what's needed early, not the week of closing.

No. You get the written offer and one follow-up call to answer questions. That's it. No drip campaign, no repeated calls, and your information is never sold to other investors. We don't do cold calls, mailers, or bandit signs to anyone. You found us because you searched, and that's the only way we work.

iBuyers price with computer models, charge service fees around five percent or more, and mostly want newer homes in good condition. We're local people who walk the actual house and charge no fees. We buy the properties their models reject, the ones with foundation quirks, tenants, or forty years of belongings. See exactly how our process works.

Check our math against public information. We give you the addresses of the renovated comparable sales we used, so you can look up what they sold for. We give you our repair estimate by category, so you can get your own contractor bid. We also encourage you to ask an agent what the house would list for, and what you'd keep after repairs, commission, and carrying costs. A fair offer survives that comparison. An unfair one doesn't.

No. We close in our own name with our own funds. Wholesalers assign contracts to other investors. Sometimes they renegotiate with you when the assignment doesn't sell. Ask every buyer you talk to whether they close in their own name. The ones who dodge the question are telling you something.

It usually gets solved. Old unreleased mortgages, judgment liens, heirship gaps, and delinquent tax suits are common. The title company deals with them routinely. They may add days or weeks, and they come out of proceeds rather than your pocket. We only walk away when a defect genuinely can't be cured.

Yes, throughout Travis, Williamson, and Hays counties. That includes Round Rock, Pflugerville, Cedar Park, Georgetown, Leander, Hutto, Kyle, Buda, and San Marcos. If you're near the metro and not sure whether you're in our area, call and ask.

Yes, and most sellers do. The title company gets an exact payoff from your lender and pays it from the sale proceeds. You keep whatever remains. This works even if you're behind on payments, because past-due amounts are included in the payoff figure.

Talk to us. We use a normal contract with standard terms. We would rather release a seller who truly can't go through with it than force a closing on someone in distress. Life changes. We've torn up contracts before.

We buy mobile homes with land, condos, duplexes through fourplexes, and in some areas vacant lots. Mobile homes without land are the one category we generally pass on. Their financing and titling work differently.

iBuyers price with computer models and charge service fees around five percent or more. They generally want homes already in good condition, within a narrow age and price band. We charge no fees and buy the houses their models reject. We adjust for your property's specific condition, not an average.

Yes, and we do it regularly. Say your house shows well, you can wait a few months, and you can fund small cosmetic work. Then an agent will almost certainly get you more money. We'd rather be the company you recommend than the one that talked you into the wrong choice.