Kansas City based · Now buying in Houston
A written cash offer in 24 hours. No repairs, no commission, no showings.
However it looks right now.Boarded up, behind on repairs, full of someone’s things. Sell it exactly as it sits.
You get a written offer in 24 hours.No fee, no commission, no repairs, and no obligation to take it.
The rebuild is our problem.You pick the closing date and walk away. We handle everything after that.
Who calls us
Close enough counts. The process is the same either way, and it starts with an address.
Four states away, full of forty years of things, costing money every month.
Every quote came in higher than the last. Listing it means fixing it first.
Or stopped answering. You are carrying the mortgage either way.
A job, a divorce, a parent who needs you. The house is what is in the way.
There may still be time. Worth knowing where you stand before someone else decides.
Three months of showings and a 6% commission. You have already done that math.
Honestly compared
Both are legitimate ways to sell a house. They are good at different things, and one row below goes to the agent.
Time to close
Agent commission
Closing costs
Repairs
Cleaning and showings
Financing falling through
Certainty the sale actually happens
Gross sale price
Advantage: agent
If your house is in good condition and you can wait three months, listing with an agent will usually put more money in your pocket. We compete on what you keep after costs, on how fast it closes, and on whether it closes at all. If listing is the better answer for you, we will say so on the phone.
The process
Open any step to see exactly what happens inside it.
The address, roughly how big it is, what condition it is honestly in, and what your situation and timeline look like. You do not need documents, you do not need a title report, and you do not need to know the answers precisely — estimates are fine. If something is embarrassing about the condition, say it anyway. It changes the number, not whether we make an offer.
We pull comparable sales, look at the property records and tax situation, and check for anything on title that would complicate a sale — liens, open permits, probate status. For most houses that is enough. If we need to see it in person we will ask, and it is a walkthrough, not an inspection: we are not looking for reasons to renegotiate later.
You get the price, the closing costs we cover, and what we think the house needs in repairs. If you want to see how we got there, ask and we will walk you through all four numbers. The offer has no obligation attached and no expiry pressure — we are not going to call you and say it drops tomorrow.
Closing happens at a title company, which handles the money and confirms clear title. If you need time to find somewhere to live, take it — we have closed on dates set two months out. If you need to be done next week, that is usually possible too. You do not clean, you do not repair, and you leave behind anything you do not want.
How we get to the number
Every cash buyer uses this formula. Most will not show it to you. Now you can hold any offer against it — ours included.
What it would sell for, repaired
What comparable houses nearby actually closed at
$220,000
What the repairs cost
Roof, systems, kitchen, floors — at what a contractor charges us
$42,000
Costs of holding and reselling
Taxes, insurance, utilities, financing, and our commission on the way out
$21,500
Our margin
What we make for the risk of what is behind the walls
$25,000
What we would offer you
$131,500
These figures are an illustration, not an offer. They show the shape of the calculation, not a number for your house. Yours depends on what it would sell for repaired, what it needs, and where it sits. Ask and we will walk you through all four numbers for your address.
Where we buy
Kansas City is home, and Houston is the second market we work ourselves. Those are the two places we can move fastest. Elsewhere we buy through our buyer network, so an out-of-market house is still worth sending to us.
Our home market. Both sides of the state line.
Kansas City is really two markets wearing one name, and the state line matters more than most sellers expect. A Missouri-side sale and a Kansas-side sale run on different timelines, use different closing customs, and carry different tax treatment at settlement — which is why an offer that ignores which side of State Line Road your house sits on is not a real offer. We work both sides, and we price them differently.
Our second market. Harris County and the counties around it.
Houston is the only major American city with no zoning code, and that changes what a house is worth in a way that has nothing to do with its condition. What a lot can be used for is governed by deed restrictions, which the city itself can go to court to enforce, and by whatever the neighbors have built next door. It also means a large share of what carries a Houston mailing address is not in Houston at all — Spring, most of Katy, most of Humble — and outside the city limits the code enforcement, the drainage district and the utility district are all different bodies with different rules. We price a house against the district it actually sits in, not the name on the envelope.
Straight answers
It is below retail, and we say so plainly. We buy at a discount to what the house would fetch listed and repaired, because we take on the repairs, the carrying costs, and the risk that something is wrong behind the walls. What you get in exchange is speed, certainty, and no costs coming out of your side. If our number does not work for you, nothing happens — there is no obligation and no pressure.
No. We are principals and investors. We buy for our own account, and we do not represent you in the sale. An agent works for you and owes you a duty of loyalty; we are the buyer on the other side of the table. That distinction matters, which is why we lead with it rather than bury it.
Sometimes, yes. We contract to purchase, and we may assign that contract to another buyer in our network before closing. The price you agreed to and the closing date you chose do not change if we do. We tell you this up front because some sellers have been burned by finding out at the closing table.
The price. That is the whole trade. There are no fees, no commissions, no repair credits deducted at closing, and no surprise line items — but the offer is below what a fixed-up house would list for. Anyone offering you retail price and instant cash and no costs is telling you something that is not true.
No. No fees, no commission, and we cover standard closing costs. You do not pay us at any point, including if you decide not to accept.
That is usually why people call us. Hoarding, fire damage, foundation problems, a roof that has been failing for years, a decade of deferred maintenance — none of it disqualifies a house. You do not need to clean it out, and you do not need to fix anything. You can leave behind whatever you do not want.
We buy occupied properties, including ones with tenants who are behind or who have stopped communicating. You do not need to evict anyone before selling to us. Tell us the situation on the form and we will price it accordingly.
Tell us early, because timing changes what is possible. If there is a sale date scheduled, say so on the first call. We can often close before it, but only if we know. We can also tell you honestly when a sale will not solve the problem in time, which is worth knowing either way.
Common, and usually workable. Whether we can close depends on where probate stands and who currently has authority to sell. It is worth a call even if you are not sure — the answer is often further along than people expect.
We start from what the house would be worth repaired and listed, subtract what the repairs realistically cost, subtract the costs of holding and reselling it, and subtract our margin. We will walk you through those four numbers for your specific house if you ask. Most buyers will not do that.
A written offer within 24 hours. Nothing to pay, and nothing to accept.
Would rather talk to someone? Call (816) 477-3671.