The process
How selling your house to us works
From first call to funds in your account, here is the whole process, including how we calculate the offer and what happens at escrow.
How it works
Three steps. No repairs, no showings, no fees.
Tell us about the house
Fill out the short form or call. We will ask a few questions about the property and your timeline, and answer any of yours.
Get a written cash offer
We visit or do a video walkthrough, then send a written offer within 24 hours. We show you how we arrived at the number.
Close on your date
Pick a closing date, 7 days out or 90. A licensed California escrow company handles the paperwork and wires your funds.
Transparent offers
Here is exactly how we come up with a number
Most cash buyers keep the math a secret. We walk you through it. Our offer starts with what your house would sell for after a full renovation, then subtracts the real costs of getting it there.
- After-repair value from recent sales of updated homes within about a mile of yours.
- Repair costs based on a real contractor scope, not a guess. We share the list.
- Holding and selling costs such as taxes, insurance, utilities, and the commission we will pay when we eventually sell.
- A fair margin so we can keep doing this. We would rather explain it than hide it.
Illustration only. Every property is different; your offer will reflect your home, its condition, and your local market.
What happens at escrow
The paperwork, explained
Once you accept our written offer, we open escrow with a licensed California escrow or title company. They are a neutral third party: they hold our deposit, order a title search, pay off any mortgage or liens, prorate property taxes, and wire your proceeds on the closing date. You never hand a deed to anyone directly, and no money ever changes hands outside of escrow.
What we will ask you for
- Photo ID and, if the property is in a trust or estate, the trust or court documents that show who can sign.
- Your lender's contact information if there is a mortgage, so escrow can request a payoff statement.
- The standard California seller disclosures. We help you fill them out and we do not hold you to a standard of perfection; tell us what you know and we handle the rest.
Our role, in plain language
We are a principal buyer, not your agent. On some purchases we bring in one of our partner investors to complete the transaction, and our purchase agreement says so plainly. Either way, the price, the closing date, and the as-is terms you agreed to do not change, and you can cancel if we ever fail to perform on our end.
Honest comparison
Selling to us vs. listing with an agent
A listing can bring a higher price for a move-in-ready house with time on your side. When the house needs work or the clock is ticking, the math often changes.
| Selling to us | Traditional listing | |
|---|---|---|
| Commissions | None | Typically 5 to 6% of the sale price |
| Closing costs | We pay standard costs | Seller usually pays 1 to 2% |
| Repairs and cleaning | None, leave it as-is | Usually required, plus buyer repair requests |
| Showings and open houses | One walkthrough | Weeks of showings |
| Financing risk | None, cash purchase | Buyer loans and appraisals can fall through |
| Time to close | 7 to 30 days, your choice | Often 60 to 120 days including marketing |
Get your free cash offer
Takes about a minute. No fees, no obligation, no pressure.
FAQ
Questions sellers ask us
How do you come up with your offer?
We start with what the house would sell for fully renovated, based on recent nearby sales. From that we subtract the realistic cost of repairs, our holding and selling costs, and a fair margin so we can stay in business. The result is our cash offer, and we will walk you through the math line by line.
Are there any fees or commissions?
No. We are not agents, so there is no commission, and we pay standard closing costs. The offer we make is the amount you should expect at closing, less any loan payoff or liens on the property.
How fast can you close?
As fast as 7 to 14 days through a licensed California escrow company, or as slow as you need. Many sellers choose 30 to 60 days so they have time to move.
Do I have to clean or make repairs?
No. We buy as-is. Leave whatever you do not want, and do not fix anything.
Am I obligated to accept your offer?
Never. The offer is free and there is no pressure. Many people use it as a benchmark while they weigh other options, and we are fine with that.
Are you a real estate agent or brokerage?
No. We are a real estate investment company. We buy properties directly for our own portfolio and, on some purchases, with our partner investors. Every purchase closes through a licensed escrow or title company, and we disclose our role as a principal in every agreement.
What kinds of properties do you buy?
Single-family houses, condos, duplexes and small multifamily, mobile homes on owned land, and vacant lots anywhere in California. Any condition, any situation.
How is this different from listing with an agent?
An agent markets the house to the public, which can bring a higher price but usually takes months, requires repairs and showings, and costs 5 to 6 percent in commissions plus closing costs. We are a guaranteed sale on your timeline with no fees. Which is better depends on your house and your situation, and we will tell you honestly if we think listing is the right move.