Frequently Asked Questions

We're buying it. We are not real estate agents and we don't take listings — there is no listing agreement and no commission, because we're the buyer, not a middleman. After closing we either repair the house and resell it, or keep it as a rental.

We start with what comparable houses near yours have recently sold for in good condition. From that we subtract what your house realistically needs to reach that condition, the cost of holding it while that work happens, the cost of selling it afterward, and a margin that makes the project worth doing. What's left is the offer.

We're happy to walk you through those numbers line by line. If our estimate of the repairs is off, tell us — we'd rather correct it than argue about it.

Almost certainly yes, and we'd rather say that plainly than dance around it. A retail buyer pays retail prices for a house that is already fixed up, financed, and bought after months of marketing. We pay less because we're taking the repairs, the carrying costs and the resale risk off your hands and closing quickly.

What matters is the net comparison: our number versus a retail price minus commission, minus repairs, minus concessions, minus several more months of mortgage, taxes and insurance. Sometimes we win that comparison and sometimes an agent does. Here's the side-by-side.

No. There's no commission, no listing fee and no charge for the offer. We pay the customary closing costs on our side of the transaction. Items that belong to you as the seller — your mortgage payoff, unpaid property taxes, HOA dues, liens against the property — still come out of your proceeds, because those are debts attached to the house. The title company itemizes all of it on the settlement statement before you sign anything.

An agent markets your house to other people and earns a commission if one of them buys it. We are the buyer. Nobody is being marketed to, no one needs loan approval, and there's no commission to pay because there's no agent in the middle. The trade-off is that an agent can expose the house to the whole market and may find someone willing to pay more.

No. Filling out the form starts a conversation, nothing more. There's no agreement to sign, nothing to cancel, and no cost. If you don't like the offer, say no and that's the end of it. Some people get an offer from us purely as a benchmark before they list — that's a reasonable way to use it and we're fine with it.

Once you accept and title work is clear, about a week is realistic. The limiting factor is almost always the title company, not us — we're not waiting on a lender. Things that add time: an estate that hasn't been through probate, an unreleased lien, a missing signature from a co-owner, or a survey issue. If we can close on your schedule instead, that's fine too. Plenty of sellers ask for 30 or 45 days so they can line up the next place.

Yes, including tenants who are behind on rent or who you'd rather not deal with. You don't need to evict anyone before closing. Bring us whatever lease documents exist — or tell us there aren't any, which happens more often than you'd think.

Tell us early, because it changes what we can do. Sometimes there's still a workable deal. Sometimes the better answer is a HUD-approved housing counselor or a conversation with your servicer, and we'll point you there instead of wasting your time. If a foreclosure sale date has been posted, call rather than emailing — timing matters and Texas moves quickly. See our foreclosure page for the basics.

Most of what we buy is single-family, but we look at duplexes, small multifamily, townhomes, condos and occasionally land. If you're not sure whether your property fits, ask.