# Cash Offer Desk: full guide text

> Cash Offer Desk is a real estate investment company that makes written, as-is cash offers to homeowners who need to sell fast. In many deals it assigns its purchase contract to an investor partner, and it tells sellers up front when it plans to. Sellers pay no fees or commissions. It also publishes free, sourced guides to selling a house for cash.

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

URL: https://cashofferdesk.com/guides/cash-offer-vs-listing-with-agent
Updated: 2026-10-03

> 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.

## Is a cash offer or listing with an agent better?

Listing with an agent is usually better if your house is in good condition and you can wait a few months, because it tends to bring the highest price. A cash offer is usually better if the house needs major repairs, you have a hard deadline, or the sale has complications that make regular buyers and their lenders nervous.

Here is the quick comparison:

| Factor | Cash offer | Listing with an agent |
|---|---|---|
| Sale price | Lower, based on as-is condition | Higher, based on market value |
| Agent commissions | Usually none | Negotiable, often around 5% to 6% total |
| Repairs and prep | None, sold as-is | Often expected (paint, cleaning, fixes) |
| Showings | One or a few walkthroughs | Many, over weeks |
| Buyer concessions | Rare | Common in 2026 |
| Financing risk | None | Buyer's loan can fall through |
| Time to close | As little as 7 to 14 days, often 2 to 4 weeks | Time on market plus about 30 to 60 days to close |

The rest of this guide puts real numbers on each line.

## How much do agent commissions cost after the NAR settlement?

Commissions are negotiable and not set by law, and in a 2025 survey of 806 agents by Clever Real Estate, the average total commission was [5.44%](https://www.prnewswire.com/news-releases/agent-commissions-edge-higher-in-2025-one-year-after-landmark-nar-settlement-302483289.html) (2.77% listing side, 2.67% buyer side). Redfin's transaction data put the average buyer's agent commission at [2.42% in Q3 2025](https://www.redfin.com/news/press-releases/the-average-buyers-agent-commission-has-risen-slightly-since-new-nar-rules-went-into-effect/).

What changed on [August 17, 2024](https://www.nar.realtor/newsroom/national-association-of-realtors-provides-final-reminder-of-august-17-nar-practice-change-implementation), under the NAR settlement:

- Listing agents can no longer post offers of pay to buyers' agents on the MLS.
- Agents working with buyers must sign written agreements with those buyers before touring homes, spelling out what they will be paid.

What did not change: sellers can still offer to pay the buyer's agent, off the MLS or as a concession, and many still do. So far, average rates have stayed close to where they were before the settlement. See NAR's [Get the Facts](https://www.nar.realtor/the-facts) page for the official summary.

The practical point: you can negotiate both your listing agent's rate and whether you pay the buyer's agent. Ask.

## What other costs come with listing?

Listing costs more than commission. Plan for four other costs:

1. **Repairs and prep.** Fixes the buyer's inspector will flag, plus paint, cleaning and sometimes staging.
2. **Buyer concessions.** Sellers gave buyers concessions in [44.7% of U.S. sales in August 2026](https://www.redfin.com/news/home-seller-concessions-august-2026), the highest August share in Redfin's data since 2020. Concessions can cover closing costs, repairs or rate buydowns.
3. **Holding costs.** Mortgage payments, taxes, insurance, utilities and HOA dues for every month the house is on the market and in escrow.
4. **Seller closing costs.** Title, escrow, transfer taxes and recording fees vary by state and county.

Cash buyers usually skip commissions, buy as-is and often pay some closing costs. Their discount covers those same costs on their side. See [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers).

## How long does each option take?

A cash sale can close in as little as 7 to 14 days, while listing takes time on market plus a financed closing that averages about 42 days, according to [Redfin](https://www.redfin.com/blog/how-long-does-it-take-to-close-on-a-house/).

Recent market data:

| Measure | Figure | Source and date |
|---|---|---|
| Median days on market for homes sold | 31 days | [NAR, August 2026](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html) |
| Median days on market for active listings | 61 days | [Realtor.com, September 2026](https://www.prnewswire.com/news-releases/price-cuts-reach-yearly-high-as-inventory-nears-pre-pandemic-levels-realtorcom-september-housing-report-302893453.html) |
| Share of active listings with a price cut | 20.8% | Realtor.com, September 2026 |
| Average financed closing | About 42 days | Redfin |

The two days-on-market figures measure different things. NAR's counts homes that sold. Realtor.com's counts homes still listed, including ones that are sitting. Either way, add the closing period on top. A typical listed sale takes roughly two to four months from listing to cash in hand.

## What does the net look like side by side?

This example uses round, made-up numbers to show how the costs stack up. Your numbers will differ.

**Example:** a house worth $300,000 once fixed up, needing $25,000 of repairs. The seller can either repair and list, or sell as-is for cash.

| Line | List with an agent | Cash offer |
|---|---|---|
| Sale price | $300,000 | $200,000 |
| Repairs before sale | −$25,000 | $0 |
| Commissions (5.44%) | −$16,320 | $0 |
| Buyer concessions | −$5,000 | $0 |
| Seller closing costs | −$4,000 | $0 (buyer pays) |
| Holding costs | −$6,000 (about 4 months) | −$1,000 (about 3 weeks) |
| **Net before mortgage payoff** | **$243,680** | **$199,000** |

In this example, listing nets about $44,000 more. That is a real difference, and it is why we say listing is usually the better choice for a house in decent shape when time is not a problem.

Now change the facts. If the house needed $80,000 of work (foundation, roof, full kitchen), the seller would need cash or a loan to do repairs, months more of holding costs, and would carry the risk of overruns. Many sellers in that spot cannot or do not want to do the work, and the gap between the two paths can shrink a lot or flip. Run your own numbers in the [cash offer calculator](/tools/cash-offer-calculator).

## When is listing with an agent clearly better?

Listing is clearly better when the house is in good condition, you have at least a few months, and you can handle showings. Also consider listing if:

- Your house is in a popular neighborhood with steady sales.
- You have a lot of equity and the price difference matters more than speed.
- The needed repairs are small and cosmetic.
- You can negotiate a lower commission or use a flat-fee option (see [selling without a Realtor](/guides/sell-house-without-realtor)).

## When does a cash sale win?

A cash sale wins when speed, certainty or the condition of the house matters more than squeezing out the top price. Common situations:

- **Big repairs** you cannot pay for or manage. See [selling a house as-is](/guides/sell-house-as-is).
- **A deadline,** such as a foreclosure date, a job start in another state or a divorce settlement. See [facing foreclosure](/guides/sell-house-facing-foreclosure).
- **An inherited house** you do not want to manage from far away. See [selling an inherited house](/guides/sell-inherited-house).
- **Problems that block financing,** like fire damage, major structural issues, or a house a lender will not lend on.
- **Tenants, hoarding or privacy concerns** that make weeks of showings hard.

## How can you compare both options without committing?

Get one real estimate of each and compare the net. Ask a local agent for a free comparative market analysis and a written estimate of your costs to list. Then get written cash offers from a few buyers.

Cash Offer Desk can be one of those offers. We make written as-is cash offers in the areas where we buy, and we tell you up front, in writing, if we plan to assign the contract to an investor partner. There is no fee and no obligation for you ([how we make money](/how-we-make-money)). Get offers from other buyers too, so you can see whether ours is competitive. We are not agents and do not represent you.

With both numbers in hand, the decision usually becomes obvious. For a broader view including iBuyers, see [iBuyer vs. cash investor vs. agent](/compare/ibuyer-vs-cash-investor-vs-agent).

## FAQ

### Do I still have to pay the buyer's agent after the NAR settlement?

Not automatically. Since August 17, 2024, offers of buyer-agent pay cannot be posted on the MLS, and buyers' agents need written agreements with their buyers. Sellers can still choose to offer buyer-agent pay off the MLS or as a concession, and many do. It is negotiable.

### Can I list my house and still take a cash offer?

Yes. Some sellers ask for cash offers first, then list if none is high enough. An agent can also present investor offers alongside offers from regular buyers once the house is listed.

### Is an iBuyer the same as a cash investor?

No. iBuyers are companies that make fast offers mostly on newer, move-in-ready homes, then charge a service fee and deduct repairs. Cash investors often buy houses in any condition. See our comparison of iBuyers, cash investors and agents.

### How much less is a cash offer than market value?

It depends on the house and the market. Investors usually start from after-repair value and subtract repairs, costs and profit, so the gap is biggest on houses that need a lot of work. Compare a real offer against a real estimate of your listing net.

### What if my house does not sell when I list it?

You keep paying the mortgage, taxes, insurance and utilities while it sits, and you may need to cut the price. Realtor.com reported that 20.8% of active listings had a price cut in September 2026. A cash offer can still be an option later.

## Sources

- [NAR: Get the Facts (settlement practice changes)](https://www.nar.realtor/the-facts)
- [NAR: Final reminder of practice changes effective August 17, 2024](https://www.nar.realtor/newsroom/national-association-of-realtors-provides-final-reminder-of-august-17-nar-practice-change-implementation)
- [Clever Real Estate survey: Agent commissions edge higher in 2025 (June 17, 2025)](https://www.prnewswire.com/news-releases/agent-commissions-edge-higher-in-2025-one-year-after-landmark-nar-settlement-302483289.html)
- [Redfin: Average buyer's agent commission, Q3 2025 (Dec. 8, 2025)](https://www.redfin.com/news/press-releases/the-average-buyers-agent-commission-has-risen-slightly-since-new-nar-rules-went-into-effect/)
- [Redfin: Seller concessions in August 2026](https://www.redfin.com/news/home-seller-concessions-august-2026)
- [NAR Existing-Home Sales Report, August 2026 (released Sept. 10, 2026)](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html)
- [Realtor.com September 2026 Housing Report (Sept. 30, 2026)](https://www.prnewswire.com/news-releases/price-cuts-reach-yearly-high-as-inventory-nears-pre-pandemic-levels-realtorcom-september-housing-report-302893453.html)
- [Redfin: How Long Does It Take to Close on a House?](https://www.redfin.com/blog/how-long-does-it-take-to-close-on-a-house/)

---

# Documents You Need to Sell Your House for Cash (Complete Checklist)

URL: https://cashofferdesk.com/guides/documents-needed-to-sell-house-for-cash
Updated: 2026-10-03

> To sell a house for cash you usually need a government photo ID for every owner, a copy of the deed, a mortgage payoff statement, recent property tax bills, HOA contact and payoff details if you have an HOA, and any required seller disclosures. Estates also need a death certificate and court papers such as letters testamentary. Divorces need the decree.

## What documents do you need to sell a house for cash?

For a standard cash sale, you need photo ID for each owner, your deed, a mortgage payoff statement, recent tax bills, HOA information if you have an HOA, and any disclosures your state requires. Cash sales need fewer papers than financed sales because there is no buyer's lender, but title still has to be proven and cleared.

Gathering these early is the single easiest way to speed up closing. Here is the core checklist.

## The core checklist for every cash sale

These documents apply to nearly every seller. The "who provides it" column tells you where to get anything you do not have.

| Document | Why it is needed | Where to get it |
|---|---|---|
| Government photo ID for each owner | Notary must verify identity at signing | Driver's license, state ID or passport |
| Copy of your deed | Shows who owns the house and the legal description | Your files or the county recorder's office |
| Mortgage payoff statement | Exact amount to pay off your loan on the closing date | Your loan servicer (title company can request it) |
| Home equity loan or HELOC payoff | Second loans must be paid off too | That lender |
| Recent property tax bill | Confirms taxes paid and sets proration | County tax office or your records |
| Homeowners insurance details | Some buyers ask, and you cancel after closing | Your insurer |
| Seller disclosure form, if required | State law may require it, even as-is | Title company, attorney or state form |
| Lead-based paint disclosure (built before 1978) | Required by federal law for most older homes | Standard federal form, from the title company |
| HOA contact and payoff letter | Dues and transfer requirements | Your HOA or management company |
| Utility account info | Final readings and shutoff or transfer | Your utility bills |
| Keys, garage openers, codes | Handed over at closing | You |
| Bank details for your proceeds | Where the title company sends your money | Your bank (give it by phone or in person) |

A few notes on the items that cause the most trouble:

- **Payoff statement.** Federal rules require your servicer to send it within a reasonable time and no more than [seven business days](https://www.consumerfinance.gov/rules-policy/regulations/1026/36/) after a written request. Ask for it on day one.
- **Lead paint.** For most housing built before 1978, sellers must disclose known lead-based paint and hazards, hand over any reports, give the buyer the EPA pamphlet and include a warning statement in the contract, per the [EPA's disclosure rule](https://www.epa.gov/lead/lead-based-paint-disclosure-rule-section-1018-title-x). Buyers normally get a 10-day chance to test, which they can waive in writing.
- **Bank details.** Never send wire instructions by email. Wire fraud near closing is common. See [how to spot cash home buyer scams](/guides/how-to-spot-cash-home-buyer-scams).

