Real answers to the questions sellers actually ask

Our typical close is 7–14 days from accepted offer. The limiting factor is usually title search and the title company's schedule — not us. If you need to close faster, tell us; we've closed in as little as 5 business days.

We start with the after-repair value (ARV) — what your house would sell for fully renovated. Then we subtract our estimated repair cost, our holding costs, a small profit margin, and closing costs. The result is your cash offer. We'll walk you through the math line by line.

None. No agent commissions (saving 5–6%), no closing fees, no inspection fees, no repair credits. The offer you accept is the wire amount you receive at closing.

No. We buy houses 100% as-is. Don't clean, don't paint, don't haul anything out. Leave the broken water heater, the cracked tile, and the old furniture. That's our problem after closing.

Single-family, condos, townhomes, duplexes, triplexes, and small multifamily up to 4 units. We buy in any condition: foreclosure, probate, fire-damaged, tenant-occupied, vacant, hoarder, or fully renovated.

Title pays them off at closing from the sale proceeds. You don't bring any money. As long as the sale price covers the encumbrances, you're done. If it doesn't, we can sometimes negotiate short payoffs.

A Realtor lists your house on the MLS and hopes a retail buyer makes an offer — typically 30–90 days, contingent on inspection, financing, and appraisal. We make a guaranteed cash offer with no contingencies and close on your timeline. You usually net less than a perfect MLS sale, but you save months and avoid risk.

Yes. We've been buying houses since 2015, are BBB A+ accredited, and have closed 2,000+ transactions across all 50 states. Our HQ is at 135 Delaware Ave STE 212, Buffalo, NY 14202.

No. We're the direct buyer, not a broker. Your sale stays private — no MLS, no Zillow listing, no sign in the yard. Neighbors won't know unless you tell them.

Step 1: 10-minute phone call to learn about the property. Step 2: We send a no-obligation cash offer within 24 hours. Step 3: If you accept, we open title and schedule a quick walkthrough. Step 4: Sign at closing and get your funds wired the same day.