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Cash Offer Desk

Free for home sellers · No obligation

Sell your house for cash. Get a written offer, as-is.

Tell us about your house. We call you back, see it, and put a cash offer in writing. No repairs, no commissions, no fees. If we plan to bring in an investor partner, we tell you up front.

  • No repairs or cleaning
  • No fees or commissions
  • No obligation to accept

Who uses a cash sale

When selling the normal way doesn't fit

Pick your situation for a plain-English guide to your options. A cash sale is one of them, not always the best one.

Inherited a house

Sell it without fixing it up or clearing it out first.

Read the guide

Behind on payments

Know your options and your dates before the auction does.

Read the guide

Going through a divorce

A clean, fast sale so you can split it and move on.

Read the guide

Tired landlord

Sell with tenants in place. Many investors prefer it.

Read the guide

Needs major repairs

Foundation, roof, plumbing. Cash buyers price it in.

Read the guide

Moving or lost a job

When time matters more than squeezing out top dollar.

Read the guide

Fire or water damage

What to do with the insurance claim and the house.

Read the guide

Full of stuff

Leave what you don’t want. Buyers handle the cleanout.

Read the guide

How it works

From first form to closing table

A week is possible when the title is clean. Two to four weeks is more common. Liens, probate or a missing signature add time.

Full walkthrough
  1. 1

    Day 1

    Tell us about the house

    Address, condition, how soon you want to sell. About two minutes. No photos or repairs needed.

  2. 2

    Days 1 to 2

    We call you back

    A few questions about the house and your timeline, then a quick walkthrough or video call. No cleaning needed.

  3. 3

    Days 2 to 5

    Get a written offer

    Price, closing date, who pays closing costs, and whether we plan to assign the contract. All in writing.

  4. 4

    Week 1 to 4

    Close at a title company

    If you accept, a licensed title company or attorney handles the paperwork and pays you at closing.

The honest math

A cash sale trades price for speed

Cash buyers need room for repairs, holding costs and profit. Many start from a rule of thumb: about 70% of the after-repair value, minus repairs. In return you skip repairs, showings, commissions and the risk of a buyer's loan falling through.

If you have the time and money to fix up and list, that usually nets more. We would rather tell you that up front.

Try the offer calculator Cash vs. listing guide

Example: house worth $300,000 after repairs

Run your own numbers

Fix it up and list it

$244,500

After $25,000 of repairs, commissions, closing costs and 4 months of carrying costs.About 4 to 6 months

Sell for cash, as-is

$185,000 to $215,000

Investor rule-of-thumb range. Buyer usually covers repairs and most closing costs.About 1 to 3 weeks

Estimated amount before paying off your mortgage. Example figures only, not a quote. Your market, your house and each buyer will change these numbers.

How we make money

We make money on the spread. Here's how.

Our offer is below what your house would sell for fixed up. Sometimes we close ourselves. Often we assign our contract to an investor partner, who pays us a fee and closes on the same terms. Either way you get the price in your contract and pay us nothing.

  • You get the price in your contract. No fee to us at closing.
  • We tell you in writing if we plan to assign the contract.
  • We close at a licensed title company or attorney.
  • Have an attorney review our contract. We encourage it.
The full explanation

Before you sign anything

Five rules that protect you from bad buyers

Most cash buyers are legitimate. These rules sort out the ones who aren't. Hold every buyer to them, including us.

How to spot a cash buyer scam
  1. 1

    Close through a licensed title company or real estate attorney you can look up yourself.

  2. 2

    Earnest money goes to the title company, not to the buyer or to you directly.

  3. 3

    Ask every buyer: "Are you buying this house, or assigning the contract to someone else?"

  4. 4

    Never sign a deed or quitclaim outside of a formal closing.

  5. 5

    Read the inspection or "due diligence" period. That is when a buyer can walk away or renegotiate.

Where we buy

We buy houses in five markets

Somewhere else? Ask anyway. If we don't buy near you, we'll say so, and can connect you with a local cash buyer if you want.

All cities

Texas

Houston

Pasadena, Baytown, Humble and more

Sell in Houston

Texas

Dallas-Fort Worth

Fort Worth, Arlington, Garland and more

Sell in Dallas

Florida

Jacksonville

Orange Park, Middleburg, Fleming Island and more

Sell in Jacksonville

Tennessee

Memphis

Bartlett, Germantown, Collierville and more

Sell in Memphis

Ohio

Northeast Ohio

Parma, Lakewood, Euclid and more

Sell in Northeast Ohio

Guides

Know how this works before anyone calls you

All guides

Selling fast

Where to Sell Your House for Cash This Week (and How to Close in About 7 Days)

You can sell your house for cash in about a week if the title is clear, there is no probate, your loan payoff is known, and a title company can schedule closing. Get offers from several local cash buyers at once, pick one with proof of funds, and close at a title company or attorney's office. Two to four weeks is more common.