## What extra documents do you need to sell an inherited house?

To sell a house you inherited, you usually need the death certificate and proof that you have legal authority to sell, such as letters testamentary or letters of administration from the probate court. The exact papers depend on how the house was owned and your state's laws.

| Situation | Usual documents |
|---|---|
| Will goes through probate | Death certificate, letters testamentary (executor named in will) |
| No will, probate needed | Death certificate, letters of administration |
| House held in a living trust | Death certificate, trust document or certificate of trust, successor trustee ID |
| Transfer-on-death deed (where allowed) | Death certificate, the recorded TOD deed, sometimes an affidavit |
| Joint owner with right of survivorship | Death certificate, sometimes an affidavit of survivorship |
| Multiple heirs | Signatures or consent from each heir, or a court order |

Probate rules differ a lot by state. A probate attorney can tell you what your county requires. See [selling an inherited house](/guides/sell-inherited-house) and [selling a house in probate](/guides/sell-house-in-probate).

## What documents do you need for divorce, trusts or special situations?

Special situations need papers that show who can sign. The most common:

- **Divorce:** the divorce decree or settlement agreement, especially any part about selling the house. Both spouses on the deed usually sign. See [selling during divorce](/guides/sell-house-during-divorce).
- **Power of attorney:** the original or certified copy of the power of attorney. The title company will review it ahead of time, and some require specific wording.
- **Name change:** a marriage certificate or court order if your name differs from the name on the deed.
- **LLC or company owner:** the operating agreement or a resolution showing who can sign, plus proof the company is in good standing.
- **Tenants:** copies of all leases, security deposit records and rent roll. See [selling with tenants](/guides/sell-house-with-tenants).
- **Liens or judgments:** any payoff letters, release letters or settlement agreements. See [liens or back taxes](/guides/sell-house-with-liens-or-back-taxes).
- **Foreclosure:** your most recent mortgage statement and any foreclosure notices with sale dates. See [facing foreclosure](/guides/sell-house-facing-foreclosure).
- **Bankruptcy:** your case number and your bankruptcy attorney's contact. Court approval may be needed.

## Which documents are helpful but not required?

Helpful documents can raise buyer confidence and reduce price cuts after a walkthrough. Share them if you have them:

- Past inspection reports
- Receipts for a new roof, HVAC, water heater or other big repairs
- Building permits for additions or remodels
- Survey or plot plan
- Warranty paperwork for appliances or systems
- Utility cost history
- A list of known problems

Being upfront about problems is worth it. A buyer who finds a hidden issue during the inspection period may cut the price or walk away, which costs you time.

## What will you get at closing?

At closing you should receive a settlement statement showing the price, every payoff and fee, and your net proceeds. Keep it. You will also usually get copies of the signed deed and closing documents.

The closing agent typically reports the sale to the IRS on [Form 1099-S](https://www.irs.gov/forms-pubs/about-form-1099-s). Whether you owe tax depends on your situation. If it was your main home, you may be able to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, if you meet the rules in [IRS Publication 523](https://www.irs.gov/publications/p523). Talk to a tax professional before you sell if the gain is large or the house was a rental or inherited.

## How can you get offers while you gather paperwork?

You do not need every document before you ask for offers. You can request offers while you gather paperwork, and share the details with the buyer you choose.

One option is Cash Offer Desk, which makes written as-is cash offers in the areas where it buys. In many deals it assigns its purchase contract to an investor partner, and it tells you that up front, in writing. Sellers never pay a fee ([how we make money](/how-we-make-money)). We are not an agent or law firm, so questions about what your state requires should go to the title company or a real estate attorney. Check your [state guide](/sell-my-house-for-cash) for local notes, and see [how fast you can close a cash sale](/guides/how-fast-can-you-close-cash-sale) once your papers are ready.

## FAQ

### What if I lost my deed?

You usually do not need the original. The title company works from the recorded copy at your county recorder's office, and you can often get a copy from the county for a small fee or online.

### Do I need a home inspection report to sell for cash?

No. Most cash buyers do their own walkthrough or inspection. If you already have an inspection report, sharing it can speed things up and reduce later surprises.

### Do cash sales still require seller disclosures?

Often, yes. Disclosure rules are set by each state, and some apply even to as-is sales. Federal lead paint rules apply to most homes built before 1978. Ask the title company or a real estate attorney what your state requires.

### Who prepares the deed for a cash sale?

The title company or closing attorney usually prepares the new deed and closing documents. You review and sign them at closing. Be wary of a buyer who brings their own deed for you to sign outside a closing.

### Will I get any tax forms after the sale?

Usually, yes. The closing agent typically reports the sale to the IRS on Form 1099-S. Keep your settlement statement and records of improvements, and talk to a tax professional about whether you owe tax on the gain.

## Sources

- [CFPB Regulation Z, 12 CFR 1026.36(c)(3): payoff statements](https://www.consumerfinance.gov/rules-policy/regulations/1026/36/)
- [EPA: Lead-Based Paint Disclosure Rule (Section 1018 of Title X)](https://www.epa.gov/lead/lead-based-paint-disclosure-rule-section-1018-title-x)
- [IRS: About Form 1099-S, Proceeds From Real Estate Transactions](https://www.irs.gov/forms-pubs/about-form-1099-s)
- [IRS Publication 523: Selling Your Home](https://www.irs.gov/publications/p523)

---

# How Cash Home Buyers Calculate Their Offers, Step by Step

URL: https://cashofferdesk.com/guides/how-cash-home-buyers-calculate-offers
Updated: 2026-10-03

> 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.

## How do cash home buyers decide what to offer?

Cash buyers work backward from what they think the house will sell for after repairs, then subtract every cost and their profit. What is left is the most they can pay you and still make the deal work.

The basic formula looks like this:

**Offer = After-repair value − Repairs − Holding costs − Buying and selling costs − Profit**

Each buyer fills in those blanks differently. That is why two investors can look at the same house on the same day and be thousands of dollars apart.

## What is after-repair value (ARV)?

After-repair value is the price your house should sell for once it is fully fixed up, based on recent sales of similar updated homes nearby. It is the starting number for nearly every investor offer.

Buyers usually look for "comps" (comparable sales) that are:

- Close by, often in the same neighborhood
- Similar in size, bedrooms, bathrooms and age
- Sold recently, ideally in the last few months
- In updated, move-in-ready condition

ARV is a judgment call. One buyer may pick comps that support a lower number. If you think their ARV is too low, ask which sales they used. A local agent can pull recent sales for you at no charge, which gives you something concrete to push back with.

## How do investors estimate repair costs?

Investors walk through the house and price everything they would need to fix or update to sell it at ARV. That includes obvious problems and the cosmetic work buyers expect.

Typical line items:

| Area | What they look at |
|---|---|
| Big systems | Roof, foundation, electrical panel, plumbing, HVAC, water heater |
| Kitchen and baths | Cabinets, counters, fixtures, tile |
| Surfaces | Flooring, paint, drywall |
| Exterior | Siding, windows, gutters, drainage, landscaping |
| Hidden risks | Mold, termites, asbestos, unpermitted additions |

Investors also add a cushion for surprises. If a house has a major unknown, like a possible foundation issue, expect a bigger cushion and a lower offer. Getting your own contractor quote for the big item can shrink that cushion. See [selling a house with foundation problems](/guides/sell-house-with-foundation-problems).

## What is the 70% rule?

The 70% rule is an industry rule of thumb: some investors offer about 70% of the after-repair value, minus repair costs. The 30% left over is meant to cover holding costs, buying and selling costs, and profit. It is not a law, a standard or a statistic.

**Offer under the 70% rule = (ARV × 0.70) − Repairs**

Many buyers do not follow it exactly. In areas with lots of investor competition, or on houses that need only light work, offers can come in above it. On slow-selling or risky houses, offers may come in below it. Treat it as a way to check whether an offer is in a normal range, not as the "right" price.

## What other costs come out of a cash offer?

Beyond repairs, investors subtract three groups of costs: holding, transaction and financing.

- **Holding costs.** Property taxes, insurance, utilities, HOA dues and loan interest while the house is being fixed and resold. A long rehab means more holding cost.
- **Buying costs.** Title fees, recording fees and any closing costs the investor agrees to cover for you.
- **Selling costs.** When the investor resells, they usually pay agent commissions and closing costs, and often give buyer concessions. Redfin reported the average buyer's agent commission at [2.42% in Q3 2025](https://www.redfin.com/news/press-releases/the-average-buyers-agent-commission-has-risen-slightly-since-new-nar-rules-went-into-effect/), and sellers gave concessions in [44.7% of U.S. sales in August 2026](https://www.redfin.com/news/home-seller-concessions-august-2026). Investors build those costs into your offer.
- **Financing costs.** Many "cash" investors use short-term loans or private money, which carry fees and interest.

Then comes **profit**, which pays the investor for their time and risk. A house that could lose money if prices drop or repairs run over needs a bigger margin.

## What does the math look like on a real house?

Here is a worked example with round, made-up numbers so you can follow the logic.

**Example:**

| Line | Amount |
|---|---|
| After-repair value (ARV) | $300,000 |
| Repair estimate | $40,000 |
| 70% rule: ($300,000 × 0.70) − $40,000 | **$170,000** |

Now the same house using a line-by-line budget instead of the rule of thumb:

| Line | Amount |
|---|---|
| ARV | $300,000 |
| Repairs | −$40,000 |
| Holding costs (taxes, insurance, utilities, interest) | −$12,000 |
| Buying costs | −$4,000 |
| Selling costs (commissions, closing costs, concessions) | −$24,000 |
| Target profit | −$35,000 |
| **Maximum offer** | **$185,000** |

Both methods land in the same area, but the line-by-line budget gives a little more room. A buyer who has their own crew (lower repairs), plans to keep the house as a rental (no selling costs), or will accept a smaller profit might go higher. A buyer who needs a bigger cushion might go lower.

You can run your own numbers with the [cash offer calculator](/tools/cash-offer-calculator), which estimates a typical investor offer from ARV and repair costs and compares your net to listing.

## Why do offers from different buyers vary so much?

Offers vary because every buyer has a different ARV, repair estimate, cost structure and plan for the house. None of them is necessarily wrong.

| Buyer type | What drives their number |
|---|---|
| Fix-and-flip investor | Resale price after repairs, rehab speed, profit target |
| Buy-and-hold landlord | Expected rent and long-term value |
| Wholesaler | The price another investor will pay for the contract, minus their assignment fee |
| iBuyer | Market value minus a service fee and repair costs, for houses in good shape |

A wholesaler has to leave room for their own fee and for the end buyer's profit, so their number can be lower, though not always. See [what is real estate wholesaling](/guides/what-is-real-estate-wholesaling). Cash buyers are common: [27% of existing-home sales in August 2026](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html) were all-cash, per NAR, so there are usually several types of buyers in any market.

## How can you get a better cash offer?

The most reliable way to get a better offer is competition: get several written offers at once and tell each buyer you are comparing. After that, give buyers fewer reasons to pad their numbers.

1. **Get at least three offers.** You can call investors yourself and also ask Cash Offer Desk, which makes written as-is cash offers in the areas where it buys. Sellers never pay us a fee. Compare our offer against the others.
2. **Bring your own comps.** Ask an agent for recent nearby sales. If a buyer's ARV is low, show them better comps.
3. **Get quotes for the big repairs.** A real roof or foundation quote replaces a buyer's worst-case guess.
4. **Be upfront about problems.** Surprises found after you sign often lead to price cuts during the inspection period.
5. **Be flexible on closing date.** Some buyers pay more for a later close that fits their schedule, or for a quick close that fits yours.
6. **Compare net, not price.** An offer that pays your closing costs can beat a higher number that does not.
7. **Ask for the math.** A good buyer will tell you their ARV and repair estimate. Vague answers are a warning sign.

## When does a cash offer not make sense?

A cash offer usually does not make sense if your house is in good shape, you have time, and you can handle showings. In that case, listing with an agent will likely net you more, even after commissions and concessions. Compare both paths in [cash offer vs. listing with an agent](/guides/cash-offer-vs-listing-with-agent).

Cash makes the most sense when the house needs major repairs, you are on a deadline, or the sale has complications that scare off buyers with mortgages. For a broader look at typical prices, see [how much do cash home buyers pay](/compare/how-much-do-cash-home-buyers-pay).

## FAQ

### Why is a cash offer so much lower than my Zillow estimate?

Online estimates usually assume a house in typical condition sold on the open market with an agent. A cash investor has to pay for repairs, carrying costs, selling costs and a profit, and those come out of the price. The gap is largest on houses that need a lot of work.

