Start to finish
How selling to me actually works
No jargon and no surprises. Here is every step, what it costs you (nothing), and roughly how long each part takes.
-
1
You get in touch
Call, text, or send the form. I’ll ask for the address and a handful of basic questions, such as roughly how old the house is, whether anyone’s living in it, and what’s prompting the sale.
You don’t need photos, paperwork, a survey or a tidy house.
10 minutes -
2
I look at the property
Usually a short walk-through at a time that suits you, typically 20 to 30 minutes. If the house is vacant or you’re out of state, I can often work from the exterior plus a video call.
I’m looking at the roof, mechanicals and structure. I genuinely don’t care about clutter.
20 to 30 minutes -
3
You get a written offer
A clear cash figure, in writing, with the reasoning behind it. No conditions buried in the small print and no financing clause. The money is mine, so there’s no bank to change its mind.
Take as long as you like over it. The offer doesn’t expire in an hour.
Within 24 hours -
4
We close at a local title company
A neutral, licensed title company handles the paperwork and holds the funds, not me. They confirm clear title, and you get paid by wire or check on the day you chose.
I cover the standard closing costs. You bring ID.
From 10 days
Set expectations
What you do and don’t need
You never have to
Genuinely, not one of these
- Repair or paint anythingNot even the obvious stuff
- Clean or clear the houseTake what you want, leave the rest where it is
- Hold showingsOnly I need to see it
- Pay commission or feesIncluding my side of closing costs
- Get an appraisal or inspectionMy offer isn’t conditional on either
I will need
The short list
- The property addressThat’s the only thing needed to start
- Access to look around onceOr a video walk-through if you’re out of state
- To know who legally owns itImportant for inherited or probate property
- Any known liens or back taxesNot a dealbreaker. Just tell me early
- Photo ID at closingStandard title company requirement
On timing: ten days is the fastest realistic closing, and that assumes clear title. Probate, unresolved liens, or a tenant with a lease can add weeks or months. I’ll give you a realistic date up front rather than an optimistic one I’d have to walk back.
How I work out the offer
There’s no secret to it. The calculation is:
What the house will sell for once it’s fixed up
− what the repairs will cost me
− the costs of holding and reselling it
− my margin
= what I can offer you today
The first line comes from what comparable houses on your streets have actually sold for in the last few months, not asking prices. The repair figure comes from walking the property. My margin is what makes it a business rather than a hobby, and I’m happy to tell you what it is.
If you want to see the comparable sales I used, ask and I’ll send them over. Homeowners who check the numbers tend to trust the offer more, which suits us both.
Want to know what I’d pay for your house?
One conversation, no obligation, and a straight answer either way.
Prefer to text? Send the property address to the same number.