9 min read

Selling fast

How Cash Home Buyers Calculate Their Offers, Step by Step

Most cash home buyers start with the after-repair value (ARV), what the house should sell for once fixed up. They subtract repair costs, holding costs, buying and selling costs, and their profit. A common investor rule of thumb is to offer about 70% of ARV minus repairs, though real offers vary by market, buyer and house.

8 min read

Selling fast

Cash Offer vs. Listing With an Agent: Which Puts More Money in Your Pocket?

Listing with an agent usually nets more money when your house is in good shape and you have a few months. A cash offer usually wins when the house needs major repairs, you face a deadline like foreclosure, or the sale is complicated. Compare net proceeds after commissions, repairs, concessions and holding costs, not just the offer price.

9 min read

Selling fast

What Is Real Estate Wholesaling? What Sellers Need to Know Before Signing

Real estate wholesaling is when someone signs a contract to buy your house, then sells that contract to another investor for a fee instead of buying the house themselves. It is legal in most states when disclosed, but several states, including Illinois, Oklahoma, Pennsylvania and Texas, now regulate it. Ask any buyer: are you buying this house yourself, or assigning the contract?

9 min read

Selling fast

How to Spot a Cash Home Buyer Scam Before It Costs You Your House

The biggest cash home buyer scam red flags are being asked to sign your deed directly to a buyer, pay any upfront fee, or let the buyer hold the earnest money. Protect yourself by asking for proof of funds, closing only through a title company or real estate attorney you can verify, checking reviews and state records, and confirming wire instructions by phone.

9 min read

Selling fast

How Fast Can You Close a Cash Sale on a House?

A cash home sale can close in as little as 7 to 14 days because there is no mortgage, appraisal or underwriting, compared with about 42 days for a typical financed purchase. Two to four weeks is common. Title problems, liens, probate, missing heirs, HOA paperwork or a slow mortgage payoff statement can push closing back by weeks or months.

8 min read

Rules differ by state

Selling for cash in your state

Transfer taxes, who handles closing, required disclosures and wholesaling laws, with sources.

Questions sellers ask us

Does Cash Offer Desk buy houses?
Yes. We make written, as-is cash offers in the areas where we buy. In many deals we bring in an investor partner to fund the purchase by assigning our purchase contract to them before closing. We tell you up front, in writing, when we plan to do that, and your price and terms do not change.
How much does it cost to sell to Cash Offer Desk?
You pay us no fees or commissions. We make money from the spread: our offer is below what the house would sell for fixed up, and we earn either an assignment fee from our investor partner or the profit when we close and resell ourselves. Who pays closing costs is written in your offer.
Where can I sell my house for cash this week?
Local cash buyers and investors (including Cash Offer Desk in the areas where we buy), iBuyers such as Opendoor or Offerpad in the markets they serve, and national cash-buyer franchises all make fast offers. A closing within about a week is possible when the title is clear and there is no probate or lien problem; 2 to 4 weeks is more common.
Will a cash buyer pay full market value?
No, and that includes us. Cash buyers need room for repairs, holding costs and profit, so offers are typically well below what the same house would sell for fixed up on the open market. What you get in return is speed, no repairs, no showings and fewer deals falling through. If you have time and money for repairs, listing with an agent often nets more.
What does it mean when you assign the contract?
You sign a purchase contract with us. Before closing, we transfer (assign) our right to buy the house to an investor partner, who closes on the same price and terms at a title company. The partner pays us a fee for the contract. This is called wholesaling, and some states require written disclosures or give you a right to cancel. We follow those rules and tell you in writing.
Do I need to make repairs or clean out the house?
No. We buy houses as-is, and you can leave behind belongings you do not want. Both points go in writing in the purchase contract.
Am I obligated to accept your offer?
No. Requesting an offer does not commit you to anything. We encourage you to get another offer and to have a real estate attorney review any contract, ours included.
Do you buy in my area?
We buy in select areas. If we do not buy near you, we will say so, and with your permission we can connect you with a trusted cash buyer who does.

Find out what your house would get in cash

It takes about two minutes. Free, no obligation, and you choose what happens next.