### Is the 70% rule fixed?

No. It is a rough starting point some flippers use. In competitive areas or on houses needing little work, buyers often pay more than 70% of ARV minus repairs. In slow areas or on risky houses, they may pay less.

### Do landlord investors calculate offers differently from flippers?

Often, yes. A buy-and-hold investor may price the house on expected rent and long-term value rather than resale profit, which can lead to a higher offer on a house that rents well.

### Should I get an appraisal before I accept a cash offer?

It can help on a higher-value house or when offers are far apart. A real estate agent can also give you a free comparative market analysis showing recent sales, which helps you check a buyer's ARV.

### Can a cash buyer lower the offer after the walkthrough?

Yes, if the contract has an inspection period, a buyer can renegotiate or cancel based on what they find. Ask how long the inspection period is and get any price change in writing.

## Sources

- [NAR Existing-Home Sales Report, August 2026 (released Sept. 10, 2026)](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html)
- [Redfin: Average buyer's agent commission, Q3 2025 (Dec. 8, 2025)](https://www.redfin.com/news/press-releases/the-average-buyers-agent-commission-has-risen-slightly-since-new-nar-rules-went-into-effect/)
- [Redfin: Seller concessions in August 2026](https://www.redfin.com/news/home-seller-concessions-august-2026)

---

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

URL: https://cashofferdesk.com/guides/how-fast-can-you-close-cash-sale
Updated: 2026-10-03

> 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.

## How long does a cash sale take to close?

A cash sale can close in as little as 7 to 14 days, according to [Redfin](https://www.redfin.com/blog/how-long-does-it-take-to-close-on-a-house/), and two to four weeks is common. A financed purchase averages about 42 days because the buyer's lender needs time for underwriting and an appraisal. With cash, those steps disappear.

What is left is title work and paperwork. That is why the speed of a cash closing depends more on your house's records than on the buyer.

| Type of sale | Typical time to close after a signed contract |
|---|---|
| Cash, clear title | About 1 to 2 weeks |
| Cash, minor title issues | About 2 to 4 weeks |
| Cash, probate, liens or heirs to sort out | Several weeks to several months |
| Financed purchase | About 30 to 60 days, averaging about 42 |

## What happens at each step, and how long does it take?

A cash sale moves through five steps: offer, contract, title search, payoffs and closing. Here is how long each usually takes when nothing goes wrong.

### Step 1: Get offers (1 to 3 days)

Buyers walk through the house and send written offers. Many local buyers can do this within a day or two of your call. Getting several offers at once does not slow you down. It just gives you choices.

### Step 2: Sign the contract (same day to 2 days)

You pick an offer and sign the purchase agreement. The buyer deposits earnest money with the title company or attorney. Read the inspection period and closing date carefully, since they set the schedule.

### Step 3: Title search (a few days to about 2 weeks)

The title company searches public records for liens, judgments, unpaid taxes, old mortgages and ownership problems. An average title search takes about [10 to 14 days](https://www.rismedia.com/2022/01/17/how-long-does-title-search-take/), though simple searches can go faster. Ask the title company what they can do on your timeline.

### Step 4: Payoffs and clearing issues (overlaps with Step 3)

The title company requests your mortgage payoff and any lien payoffs. Federal rules require servicers to send a payoff statement within a reasonable time and no more than [seven business days](https://www.consumerfinance.gov/rules-policy/regulations/1026/36/) after a written request, with some exceptions such as loans in bankruptcy or foreclosure. You can speed this up by requesting it yourself on day one.

### Step 5: Closing (1 day)

You sign the deed and closing papers at the title office, at your home with a mobile notary, or remotely where allowed. The title company pays off your loan and liens and sends you the rest, usually by wire.

## What can delay a cash closing?

Most delays come from the house's legal or financial history. These are the common ones and what fixing each usually involves:

| Delay | What it means | What fixing it usually takes |
|---|---|---|
| Probate | The owner on the deed has died and a court must give someone authority to sell | Court process, often months. See [selling a house in probate](/guides/sell-house-in-probate) |
| Unknown or missing heirs | Not everyone with an ownership interest has been found or has signed | Tracking heirs down, sometimes a court action |
| Liens | A contractor, tax or HOA lien is recorded against the house | Payoff at closing, or a negotiated release |
| Judgments | A court judgment against an owner attaches to the property | Payoff or negotiated release at closing |
| Back property taxes | Unpaid taxes must be paid at closing | Usually just a payoff, sometimes penalties |
| Old mortgage not released | A loan was paid off but the release was never recorded | Title company gets a release from the old lender |
| HOA | Payoff letter, resale documents or transfer fee needed | Waiting on the association to respond |
| Slow payoff statement | Your lender has not sent the exact payoff | Up to seven business days by rule, sometimes longer |
| Divorce or co-owners | Every owner on the deed must sign | Getting signatures, sometimes a court order. See [selling during divorce](/guides/sell-house-during-divorce) |
| Tenants | Leases may transfer to the buyer or affect move-out | Lease review, possible notice periods |

If liens or back taxes are your issue, see [selling a house with liens or back taxes](/guides/sell-house-with-liens-or-back-taxes). Cash buyers handle these regularly, and the payoffs come out of your proceeds at closing rather than your pocket beforehand, as long as there is enough equity.

## Can a cash buyer close faster than the title company?

No. The buyer can have the money ready on day one, but the title company will not close until title is clear and payoffs are confirmed. That is a protection for you as well as the buyer.

Be wary of anyone who offers to skip the title company to save time. That is a classic setup for deed fraud. See [how to spot cash home buyer scams](/guides/how-to-spot-cash-home-buyer-scams).

## How can you speed up a cash closing?

You can cut days off a cash closing by handling paperwork early and answering fast. These steps help the most:

1. **Request your payoff statement right away,** in writing, for a date a few weeks out.
2. **Find your deed and ID** and confirm every person on the deed can sign. Use the [documents checklist](/guides/documents-needed-to-sell-house-for-cash).
3. **Tell the buyer about known problems up front:** liens, a death in the family, a divorce, back taxes. Surprises cost more time than bad news shared early.
4. **Ask the title company if they have a prior policy** on your house. A recent policy can shorten the search.
5. **Get HOA contact details** ready if you have an association.
6. **Pick a buyer with proof of funds** and earnest money in escrow, so you are not waiting on someone to find a buyer.
7. **Choose a closing method that fits your schedule,** such as a mobile notary if you work days or live out of state.
8. **Reply the same day** to every title company request.

## How fast is a cash sale compared with listing?

A cash sale is usually months faster than listing. Homes sold through the market spent a median of [31 days on market in August 2026](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html) before going under contract, per NAR, and then needed a financed closing on top of that. A cash sale skips both the time on market and the lender.

The trade-off is price. Cash buyers pay less than a fully repaired house would bring on the market. If you are not on a deadline, compare both paths in [cash offer vs. listing with an agent](/guides/cash-offer-vs-listing-with-agent).

## What is the fastest way to get started?

The fastest start is to request your payoff, gather your documents and get several offers on the same day. You can contact local investors yourself and also ask Cash Offer Desk, which makes written as-is cash offers in the areas where it buys. It is free for sellers. If Cash Offer Desk plans to assign the contract to an investor partner, it tells you up front, in writing. The closing date goes in the contract, and the title company handles the closing.

For a day-by-day plan, see [how to sell your house for cash this week](/guides/sell-house-for-cash-this-week). Rules for closings, transfer taxes and attorney requirements vary by state, so check your [state guide](/sell-my-house-for-cash) and talk to a real estate attorney about anything legal.

## FAQ

### Can a cash sale close in three days?

Rarely. It can happen when the title company already has a recent title search, there is no mortgage or a payoff is in hand, and everyone can sign right away. For most sellers, a week is the realistic floor.

### Who decides the closing date in a cash sale?

You and the buyer agree on it in the purchase contract. A seller who needs more time can usually ask for a later date, and many cash buyers are flexible either way.

### Does a cash sale need an appraisal?

No lender is involved, so no appraisal is required. The buyer may still do their own inspection or walkthrough during an inspection period set in the contract.

### How soon after closing do I get my money?

Usually the same day or the next business day, once the deed is signed and the title company has the buyer's funds. Some states use escrow closings where funds release after the deed is recorded, which can add a day or two.

### Can I close a cash sale if I live in another state?

Yes. Many title companies use mobile notaries or mail-away closings, and some states allow remote online notarization. Tell the title company early so they can arrange it.

## Sources

- [Redfin: How Long Does It Take to Close on a House?](https://www.redfin.com/blog/how-long-does-it-take-to-close-on-a-house/)
- [CFPB Regulation Z, 12 CFR 1026.36(c)(3): payoff statements](https://www.consumerfinance.gov/rules-policy/regulations/1026/36/)
- [RISMedia: How Long Does a Title Search Take?](https://www.rismedia.com/2022/01/17/how-long-does-title-search-take/)
- [NAR Existing-Home Sales Report, August 2026 (released Sept. 10, 2026)](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html)

---

# How to Sell a Fire-Damaged House (and What to Do First)

URL: https://cashofferdesk.com/guides/sell-fire-damaged-house
Updated: 2026-10-03

> You can sell a fire-damaged house as-is or repair it first. Start by filing your insurance claim and securing the property, since the claim money is often worth more than the price difference. Most retail buyers cannot get a mortgage on a badly damaged home, so cash buyers and investors are the usual buyers for a house that has not been repaired.

## What should you do first after a house fire?

Make sure everyone is safe, then call your insurance company. Selling comes later. The first few days decide how much money you recover, and the insurance claim is usually the biggest piece.

The U.S. Fire Administration's [After the Fire guide](https://www.usfa.fema.gov/downloads/pdf/publications/fa_46.pdf) lists these early steps:

1. **Do not go inside until the fire department says it is safe.** If utilities were shut off, do not turn them back on yourself.
2. **Call your insurance company right away** and ask what they need from you first.
3. **Call your mortgage lender** to report the fire.
4. **Secure the house.** In some cases you may need to board up windows and doors so no one can get in. Let your police department know the home is empty.
5. **Save every receipt** for money you spend because of the fire. Your insurer may need them later.

Also take photos and video of every room before anything is moved or cleaned. Those pictures help with the claim and later with buyers.

## Should you file the insurance claim before selling?

Yes. File the claim before you sign any sale contract. Your policy may pay for repairs, debris removal, temporary housing and lost belongings, and that money can be worth far more than the gap between offers.

Find out three things before you decide anything:

- **What the policy covers.** Dwelling, other structures, contents, and "loss of use" (living expenses) are usually separate limits.
- **How it pays.** Some policies pay actual cash value first and the rest of replacement cost only after you repair or rebuild. If you sell instead of rebuilding, you may not collect that second part. Ask your adjuster directly.
- **Who gets the money after a sale.** In many cases the claim stays with you, the policyholder. Your sale contract should spell out who keeps which insurance proceeds. Have a real estate attorney review it.

## Do you need a public adjuster?

Not always. A public adjuster works for you, not the insurance company, and is usually paid a percentage of what the insurer pays on the claim. It can make sense for a large or disputed claim. For a small, clear claim, it may just cost you money.

| | Insurance company adjuster | Public adjuster | Handling it yourself |
|---|---|---|---|
| Works for | The insurer | You | You |
| Cost to you | Nothing | Usually a percentage of the claim payment | Your time |
| Best for | Simple, smaller claims | Large losses, disputes, total losses | Straightforward claims where you can document everything |

Fee limits depend on your state. Florida, for example, [caps public adjuster fees](http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0626/Sections/0626.854.html) at 20% of claim payments, or 10% for claims tied to a declared state of emergency in the year after the declaration. Florida also bars a public adjuster from charging on money the insurer already paid or agreed to pay before you signed with them. Read any contract carefully, and check that the adjuster is licensed in your state.

## How does the mortgage company handle insurance checks?

If you have a mortgage, the insurance check is usually made out to both you and your mortgage company. According to the [CFPB](https://www.consumerfinance.gov/ask-cfpb/how-do-home-insurance-companies-pay-out-claims-en-1523/), the servicer typically releases part of the money before work begins, more as repairs move along, and the rest once the job is finished and the home passes inspection.

This matters for selling. If you plan to sell instead of repair, call your servicer and ask:

- Whether they will apply the claim money to your loan balance.
- What they need from you to endorse or release the check.
- How the claim money and the sale payoff will be handled at closing.

Keep paying your mortgage while all of this is worked out. The loan stays in place even if the house cannot be lived in. If you cannot pay, ask the servicer about help right away. Our guide on [selling a house facing foreclosure](/guides/sell-house-facing-foreclosure) covers your options if you fall behind.

## Is it better to repair or sell a fire-damaged house as-is?

It depends on how bad the damage is, how much insurance pays, and how much time and energy you have. Repairing usually gets a higher price. Selling as-is gets you out faster and with less risk.

| | Repair, then list with an agent | Sell as-is to a cash buyer |
|---|---|---|
| Sale price | Higher, close to market value if repairs are done well | Lower. Buyers price in repairs, risk and profit |
| Time | Months of work before you can list | Can often close in a few weeks |
| Cash needed | Repair costs, often fronted before insurance releases it all | None |
| Your work | Hiring contractors, permits, inspections | Showing the house once or twice |
| Risk | Cost overruns, hidden smoke or water damage | Low, but you leave money on the table |
| Buyer financing | Normal mortgages work once the house is repaired | Not needed |

Repairing is usually the better choice when damage is light (one room, smoke damage), insurance will cover most of the work, and you can manage a contractor.

Selling as-is often makes more sense when:

- The damage is structural or the house is not livable.
- Insurance will not cover full repairs, or you are underinsured.
- You inherited the house or live far away.
- You cannot afford to keep paying the mortgage, taxes and insurance on a house no one can live in.

Run your own numbers with the [cash offer calculator](/tools/cash-offer-calculator), which compares an estimated investor offer to what you might net by listing. Our [cash offer vs listing with an agent](/guides/cash-offer-vs-listing-with-agent) guide walks through the trade-offs in more detail.

## Who buys fire-damaged houses?

Cash buyers and real estate investors buy most fire-damaged houses that have not been repaired. That is because regular buyers usually need a mortgage, and lenders have strict rules on condition.

Fannie Mae, for example, [will not buy loans](https://selling-guide.fanniemae.com/sel/b4-1.3-06/property-condition-and-quality-construction-improvements) on homes rated C6, meaning damage severe enough to affect safety, soundness or structural integrity, unless those problems are repaired first. Some buyers use renovation loans like the [FHA 203(k) program](https://www.hud.gov/hud-partners/single-family-mortgage-programs-203k), which rolls the purchase and repair costs into one loan. Those deals take longer and need contractor bids up front.

Cash buyers skip all of that. They buy the house in its current condition and handle cleanup and rebuilding themselves. The trade-off is price: they usually pay less than a repaired house would bring on the open market. Many investors use a rule of thumb called the "70% rule," which puts an offer around 70% of the after-repair value minus repairs. Read [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers) to see the math.

Get more than one offer. Cash Offer Desk can be one of them. It looks at the house and makes a written as-is cash offer in the areas where it buys. It is free for sellers ([how Cash Offer Desk makes money](/how-we-make-money)), and you can say no to any offer.

## Do you have to disclose fire damage when you sell?

In most cases, yes. Most states require sellers to disclose known material defects, and fire damage, smoke damage and the repairs done afterward usually count. The exact rules and forms vary by state.

Selling as-is does not erase this duty. "As-is" means you will not make repairs. It does not mean you can hide what you know. Disclose:

- When the fire happened and which areas were affected.
- What was repaired, by whom, and whether permits were pulled.
- Any known smoke, soot or water damage from firefighting.
- Open insurance claims and what has been paid.

With a cash buyer, the damage is usually obvious, but put it in writing anyway. Check the rules in your [state guide](/sell-my-house-for-cash), read our guide on [selling a house as-is](/guides/sell-house-as-is), and talk to a real estate attorney if you are unsure.

## How do you keep a fire-damaged house safe while you sell?

Secure it, check your insurance, and limit who goes inside. A burned, empty house draws trespassers, scrappers and squatters, and you can still be liable if someone gets hurt.

- **Board up** broken windows and doors. Your insurer may cover emergency board-up as part of the claim.
- **Ask about vacancy rules.** Many homeowners policies limit coverage, such as for vandalism, once a home has been empty for a set number of days. Read your policy and ask your agent.
- **Keep utilities off** unless the fire department or a licensed pro says they are safe.
- **Do not let buyers walk through alone.** Be there or have someone you trust there, and keep visits to daylight.
- **Check on the house** often, and ask a neighbor to call you if they see anyone.

Once the claim is filed and the house is secure, you can compare repair estimates to cash offers with a clear head and pick the path that leaves you in the best spot.

## FAQ

### Can I sell a fire-damaged house and keep the insurance money?

Often, yes, but it depends on your policy, your mortgage and your sale contract. If you have a mortgage, the lender usually has a right to be paid from the claim. Your purchase contract should say clearly who gets which insurance money. Ask your insurer and a real estate attorney before you sign.

### Will a regular buyer get a mortgage on a fire-damaged house?

Usually not if the damage is serious. Fannie Mae does not buy loans on homes with damage severe enough to affect safety, soundness or structural integrity unless repairs are done first. Some buyers use renovation loans like FHA 203(k), but those take longer.

### How much do cash buyers pay for a fire-damaged house?

There is no fixed percentage. Many investors start from the home's value after repairs, subtract their repair estimate, costs and profit. A common rule of thumb is the '70% rule': about 70% of after-repair value minus repairs. Get several offers to see the real range.

### Should I tear down a house after a fire?

Usually not on your own. Demolition costs money, may need permits, and can affect your insurance claim. Some buyers want the structure for its value or permits. Get your adjuster and buyers' input first.

### Do I have to keep paying the mortgage after a house fire?

Yes. The loan does not go away because the house was damaged. Call your servicer to report the fire and ask about payment help while the claim is handled.

## Sources

- [U.S. Fire Administration: After the Fire (FA-46)](https://www.usfa.fema.gov/downloads/pdf/publications/fa_46.pdf)
- [CFPB: How do home insurance companies pay out claims?](https://www.consumerfinance.gov/ask-cfpb/how-do-home-insurance-companies-pay-out-claims-en-1523/)
- [Florida Statutes 626.854: Public adjusters (fee limits)](http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0626/Sections/0626.854.html)
- [Fannie Mae Selling Guide B4-1.3-06: Property Condition and Quality of Construction](https://selling-guide.fanniemae.com/sel/b4-1.3-06/property-condition-and-quality-construction-improvements)
- [HUD: 203(k) Rehabilitation Mortgage Insurance Program](https://www.hud.gov/hud-partners/single-family-mortgage-programs-203k)

---

# How to Sell a Hoarder House, With or Without Cleaning It Out

URL: https://cashofferdesk.com/guides/sell-hoarder-house
Updated: 2026-10-03

> You can sell a hoarder house without cleaning it out. Cash buyers and investors buy hoarder homes as-is and handle the cleanout themselves, but they subtract that cost and their risk from the offer. Clearing the house first, even partly, usually brings more buyers and a higher price. Save personal papers and valuables before any sale.

## Can you sell a hoarder house without cleaning it out?

Yes. You can sell a hoarder house exactly as it is, with every room still full. Cash buyers and real estate investors buy these homes regularly and plan for the cleanout as part of the project.

The trade-off is price. A buyer who has to clear the house, haul away the contents, and then fix what was hidden underneath will subtract all of that, plus a cushion for surprises, from their offer. A cleared house usually reaches more buyers and sells for more.

So the real decision is how much of the cleanout you want to take on yourself, if any. Many sellers land in the middle: they remove what matters to the family, then sell the rest as-is.

## How should you handle the family side of selling a hoarder house?

Go slowly and lead with compassion, because hoarding is a health condition, not a character flaw. If someone you love lived in this house, it helps to know that hoarding disorder is a recognized mental health condition. The [American Psychiatric Association](https://www.psychiatry.org/patients-families/hoarding-disorder) estimates it affects about 2.6% of people, with higher rates among those over 60.

That matters for how you handle the sale. If the person is still living, they may feel deep distress at losing their things, even things that look like trash to you. Forced, all-at-once cleanouts can damage trust. The [International OCD Foundation's hoarding site](https://hoarding.iocdf.org/) lists support groups, therapists and local hoarding task forces that help families.

If you are clearing a late parent's home, expect it to be emotionally hard. It is normal to feel grief, frustration and guilt in the same afternoon. Give yourself more time than you think you need, or hand the job to professionals.

## Step 1: Make the house safe before anyone goes in

Hoarded homes can be dangerous. Walk in carefully, never alone, and be ready to leave if something feels wrong.

The [National Fire Protection Association](https://www.nfpa.org/downloadable-resources/safety-tip-sheets/hoarding-and-fire-reducing-the-risk) warns that hoarded homes carry a heavy fire load, blocked exits, and a risk of falling objects and collapse. Other common hazards:

- **Rodent droppings and nests.** The [CDC](https://www.cdc.gov/healthy-pets/rodent-control/clean-up.html) says not to sweep or vacuum droppings, since that can put virus particles in the air. Air the space out for 30 minutes, wear gloves, and soak droppings with a bleach solution (1 part bleach to 9 parts water) or an EPA-registered disinfectant before wiping up.
- **Mold** from roof or plumbing leaks hidden behind piles.
- **Weak floors** from water damage or the sheer weight of contents.
- **Unsafe wiring, gas leaks, or space heaters** buried in clutter.
- **Animal waste**, which may need professional biohazard cleanup.

If the house is vacant, shut off water if there is a leak, lock it up, and call your insurance company to ask whether a vacant house changes your coverage.

## Step 2: Find what matters before anything gets hauled away

Before a crew or a buyer touches the contents, search for papers and valuables. Once the house closes, what stays inside usually belongs to the buyer.

People who hoard often keep important items mixed in with everything else. Look for:

- Wills, trust papers, deeds, titles and insurance policies
- Bank, brokerage and retirement statements
- Cash (check books, envelopes, coat pockets, freezers and mattresses)
- Jewelry, coins, firearms and collectibles
- Photos, letters and family keepsakes
- Unpaid bills, tax notices or mortgage statements (these tell you about debts tied to the house)

Many professional cleanout companies will set aside papers and items you ask them to watch for. Tell them in writing before they start.

## What are your cleanout options and what do they cost?

You can do it yourself, hire general junk removal, hire an estate cleanout service, or hire a specialist hoarding cleanup company. Cost depends on how much is in the house, how hard it is to reach, and whether there are hazards like waste or mold.

| Option | Best for | Cost reference (2026) |
|---|---|---|
| Do it yourself with a dumpster | Light to moderate clutter, family can help | Dumpster rental averaged $290 to $480 ([HomeAdvisor](https://www.homeadvisor.com/cost/cleaning-services/estate-cleanout/)) |
| Junk removal company | Moderate volume, no hazards | Full truckload about $600 to $800 per load ([HomeAdvisor](https://www.homeadvisor.com/cost/cleaning-services/remove-waste/)) |
| Estate cleanout service | Sorting, donating and hauling a full home | National average about $1,250, typical $275 to $4,000 ([HomeAdvisor](https://www.homeadvisor.com/cost/cleaning-services/estate-cleanout/)) |
| Hoarding or biohazard specialist | Heavy hoarding, waste, mold, pests | Priced per job after a walkthrough |
| Sell as-is to a cash buyer | You want to skip the cleanout | No cleanout cost to you, but a lower price |

A heavily hoarded house can take many truckloads, so averages for a normal estate cleanout can run well below what yours costs. Get at least two written quotes after a walk-through, and ask whether the price includes disposal fees, donation drop-offs and a final sweep.

## Should you clean out the house or sell it as-is?

Clean it out if you have the time, money and energy, and the house is in decent shape underneath. Sell as-is if the cleanout is huge, the house also needs major repairs, or you need to be done soon.

| | Clean out, then list | Partial cleanout, then sell | Sell as-is for cash |
|---|---|---|---|
| Your cost | Cleanout plus any repairs | Smaller cleanout bill | Usually none |
| Your time | Weeks to months | Days to weeks | A few weeks to close, often |
| Buyer pool | Widest, including financed buyers | Investors and some retail buyers | Investors only |
| Price | Highest | Middle | Usually lowest |
| Emotional load | Highest | Moderate | Lowest |

Clearing the house also lets an inspector and appraiser see the floors, walls and systems. That matters because many lenders will not finance a home with serious hidden damage, so financed buyers may not be able to buy a house that is still full.

## How do cash buyers price a hoarder house?

Cash buyers estimate what the house would be worth fixed up, then subtract cleanout, repairs, their costs and profit. Many investors use the "70% rule," an industry rule of thumb of about 70% of after-repair value minus repairs.

**Example:** Say the home would be worth $250,000 after repairs, and the buyer expects $15,000 for cleanout and $35,000 for repairs. Using the 70% rule of thumb, an offer might be around $250,000 x 0.70 minus $50,000, or about $125,000. Real offers vary by buyer and market.

Because nobody can see what is under the piles, buyers add a cushion for surprises. Getting several offers is the best way to find the buyer who prices that risk most fairly. Cash Offer Desk can be one of them. It makes written as-is cash offers, contents and all, in the areas where it buys, and it is free for sellers. Get offers from other buyers too, and you can turn down any offer.

Ask each buyer: "Are you buying this house yourself, or assigning the contract?" Some buyers are wholesalers who sell the contract to another investor, which can mean delays. Read more in [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers), or estimate your own numbers with the [cash offer calculator](/tools/cash-offer-calculator).

## What if the owner has died or can no longer manage?

If the owner has died, only the person with legal authority can sell the house, such as the executor, court-appointed administrator, or successor trustee. Family members cannot sell just because they hold a key.

- **Probate:** If the house goes through probate, the court-appointed representative signs. Some states require court approval of the sale. See [selling a house in probate](/guides/sell-house-in-probate).
- **Trust or transfer-on-death deed:** The successor trustee or named beneficiary may be able to sell without probate. See [selling an inherited house](/guides/sell-inherited-house).
- **Living owner who cannot manage:** A valid power of attorney or a court-appointed guardian or conservator may be needed.

Disclosure rules can also change in estate sales. For example, California's [Civil Code 1102.2](https://codes.findlaw.com/ca/civil-code/civ-sect-1102-2/) exempts some transfers by a fiduciary administering an estate or trust from the standard disclosure form. That does not allow anyone to hide known defects. Rules differ by state, so talk to a probate or real estate attorney. Our [state guides](/sell-my-house-for-cash) are a good starting point.

## What do you have to disclose?

Hoarding itself usually is not on disclosure forms, but the damage it leaves behind often is. Known leaks, mold, pest infestations, odors, and structural or system problems generally must be disclosed under state rules.

If you have never lived in the house and cannot see behind the piles, say so in writing rather than guessing. When you sell as-is to an investor, the contract should state that the buyer accepts the property and its contents in their current condition. An as-is sale limits repair requests, but it does not cover hiding problems you know about.

When you are ready to see what a cash offer would look like, contents and all, you can [request an offer here](/get-offer) or read [how it works](/how-it-works) first.

## FAQ

### Can I sell a hoarder house with everything still inside?

Yes. Many cash buyers will buy a house with all contents left behind, and the purchase contract can say so. Make sure the contract clearly states the buyer accepts the contents and is responsible for removal.

### Do I have to disclose that a house was a hoarder house?

Hoarding itself is usually not a listed disclosure item, but the damage it causes often is. Known mold, pest infestations, water leaks, odors or structural damage generally must be disclosed under state rules. Ask a real estate attorney in your state if you are unsure.

### Will a real estate agent list a hoarder house?

Many will, especially if you clear enough for photos and showings. Some agents market hoarder homes as-is to investors. Ask candidates whether they have sold similar homes and how they would price and show it.

### What happens to the stuff when a cash buyer buys a hoarder house?

The buyer usually hires a crew to remove and dispose of everything left after closing. Anything you want to keep must be out before closing, because what stays typically becomes the buyer's.

### How do I talk to a parent about selling their hoarded home?

Lead with safety and their goals, not the mess. Short, calm conversations work better than one big confrontation. The International OCD Foundation's hoarding site lists support groups and local hoarding task forces that can help families.

## Sources

- [American Psychiatric Association: What Is Hoarding Disorder?](https://www.psychiatry.org/patients-families/hoarding-disorder)
- [International OCD Foundation: Hoarding Center](https://hoarding.iocdf.org/)
- [HomeAdvisor: Estate Clean-Out Cost (updated June 20, 2026)](https://www.homeadvisor.com/cost/cleaning-services/estate-cleanout/)
- [HomeAdvisor: Junk Removal Cost (updated June 19, 2026)](https://www.homeadvisor.com/cost/cleaning-services/remove-waste/)
- [NFPA: Hoarding and Fire, Reducing the Risk](https://www.nfpa.org/downloadable-resources/safety-tip-sheets/hoarding-and-fire-reducing-the-risk)
- [CDC: How to Clean Up After Rodents](https://www.cdc.gov/healthy-pets/rodent-control/clean-up.html)
- [California Civil Code 1102.2: Transfer Disclosure Exemptions](https://codes.findlaw.com/ca/civil-code/civ-sect-1102-2/)

---

# How to Sell a House As-Is (and What "As-Is" Really Means)

URL: https://cashofferdesk.com/guides/sell-house-as-is
Updated: 2026-10-03

> Selling a house as-is means you will not make or pay for repairs, and the buyer takes the home in its current condition. It does not let you hide problems. Most states still require you to disclose known defects, and buyers usually still inspect. As-is homes sell to cash investors, iBuyers, and some retail buyers, typically at a lower price.

## What does "as-is" mean when you sell a house?

Selling as-is means you will not make repairs, pay for repairs, or give repair credits. The buyer agrees to take the house in the condition it is in on the day of the sale.

That is the whole promise. You are saying "what you see is what you get," and the price reflects that. As-is is written into the purchase contract, usually as a clause stating the buyer accepts the property in its present condition.

What as-is does not mean:

- It does not mean you can hide problems you know about.
- It does not mean the buyer cannot inspect.
- It does not mean the buyer cannot walk away. That depends on the contingencies in the contract.

## Do you still have to disclose problems in an as-is sale?

In most states, yes. An as-is clause limits what you will fix. It does not remove your legal duty to tell buyers about known defects.

Disclosure rules vary a lot by state. Some examples:

- **California:** the state's civil code says the [real estate transfer disclosure statement may not be waived in an "as is" sale](https://california.public.law/codes/civil_code_section_1102.1).
- **Texas:** most sellers of a single-family home must give the buyer a written [seller's disclosure notice](https://texas.public.law/statutes/tex._prop._code_section_5.008). The law lists exemptions, such as court-ordered sales, foreclosures, and sales by an executor or trustee administering an estate or trust.
- **Every state (homes built before 1978):** federal law requires you to disclose known lead-based paint and lead hazards, give the buyer an EPA pamphlet, and generally offer a [10-day window for a lead inspection](https://www.epa.gov/lead/real-estate-disclosures-about-potential-lead-hazards), which the buyer can waive.

Courts also tend to look hard at sellers who hide things. In a well-known Texas Supreme Court case, the court said a buyer [is not bound by an as-is agreement](https://www.courtlistener.com/opinion/2462991/prudential-insurance-co-of-america-v-jefferson-associates-ltd/) that he was induced to sign by a fraudulent representation or concealment.

The safe habit: if you know about it, write it down. A leaky roof you disclose is a price discussion. A leaky roof you hid can become a lawsuit. Rules differ by state, so see our [state guides](/sell-my-house-for-cash) and talk to a real estate attorney if you are unsure what you must disclose.

## Who buys houses as-is?

Several kinds of buyers will take a home without repairs. They differ in price, speed, and how picky they are about condition.

| Buyer type | How they pay | Condition they accept | Typical speed | Price trade-off |
|---|---|---|---|---|
| Local cash investor (flipper or landlord) | Cash or private money | Almost any, including major damage | Fastest; can close in days or weeks | Lowest, since they budget for repairs and profit |
| Wholesaler | Assigns your contract to an investor | Almost any | Varies; depends on finding an end buyer | Similar to investors or lower |
| iBuyer | Cash | Usually move-in ready or light repairs | Fast, on the buyer's schedule | Closer to market, minus fees and repair deductions |
| Retail buyer with a renovation loan (FHA 203(k) or similar) | Mortgage that includes repair money | Moderate repairs | Slower; loan and repair approvals add time | Higher, but loan approval and appraisal can fail |
| Retail buyer with a regular loan | Mortgage | Must meet lender standards | Normal mortgage timeline | Highest, if the house qualifies |

A few notes on that table:

- **Lender standards matter.** FHA loans require the home to meet HUD's [minimum property standards](https://www.chase.com/personal/mortgage/education/financing-a-home/fha-minimum-property-standards) for safety, soundness and security. A house with a failing roof or exposed wiring may not qualify until it is fixed.
- **Renovation loans exist.** HUD's [203(k) program](https://www.hud.gov/hud-partners/single-family-mortgage-programs-203k) lets a buyer roll repair costs into the mortgage. That widens your pool, but these loans take longer to close.
- **Wholesalers are common in the as-is world.** Always ask: "Are you buying this house yourself, or assigning the contract?" Our guide to [real estate wholesaling](/guides/what-is-real-estate-wholesaling) explains why that answer matters.

## How do you price a house you're selling as-is?

Start with what the house would sell for fully repaired, subtract a realistic repair cost, and then expect buyers to subtract more for their risk, holding costs, and profit.

### Step 1: Find the after-repair value

The after-repair value (ARV) is what the house would likely sell for once fixed up. Look at recent sales of updated homes nearby, or ask a local agent for a free comparative market analysis.

### Step 2: Estimate repairs honestly

Get one or two contractor bids for the big items (roof, foundation, HVAC, plumbing, electrical). Buyers will do their own math, so a real bid helps you judge whether an offer is fair.

### Step 3: Understand how investors do the math

Many investors use the "70% rule," an industry rule of thumb, not a law or statistic. It says an investor may offer about 70% of the after-repair value, minus repair costs.

**Example:** ARV of $300,000. Repairs of $40,000. 70% of $300,000 is $210,000. Minus $40,000 equals about $170,000. Real offers vary above and below that number depending on the market and the buyer.

You can run your own numbers with the [cash offer calculator](/tools/cash-offer-calculator), which also compares your net to listing with an agent. For more detail, read [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers).

### Step 4: Compare net, not price

A cash offer has no agent commission, often no repair costs, and fewer days of mortgage, taxes and utilities. A listing usually brings a higher price but more costs. Compare the money you walk away with in each case. Our [cash offer vs listing guide](/guides/cash-offer-vs-listing-with-agent) walks through it.

## Will the buyer still do an inspection?

Yes, almost always. As-is means you will not fix what the inspector finds. It does not stop the buyer from looking.

Cash investors usually do a walk-through, sometimes with a contractor. Retail buyers often hire a licensed home inspector. Many contracts give the buyer a set inspection period to back out. Texas contracts, for example, often include a paid option period.

What this means for you:

1. **Expect a second conversation.** If the inspection turns up something you did not disclose (because you did not know), some buyers will ask to lower the price. You can say no.
2. **Keep inspection windows short.** A short window, such as 7 to 10 days for a cash buyer, is a reasonable ask. It is negotiable.
3. **Ask about earnest money.** A buyer who puts down a meaningful deposit, and lets it go non-refundable after inspection, is more likely to close.

## What should you do before listing a house as-is?

You do not need to renovate, but a few low-cost steps can raise offers and speed things up.

- **Remove trash and personal items** if you can. A cleaner house is easier for buyers to judge. If you cannot, see our guide to [selling a hoarder house](/guides/sell-hoarder-house).
- **Turn on utilities** so buyers can test the water, power and HVAC.
- **Gather paperwork:** your deed, mortgage payoff, any permits, past repair records, and any inspection reports you already have. Our [documents checklist](/guides/documents-needed-to-sell-house-for-cash) lists the rest.
- **Fill out your state's disclosure form** before you show the house, so every buyer sees the same facts.
- **Fix only cheap, high-impact items** like a broken lock, missing smoke detectors, or a dripping faucet.

## When is selling as-is a bad idea?

As-is is not always the best move. If your house only needs cosmetic work and you have time, listing with an agent will usually net you more.

Selling as-is tends to make sense when:

- Repairs are large, like a roof, [foundation problems](/guides/sell-house-with-foundation-problems), or [fire damage](/guides/sell-fire-damaged-house).
- You do not have the cash or time to manage contractors.
- You inherited the house or live far away. See [selling an inherited house](/guides/sell-inherited-house).
- You need to close fast because of foreclosure, divorce, or a move.

Listing is often better when:

- The house is in decent shape and would qualify for a regular mortgage.
- You can wait two or three months.
- The price difference is bigger than the cost of repairs plus agent fees.

The honest truth: a cash buyer almost always pays less than a fully repaired house would bring on the open market. The trade is a faster, more certain sale with no repairs. Only you can decide if that trade is worth it.

## How do you get the best as-is offer?

Get more than one offer. One offer tells you very little. Three offers show you the real range.

You can call investors yourself, ask an agent to market the home as-is, or ask Cash Offer Desk. We make written as-is cash offers in the areas where we buy, and outside them we may connect you with a trusted cash buyer if you agree. It is free for sellers, as explained on our [how we make money](/how-we-make-money) page. Compare our offer with others, and you can say no to all of them.

Before you sign with anyone:

1. Ask if they are buying the house themselves or assigning the contract.
2. Ask for proof of funds.
3. Confirm who pays closing costs and title fees.
4. Use a licensed title company or real estate attorney to close.
5. Read our guide on [spotting cash home buyer scams](/guides/how-to-spot-cash-home-buyer-scams).

## FAQ

### Can I sell my house as-is without an inspection?

You do not have to order an inspection yourself, and you can sell without one. Most buyers will still want their own inspection before closing, even cash investors. You can limit how long they have to inspect, but refusing any inspection usually scares off buyers or lowers offers.

### Do I have to fix code violations before selling as-is?

Usually no, but it depends on your city. Many as-is buyers, especially investors, will buy a house with open code violations and handle them after closing. Some cities require certain inspections or certificates at sale, so check with your local building department or a real estate attorney.

### Can a buyer back out of an as-is purchase?

Yes, if the contract gives them a way out. Many as-is contracts still include an inspection or option period, a financing contingency, or an appraisal contingency. Read the contract carefully, and ask how much earnest money the buyer will put down and when it becomes non-refundable.

### Is it better to sell as-is or make repairs first?

Repairs make sense when they cost little and clearly raise the price, like cleaning, paint, or fixing a broken step. Big repairs like a roof or foundation often cost more time and cash than they add. Get an agent's estimate of the repaired value and a few cash offers, then compare your net in each case.

### Can I sell an as-is house to a buyer using an FHA loan?

Sometimes. FHA loans require the home to meet HUD's minimum property standards for safety, soundness and security, so a house with major defects may not qualify until repairs are made. Buyers can use an FHA 203(k) loan, which rolls repair costs into the mortgage, for homes that need work.

## Sources

- [California Civil Code Section 1102.1 (transfer disclosure may not be waived in an as-is sale)](https://california.public.law/codes/civil_code_section_1102.1)
- [Texas Property Code Section 5.008 (seller's disclosure notice)](https://texas.public.law/statutes/tex._prop._code_section_5.008)
- [Prudential Insurance Co. of America v. Jefferson Associates, 896 S.W.2d 156 (Tex. 1995)](https://www.courtlistener.com/opinion/2462991/prudential-insurance-co-of-america-v-jefferson-associates-ltd/)
- [EPA: Real Estate Disclosures About Potential Lead Hazards](https://www.epa.gov/lead/real-estate-disclosures-about-potential-lead-hazards)
- [HUD: 203(k) Rehabilitation Mortgage Insurance Program](https://www.hud.gov/hud-partners/single-family-mortgage-programs-203k)
- [Chase: A Guide to FHA Minimum Property Standards](https://www.chase.com/personal/mortgage/education/financing-a-home/fha-minimum-property-standards)

---

# How to Sell a House in Probate (and When the Court Has to Approve It)

URL: https://cashofferdesk.com/guides/sell-house-in-probate
Updated: 2026-10-03

> You can sell a house during probate once the court appoints a personal representative (executor or administrator) and issues Letters giving that person authority. Depending on the state and the authority granted, the sale may need court confirmation, which can add weeks and open the deal to overbids. Heirs agreeing, a clear title, and a buyer who accepts the court timeline keep it moving.

## Can you sell a house while it is in probate?

Yes. A house can be sold during probate, but only by the person the court appoints to run the estate, and only after the court gives that person written authority. In most states that authority is a document called Letters (Letters Testamentary if there is a will, Letters of Administration if there is not).

The [Judicial Council of California](https://courts.ca.gov/partners/documents/order_letter_instructions_packet.pdf) describes Letters as proof that you have been appointed and can act for the estate. Title companies, buyers and lenders will ask for a copy before anything closes.

If the house was in a living trust, held in joint tenancy, or covered by a transfer-on-death deed, it may not go through probate at all. Our guide to [selling an inherited house](/guides/sell-inherited-house) covers those paths.

## Who has the authority to sell a probate house?

The personal representative has the authority to sell. That is the executor named in the will, or an administrator the court appoints when there is no will or the named executor cannot serve.

Heirs do not have authority on their own, even if they will eventually inherit the house. A sibling who "has the keys" cannot sign a purchase contract for the estate. If several people want to serve, the court decides.

Once appointed, the personal representative has real duties. In California, for example, the [court's instructions](https://courts.ca.gov/partners/documents/order_letter_instructions_packet.pdf) require an inventory and appraisal of estate assets within four months after Letters are issued, along with careful records of every dollar in and out. Selling the house is part of that job, not a side deal.

## Does a judge have to approve the sale?

It depends on the state and on how much authority the court gave the personal representative. Some states let the representative sell like any other seller. Others require a judge to review and confirm the sale before it can close.

California is the best known example of how this works:

| California authority level | Can sell the house without court confirmation? | What heirs get |
|---|---|---|
| Full authority under the Independent Administration of Estates Act (IAEA) | Yes, in most cases | A Notice of Proposed Action at least 15 days before the sale ([Probate Code 10586](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PROB&sectionNum=10586)) |
| Limited authority under the IAEA | No. Real property sales require court supervision ([Probate Code 10501](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PROB&sectionNum=10501)) | Notice of the confirmation hearing |
| No IAEA authority | No. The sale goes through court confirmation | Notice of the confirmation hearing |

With full authority, an heir who objects to the Notice of Proposed Action can push the sale into court anyway. So even "full authority" works smoothly only when the family is on board.

Other states have their own versions of supervised and unsupervised administration. Rules differ, so check your state's guide at [/sell-my-house-for-cash](/sell-my-house-for-cash) and confirm with a local probate attorney.

## How does court confirmation and overbidding work?

In a court-confirmed sale, the personal representative accepts an offer, then asks the court to approve it at a hearing. At that hearing, other buyers can show up and bid more. The judge confirms whoever ends up with the best qualifying bid.

California sets the rules in detail:

- **Minimum price.** For a private sale to be confirmed, the offer generally must be at least 90 percent of the house's appraised value ([Probate Code 10309](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PROB&sectionNum=10309)).
- **Minimum first overbid.** A new bid must be at least 10 percent more on the first $10,000 of the original bid and 5 percent more on the amount above $10,000 ([Probate Code 10311](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PROB&sectionNum=10311)).

Example: an accepted offer is $300,000. The first overbid must be at least $1,000 (10 percent of $10,000) plus $14,500 (5 percent of $290,000), so $315,500 or more.

This matters for sellers and buyers alike. Your accepted buyer is not guaranteed the house until the judge confirms. Some buyers walk away from court-confirmation sales because of that uncertainty. Others, especially investors who buy probate houses often, are used to it.

## What are the steps to sell a probate house?

Here is the usual order. Your state may add or skip steps.

1. **Open probate and get appointed.** File the petition in the county where the person lived. Wait for the court to issue Letters.
2. **Secure and insure the house.** Change the locks, keep utilities on, and tell the insurance company the owner has died. A vacant house may need a different policy.
3. **Get a value.** Many states require an appraisal for the estate inventory. California uses a court-appointed probate referee for most assets.
4. **Decide how to sell.** List with an agent, sell to a cash buyer, or sell to a family member. Give heirs any required notice.
5. **Accept an offer and give notice.** Send the Notice of Proposed Action (California full authority) or file a petition for confirmation, depending on your authority.
6. **Attend the hearing if one is required.** Be ready for overbids.
7. **Close.** The title company pays off the mortgage and any liens from the proceeds, and the rest goes to the estate account.
8. **Account to the court and heirs.** The money stays in the estate until debts are paid and the court allows distribution.

## How long does it take to sell a house in probate?

The sale itself can close quickly once you have authority, but the whole probate process usually takes months, and complicated or contested estates take longer. The biggest delays are getting appointed in the first place and, where required, waiting for a court hearing date.

| Stage | What controls the timing |
|---|---|
| Getting Letters | Court calendar, whether anyone contests the will or the appointment |
| Notice period (California full authority) | At least 15 days before the proposed sale date |
| Court confirmation hearing (where required) | The court's hearing calendar, which varies by county |
| Closing after approval | Buyer's financing, title work, liens on the house |

A cash buyer removes the loan approval and appraisal steps on the buyer side. It does not shorten the court's calendar. For a sense of how fast the closing piece can go, see [how fast you can close a cash sale](/guides/how-fast-can-you-close-cash-sale).

## Should you sell a probate house to a cash buyer or list it?

Listing usually gets a higher price if the house is in decent shape and the family can wait. A cash buyer usually makes sense when the house needs work, is full of belongings, is far away, or when heirs want a simple, predictable exit.

| Factor | List with an agent | Sell to a cash buyer |
|---|---|---|
| Price | Usually higher for a house in good shape | Usually lower. Investors often use a rule of thumb of about 70 percent of after-repair value minus repairs |
| Repairs and cleanout | Often needed to attract retail buyers | House sold as-is, contents often left behind |
| Financing risk | Buyer's loan can fall through | No loan contingency |
| Court overbids | Can happen either way | Can happen either way |
| Commission | Paid from proceeds | Usually none |

Be honest with the heirs about the trade-off. A lower price on a faster, as-is sale is only worth it if the time, repair costs and carrying costs you avoid are bigger than the discount. Run your numbers through the [cash offer calculator](/tools/cash-offer-calculator), and read our full comparison of [a cash offer vs listing with an agent](/guides/cash-offer-vs-listing-with-agent).

In California sales that need confirmation, keep the 90 percent of appraisal rule in mind. A low cash offer may not qualify for confirmation at all.

## What should you ask a cash buyer about a probate house?

Ask whether they have bought probate houses before and whether they understand your state's process. A buyer who expects to close in a week will be frustrated by a court hearing, and a frustrated buyer is more likely to back out.

Good questions to ask:

- "Have you closed probate sales in this county? Are you comfortable with a court confirmation hearing?"
- "Are you buying this house yourself, or assigning the contract to someone else?" Some buyers are wholesalers. That is legal in most places, but you should know who will actually close. Our guide on [real estate wholesaling](/guides/what-is-real-estate-wholesaling) explains how it works.
- "How much earnest money will you put down, and when is it nonrefundable?"
- "Can you take the house with the contents still inside?"

Cash Offer Desk can give you a written as-is cash offer in the areas where it buys. Compare it with other offers instead of taking the first one. It is free for sellers, which we explain on [how we make money](/how-we-make-money), and if we plan to assign the contract to an investor partner, we tell you up front, in writing. We are not an agent and we do not give legal advice, so keep your probate attorney involved.

## What mistakes cause problems in a probate sale?

The most common mistake is signing a contract before you have Letters. Without authority, the contract may not be enforceable, and it can create a dispute with a buyer who thinks they own the deal.

Other problems to avoid:

- **Skipping heir notice.** Even where a judge does not need to approve the sale, heirs usually must be told. Missing notice can undo or delay the sale.
- **Letting the house sit uninsured or unpaid.** Missed mortgage payments, property taxes or insurance lapses keep running during probate.
- **Mixing money.** Sale proceeds belong in the estate account, not a personal account.
- **Guessing at the rules.** Probate law is state law. A probate attorney can tell you in one meeting whether you need court confirmation and how long it will realistically take.

When you are ready, you can [request a cash offer](/get-offer) or read [how it works](/how-it-works) first.

## FAQ

### Can an executor sell a house without all the heirs agreeing?

Often yes, if the executor has authority under state law and the will. In California, an executor with full IAEA authority must still send a Notice of Proposed Action, and any heir who objects can force the sale into court. Selling over heirs' objections invites a court fight, so talk to a probate attorney first.

### Can I sell a house before probate is opened?

Generally no. Until a court appoints a personal representative, nobody has legal power to sign a deed for the estate, and a title company will not insure the sale. The exception is property that passes outside probate, such as a house held in a living trust or with a transfer-on-death deed.

### Do I have to pay off the mortgage before selling a probate house?

No. Like any sale, the mortgage is paid off from the sale proceeds at closing. Keep making payments if the estate can, because a foreclosure can still happen during probate.

### Who pays the real estate commission in a probate sale?

The estate pays it out of the sale proceeds, just like a regular seller would. In court-confirmed California sales, the court approves the commission as part of the confirmation. Selling to a cash buyer directly usually avoids a listing commission.

### What happens to the money after a probate house sells?

The proceeds go to the estate, not to individual heirs. The personal representative uses them to pay debts, taxes and expenses, then distributes what is left according to the will or state law once the court allows it.

## Sources

- [California Probate Code section 10501 (limited authority excludes real property sales)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PROB&sectionNum=10501)
- [California Probate Code section 10586 (Notice of Proposed Action, 15 days)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PROB&sectionNum=10586)
- [California Probate Code section 10309 (90 percent of appraised value)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PROB&sectionNum=10309)
- [California Probate Code section 10311 (overbid amounts)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PROB&sectionNum=10311)
- [Judicial Council of California: Order for Probate, Letters and Duties instructions](https://courts.ca.gov/partners/documents/order_letter_instructions_packet.pdf)
- [California Courts Self-Help: Guide to property after someone dies](https://selfhelp.courts.ca.gov/probate)

---

# How to Sell a House With Foundation Problems

URL: https://cashofferdesk.com/guides/sell-house-with-foundation-problems
Updated: 2026-10-03

> You can sell a house with foundation problems, but most states expect you to disclose what you know. Start with a structural engineer's report so you know the real problem and cost. Then choose: repair and list for full price, list as-is to buyers with cash or renovation loans, or sell to a cash buyer who prices the repair into the offer.

## Can you sell a house with foundation problems?

Yes. Houses with cracked slabs, bowing walls and sinking corners sell every day. The real questions are who will buy it, how they will pay, and how much the problem will cut the price.

You have three basic paths:

1. **Repair, then list.** You pay for the fix and sell to the widest pool of buyers.
2. **List as-is with an agent.** You price in the problem and attract buyers who can pay cash or use a renovation loan.
3. **Sell to a cash buyer.** An investor buys it as-is, often in a few weeks, and subtracts the repair cost and their risk from the offer.

The right choice depends on how serious the problem is, how much cash you have, and how soon you need to move. The rest of this guide walks through each piece.

## What kinds of foundation problems are there?

Most foundation problems come down to the soil under the house moving, water getting where it should not, or the structure itself breaking down. Some are cosmetic. Some are serious.

| Problem | Common signs | Usually how serious |
|---|---|---|
| Hairline shrinkage cracks | Thin vertical cracks in poured concrete | Often cosmetic |
| Settlement | Sloping floors, cracks above doors and windows, doors that stick | Minor to serious |
| Heave (soil swelling) | Floors pushed up in the middle, cracks in slab | Moderate to serious |
| Bowing or leaning basement walls | Horizontal cracks, walls bulging inward | Often serious |
| Stair-step cracks in block or brick | Cracks following mortar joints in a step pattern | Moderate to serious |
| Water intrusion | Damp basement, efflorescence (white residue), standing water | Minor to moderate, can worsen |
| Crawl space pier or beam failure | Bouncy or sagging floors | Moderate |

This table is a general guide, not a diagnosis. Only a qualified professional who sees your house can tell you which one you have and how bad it is.

## Step 1: Get a structural engineer's report

A licensed structural engineer's written report is the single most useful thing you can buy before selling. It tells you what is wrong, why, and what repair would fix it.

HomeAdvisor's 2026 data puts a structural engineer's inspection report at [about $340 to $780](https://www.homeadvisor.com/cost/foundations/repair-a-foundation/). That money tends to pay for itself for three reasons:

- **It shrinks the "fear discount."** Buyers who do not know what is wrong assume the worst and offer accordingly. A clear scope and a repair quote give them a number to work with.
- **It is neutral.** Foundation repair companies often offer free inspections, and those can be helpful. But they sell repairs. An engineer has nothing to sell you, so buyers trust the report more.
- **It helps with disclosure.** You can hand buyers the report instead of trying to describe the problem yourself.

Once you have the report, get one or two repair bids from contractors based on the engineer's plan. Now you know your real numbers.

## How much does foundation repair cost?

According to [HomeAdvisor (updated June 20, 2026)](https://www.homeadvisor.com/cost/foundations/repair-a-foundation/), the national average foundation repair costs about $5,174, with most homeowners paying between $2,225 and $8,133. Small jobs can be as low as $500, and the high end runs around $16,000 or more.

| Repair type | 2026 cost range | Source |
|---|---|---|
| Sealing non-structural cracks (epoxy or polyurethane) | $250 to $800 | [Angi](https://www.angi.com/articles/how-much-does-foundation-repair-cost.htm) |
| Structural crack repair (carbon fiber or staples) | $800 to $2,500 | [Angi](https://www.angi.com/articles/how-much-does-foundation-repair-cost.htm) |
| Slabjacking or mudjacking | $500 to $1,300 | [HomeAdvisor](https://www.homeadvisor.com/cost/foundations/repair-a-foundation/) |
| Piering or underpinning | $1,000 to $3,000 per pier | [HomeAdvisor](https://www.homeadvisor.com/cost/foundations/repair-a-foundation/) |
| Waterproofing | $2,000 to $7,000 | [HomeAdvisor](https://www.homeadvisor.com/cost/foundations/repair-a-foundation/) |

Piering is where costs climb, since a house may need many piers. Prices also vary a lot by region, soil type and access. Use these numbers only to sanity-check the bids you get, not as a quote.

## Do you have to disclose foundation problems when you sell?

In most states, yes. If you know about a foundation problem, you are generally expected to tell buyers, and selling "as-is" does not change that.

State disclosure forms often ask about this directly. Two examples:

- **Texas:** The [TREC Seller's Disclosure Notice](https://www.trec.texas.gov/forms/sellers-disclosure-notice) asks about defects in the "Foundation/Slab(s)," "Previous Structural or Roof Repair," and "Landfill, Settling, Soil Movement, Fault Lines."
- **California:** The [Transfer Disclosure Statement under Civil Code 1102.6](https://codes.findlaw.com/ca/civil-code/civ-sect-1102-6/) asks about defects in the foundation and about "any settling from any cause, or slippage, sliding, or other soil problems."

Rules differ by state, and a few states put more of the burden on the buyer. Even there, actively hiding a defect (like painting over cracks or covering them with furniture before showings) can lead to a lawsuit after closing. If you are unsure what you have to disclose, talk to a real estate attorney in your state. You can also check our [state-by-state guides](/sell-my-house-for-cash).

A simple habit protects you: disclose in writing, attach the engineer's report and any past repair invoices, and keep copies.

## Why foundation problems make financing hard for retail buyers

Serious structural problems can stop a buyer's mortgage, which is why many houses with foundation issues end up with cash buyers.

- **Conventional loans:** Fannie Mae's [Selling Guide](https://selling-guide.fanniemae.com/sel/b4-1.3-06/property-condition-and-quality-construction-improvements) says loans on homes rated C6 (defects "severe enough to affect the safety, soundness, or structural integrity") are not eligible for sale to Fannie Mae until those deficiencies are repaired.
- **FHA loans:** HUD's [Handbook 4000.1](https://www.hud.gov/sites/dfiles/OCHCO/documents/4000.1hsgh-102021.pdf) says the lender "must confirm that all foundations will be serviceable for the life of the Mortgage and adequate to withstand all normal loads imposed."

Minor, stable cracks often do not cause a loan problem. But if the appraiser flags structural damage, the deal can stall until someone pays for repairs. Some buyers can use a renovation loan such as HUD's [203(k) program](https://www.hud.gov/hud-partners/single-family-mortgage-programs-203k), which rolls repair costs into the mortgage, but those loans take more paperwork and time.

## Repair first, list as-is, or sell for cash: how do they compare?

Repairing usually brings the highest sale price. Selling for cash usually brings the fastest, simplest sale. Listing as-is falls in between.

| | Repair, then list | List as-is with an agent | Sell to a cash buyer |
|---|---|---|---|
| Upfront cost to you | Repair bill plus engineer | Engineer report (optional but smart) | Usually none |
| Buyer pool | Widest, including FHA and conventional | Cash and renovation-loan buyers | Investors only |
| Sale price | Highest | Lower, with the problem priced in | Usually lowest |
| Agent commission | Yes | Yes | Usually none |
| Time to close | Repair time plus 30 to 60 days of marketing and closing | Can be slow if loans fall through | Often a few weeks |
| Risk of deal falling apart | Lower once repaired | Higher (financing, inspection) | Lower, if the buyer is legit |

**Repairing makes sense** when the fix is moderate, you have the cash or can get it, and you have time. A repaired foundation with a transferable warranty can reassure buyers.

**Listing as-is makes sense** when your market is busy and the house has other strengths, like a great location.

**Selling for cash makes sense** when the repair is large or uncertain, you cannot pay for it, or you need to move soon.

## How do cash buyers price a house with foundation problems?

Cash investors start from what the house would sell for after repairs, then subtract repair costs, their holding and selling costs, and profit. Many use the "70% rule," an industry rule of thumb where they offer about 70% of the after-repair value minus repairs.

**Example:** Say a house would sell for $300,000 fully repaired and the foundation and other repairs are estimated at $40,000. Under the 70% rule of thumb, an investor might offer around $300,000 x 0.70 minus $40,000, or about $170,000. Your numbers will differ, and offers vary from buyer to buyer.

Foundation problems hit cash offers hard because investors pad for the unknown. This is where your engineer's report earns its cost again: a defined repair scope gives them less to guess about. Read more in [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers), or run your own numbers with the [cash offer calculator](/tools/cash-offer-calculator).

To compare, get offers from more than one buyer. Cash Offer Desk can be one of them. It makes written as-is cash offers in the areas where it buys, and it is free for sellers ([here is how we make money](/how-we-make-money)). You can say no to any offer.

## Tips for getting the best price

A little preparation can raise your offers and protect you after closing.

- **Do not hide or patch.** Filling cracks with caulk right before selling looks like concealment. Leave it visible and disclosed.
- **Gather paperwork.** Engineer's report, repair bids, past repair invoices, and any transferable warranty.
- **Fix cheap drainage issues.** Clogged gutters and downspouts that dump water at the foundation are inexpensive to fix and show you cared for the house.
- **Ask every cash buyer the same questions.** "Are you buying this house yourself, or assigning the contract?" "What repair cost are you assuming?" "Will you need an inspection contingency, and for how long?"
- **Compare net proceeds, not just price.** A higher list price minus repairs, commission and months of holding costs can net less than a lower cash offer. Our [cash offer vs. listing guide](/guides/cash-offer-vs-listing-with-agent) shows how to compare.

When you are ready to see what a cash offer would look like as-is, you can [request an offer here](/get-offer).

## FAQ

### Do I have to fix foundation problems before selling?

No. No law requires you to repair a foundation before you sell. But many buyers' lenders will not finance a home with serious structural defects, so leaving it unrepaired usually limits you to cash buyers or buyers using renovation loans.

### Will a house with foundation problems pass inspection?

A home inspector does not pass or fail a house. They report what they see, and visible cracks, sloping floors or sticking doors will likely be flagged. The buyer then decides whether to ask for a repair, a credit, a lower price, or to walk away.

### How much does a foundation problem lower a home's value?

There is no reliable national percentage. Buyers usually subtract at least the repair estimate, plus a cushion for uncertainty. An engineer's report with a clear scope and quote narrows that cushion, which can raise your offers.

### Is a free foundation inspection good enough?

A free inspection from a repair company can be useful, but the company sells repairs. A licensed structural engineer has no repair to sell, and buyers and lenders tend to trust their report more.

### Are hairline cracks in a foundation a problem?

Small hairline cracks are common in concrete and often come from normal curing and shrinkage. Wide cracks, cracks that keep growing, stair-step cracks in block walls, or cracks paired with sloping floors deserve an engineer's look.

## Sources

- [HomeAdvisor: How Much Does Foundation Repair Cost? (updated June 20, 2026)](https://www.homeadvisor.com/cost/foundations/repair-a-foundation/)
- [Angi: How Much Does Foundation Repair Cost? [2026 Data]](https://www.angi.com/articles/how-much-does-foundation-repair-cost.htm)
- [Fannie Mae Selling Guide B4-1.3-06: Property Condition and Quality of Construction](https://selling-guide.fanniemae.com/sel/b4-1.3-06/property-condition-and-quality-construction-improvements)
- [HUD Handbook 4000.1: FHA Single Family Housing Policy Handbook](https://www.hud.gov/sites/dfiles/OCHCO/documents/4000.1hsgh-102021.pdf)
- [HUD: 203(k) Rehabilitation Mortgage Insurance Program](https://www.hud.gov/hud-partners/single-family-mortgage-programs-203k)
- [Texas Real Estate Commission: Seller's Disclosure Notice (TREC No. OP-H)](https://www.trec.texas.gov/forms/sellers-disclosure-notice)
- [California Civil Code 1102.6: Real Estate Transfer Disclosure Statement](https://codes.findlaw.com/ca/civil-code/civ-sect-1102-6/)

---

# Selling a House With Liens or Back Taxes: How Liens Get Paid at Closing

URL: https://cashofferdesk.com/guides/sell-house-with-liens-or-back-taxes
Updated: 2026-10-03

> You can sell a house that has liens or unpaid property taxes. The title company finds every recorded lien, gets a payoff amount for each one, and pays them from the sale money at closing. You keep what is left. If the liens add up to more than the house is worth, you need the lienholders to accept less, or the sale cannot close.

## Can you sell a house with liens on it?

Yes. A lien does not block a sale. It just means someone has a legal claim against the house that has to be paid before the buyer gets clean title.

At closing, the title or escrow company takes the buyer's money, pays off every lien, pays the closing costs, and sends you what remains. You do not usually need to pay liens out of pocket first. The only time you need cash at closing is when the liens and costs add up to more than the sale price.

## How do liens get paid at closing?

Liens get paid in a set order from the sale money before you receive anything. Here is how it works in a typical sale:

1. **Title search.** The title company searches county records for every recorded lien, judgment and unpaid tax tied to the property and to you.
2. **Payoff requests.** They ask each lienholder for a written payoff amount good through the closing date. For most mortgages, the servicer must send a payoff statement within [seven business days of a written request](https://www.consumerfinance.gov/rules-policy/regulations/1026/36/).
3. **Settlement statement.** Every payoff shows up as a line on your closing statement, so you can see exactly where the money goes.
4. **Closing.** The title company wires each payoff, records the releases, and pays you the balance.

**Example:** You sell for $200,000. You owe $110,000 on the mortgage, $6,000 in back property taxes, and a $4,000 judgment. Closing costs are $5,000. Your proceeds: $200,000 minus $125,000 equals $75,000. These are made-up numbers to show the math.

The [cash offer calculator](/tools/cash-offer-calculator) can help you estimate what a cash offer might leave you after payoffs, and compare it to listing.

## What types of liens can be on a house?

Most liens fall into a few common types. Each one gets paid from your proceeds, but they come from different places and some are harder to clear than others.

| Lien type | Who files it | What it means for your sale |
|---|---|---|
| Mortgage or home equity loan | Your lender | Paid from proceeds using the payoff statement. The most common lien. |
| Property tax lien | County or city | Paid at closing with penalties and interest. Can lead to a tax sale if left unpaid. |
| Federal tax lien | IRS | Attaches to all your property. Can be paid at closing or removed from the house with a Certificate of Discharge. |
| State tax lien | State revenue department | Works much like an IRS lien. Rules vary by state. |
| Mechanic's lien | Contractor or supplier you did not pay | Paid at closing, or disputed. You may be able to negotiate if the work was poor. |
| Judgment lien | Someone who won a lawsuit against you | Paid at closing. Sometimes the creditor will settle for less. |
| HOA lien | Homeowners association | Unpaid dues, fees and fines. Paid at closing. |
| Child support lien | State agency | Paid at closing. Contact the agency for a payoff. |

A [mechanic's lien](https://www.law.cornell.edu/wex/mechanic's_lien) secures payment for labor or materials used to improve or repair the property. A [judgment lien](https://www.law.cornell.edu/wex/judgment_lien) is created when a court rules that you owe money and the creditor records the judgment against your property.

## How do you sell a house with an IRS tax lien?

You have two choices: pay the IRS from your sale proceeds at closing, or ask the IRS to release the lien from this one house with a Certificate of Discharge.

A federal tax lien is the government's legal claim against all of your property, not just the house. The IRS says it [releases a lien within 30 days](https://www.irs.gov/businesses/small-businesses-self-employed/understanding-a-federal-tax-lien) after the tax debt is paid in full. If your sale will pay the whole balance, the title company can usually just pay it at closing.

If the sale will not cover the full tax debt, you can apply for a discharge. A discharge removes the lien from the specific property being sold so the buyer gets clear title. The IRS often still expects to receive whatever proceeds are left after senior debts like your mortgage. Here is the process, according to [IRS Publication 783](https://www.irs.gov/pub/irs-pdf/p783.pdf):

1. Fill out [Form 14135](https://www.irs.gov/pub/irs-pdf/f14135.pdf), Application for Certificate of Discharge of Property from Federal Tax Lien.
2. Include the sale price, the amount the IRS can expect to receive, and the title or escrow company handling the closing.
3. Mail it to the address listed in Publication 783.
4. Submit it **at least 45 days before closing.** The IRS asks for that much time to review and respond.

To find out how much you owe on the lien, Publication 783 lists the IRS phone line 1-800-913-6050. A tax pro or tax attorney can help if your situation is complicated. This is not tax advice.

## What happens if you owe back property taxes?

Unpaid property taxes are paid at closing from your proceeds, with penalties and interest added. The real risk is time: if you wait too long, the county can sell the house or a lien on it at a tax sale.

Every state handles this differently. Some sell tax lien certificates to investors. Others sell the house itself at a tax deed sale. Many give owners a "redemption period" to pay everything back and keep or reclaim the home, but the length varies widely.

**Example from one state:** In Texas, the owner of a residence homestead or agricultural land can redeem within [two years after the buyer's deed is recorded](https://texas.public.law/statutes/tex._tax_code_section_34.21), and owners of other property have 180 days. Redeeming costs the tax sale price plus a premium of 25% in the first year or 50% in the second year for homesteads.

Other states are very different. Check your [state guide](/sell-my-house-for-cash) and call your county tax office for a current payoff and any sale date.

In 2023, the U.S. Supreme Court ruled in [Tyler v. Hennepin County](https://www.supremecourt.gov/opinions/22pdf/22-166_8n59.pdf) that a county which sold a home for $40,000 to cover a $15,000 tax debt could not simply keep the extra $25,000. Even so, selling the house yourself before a tax sale almost always leaves you more control and more money than waiting.

## What if the liens add up to more than the house is worth?

If you owe more than the house can sell for, the sale cannot close unless the lienholders agree to accept less. This is called being "underwater."

Your options:

- **Short sale.** Your mortgage lender agrees to take less than the full payoff. Junior lienholders usually must agree too. This takes time and paperwork.
- **Negotiate other liens.** Judgment creditors and some contractors may settle for less if the alternative is getting little or nothing.
- **Bring cash to closing.** If the gap is small, you can cover it yourself.
- **Talk to a lawyer about bankruptcy.** Some liens can be affected in bankruptcy and some cannot. A bankruptcy attorney can tell you which.

If you are also behind on your mortgage, read [selling a house facing foreclosure](/guides/sell-house-facing-foreclosure) for more options and timing.

## Do cash buyers buy houses with liens?

Many cash buyers and investors will buy a house with liens, as long as the numbers work after payoffs. A cash buyer cannot make a lien go away. The title company pays the liens from the purchase price no matter who buys.

What a cash buyer can offer is speed and flexibility. They are not waiting on a lender, so they can close as soon as the title is clear. Some experienced buyers will also work with a title company on lien negotiations or a short sale.

The trade-off: cash buyers usually pay less than a fully repaired house would get on the open market. Many investors use an industry rule of thumb called the "70% rule" (about 70% of the after-repair value minus repairs). If the liens leave little equity, a lower cash price may not cover them. Read [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers) before you decide.

You can ask Cash Offer Desk for a written as-is cash offer and get offers from other local buyers too. Cash Offer Desk is free for sellers ([how we make money](/how-we-make-money)). Tell buyers about every lien you know of up front, so their offers reflect the real payoffs.

## How do you prepare to sell a house with liens?

Start by finding out exactly what you owe and to whom. Surprises late in the process are what kill closings.

1. **Pull your own records.** Search your county recorder's website for liens and judgments under your name and address.
2. **Get a preliminary title report** as soon as you have a buyer, or earlier if you can.
3. **Request payoff statements** from your mortgage servicer and any HOA.
4. **Call the county tax office** for back taxes, penalties and any scheduled tax sale date.
5. **Start any IRS discharge application early.** Remember the 45-day lead time.
6. **Gather documents.** See [documents needed to sell a house for cash](/guides/documents-needed-to-sell-house-for-cash).
7. **Talk to a real estate attorney** if you have disputed liens, judgments you do not recognize, or more debt than value.

When you know your payoffs, you can tell quickly whether a cash sale, a listing, or a short sale makes the most sense.

## FAQ

### Can I sell my house if I owe back property taxes?

Yes. Unpaid property taxes are paid from the sale proceeds at closing, along with any penalties and interest. The sooner you sell, the less interest builds up. If a tax sale is already scheduled, tell the title company right away so they can get a current payoff from the county.

### Do I need to pay off liens before I list or sell?

No. In most sales the liens are paid at closing out of the buyer's money, so you do not need cash up front. You only need cash at closing if the liens plus selling costs are more than the sale price.

### Who pays the liens when a house is sold?

The seller does. The liens are debts tied to the seller, and the title company pays them out of the seller's share of the sale proceeds. The buyer pays the agreed price and receives the house free of those liens.

### Will a cash buyer take a house with a lot of liens?

Many will, as long as there is enough value left after the liens are paid for the sale to make sense. A cash buyer cannot make liens disappear. The same payoff math applies to every buyer.

### How long does it take to clear a lien before closing?

A mortgage payoff statement must be sent within seven business days of a written request in most cases. IRS lien discharges take longer, and the IRS asks for at least 45 days. Disputed judgment or contractor liens can take longer still.

## Sources

- [IRS: Understanding a federal tax lien](https://www.irs.gov/businesses/small-businesses-self-employed/understanding-a-federal-tax-lien)
- [IRS Publication 783: How to Apply for a Certificate of Discharge From Federal Tax Lien](https://www.irs.gov/pub/irs-pdf/p783.pdf)
- [IRS Form 14135: Application for Certificate of Discharge of Property from Federal Tax Lien](https://www.irs.gov/pub/irs-pdf/f14135.pdf)
- [CFPB: 12 CFR 1026.36 (payoff statements within seven business days)](https://www.consumerfinance.gov/rules-policy/regulations/1026/36/)
- [Cornell Law School LII: Mechanic's lien](https://www.law.cornell.edu/wex/mechanic's_lien)
- [Cornell Law School LII: Judgment lien](https://www.law.cornell.edu/wex/judgment_lien)
- [Texas Tax Code Section 34.21: Right of Redemption](https://texas.public.law/statutes/tex._tax_code_section_34.21)
- [U.S. Supreme Court: Tyler v. Hennepin County (2023)](https://www.supremecourt.gov/opinions/22pdf/22-166_8n59.pdf)

---

# How to Sell an Inherited House: Who Can Sign, Taxes, and Timeline

URL: https://cashofferdesk.com/guides/sell-inherited-house
Updated: 2026-10-03

> To sell an inherited house, the person with legal authority must sign: an executor or administrator if the home goes through probate, or the new owner if it passed by transfer-on-death deed, trust, or joint tenancy. Heirs usually get a stepped-up tax basis equal to the home's value at the date of death, so capital gains tax is often small.

## Who has the legal right to sell an inherited house?

Only the person with legal authority over the house can sign the sale. Who that is depends on how the owner held the title when they died.

Being named in a will does not, by itself, let you sell. A will has to go through probate before the executor gets court authority. Here are the common setups:

| How the house was held | Who can sell | Is probate needed? |
|---|---|---|
| In the owner's name alone, with a will | Executor named in the will, once appointed by the court | Usually yes |
| In the owner's name alone, no will | Administrator appointed by the court, then heirs under state law | Usually yes |
| Living trust | Successor trustee named in the trust | No, in most cases |
| Joint tenancy with right of survivorship | The surviving owner(s) | No |
| Transfer-on-death (TOD) or beneficiary deed | The named beneficiary | No |
| Small estate under your state's limit | Heir using the state's simplified process | Simplified or none |

California's court self-help site sums up the basic rule: property in [joint tenancy, a living trust, or with a transfer-on-death](https://www.selfhelp.courts.ca.gov/probate/simple-transfer) designation can pass without going through probate court. Many states allow transfer-on-death deeds for homes, but not all do, and small-estate limits differ widely. Check your [state guide](/sell-my-house-for-cash) or ask a probate attorney.

## How do you sell an inherited house without probate?

If the house passed by trust, joint tenancy, or a TOD deed, the new owner can usually sell after clearing the title. That typically means recording a few documents with the county.

The common steps:

1. **Get certified death certificates.** Order several. Title companies, lenders and county offices each want one.
2. **Record the transfer.** A surviving joint tenant or TOD beneficiary usually records an affidavit of death with the county recorder. A successor trustee usually shows the title company the trust and a certification of trust.
3. **Order a title report.** The title company will confirm who can sign and list any liens, like a mortgage or unpaid taxes.
4. **Sell like any other owner.** List it, sell to a cash buyer, or sell to a family member.

If the house must go through probate, the process is longer and has court steps. Our [guide to selling a house in probate](/guides/sell-house-in-probate) covers it in detail.

## How do taxes work when you sell an inherited house?

Heirs usually get a "stepped-up" basis. According to the [IRS](https://www.irs.gov/faqs/interest-dividends-other-types-of-income/gifts-inheritances/gifts-inheritances), the basis of inherited property is generally its fair market value on the date of the owner's death. The estate's personal representative may instead choose an [alternate valuation date](https://www.irs.gov/publications/p551) in some cases.

That matters because capital gains tax is figured on the sale price minus your basis, not minus what your parent paid decades ago.

**Example:** Your mother bought her house for $60,000. It was worth $250,000 when she died. You sell it a few months later for $255,000 and pay $15,000 in selling costs. Your gain is roughly $255,000 minus $15,000 minus $250,000, which is a $10,000 loss on paper, not a $195,000 gain.

Two more points:

- **Gains are long-term.** IRS [Publication 544](https://www.irs.gov/publications/p544) says inherited property is treated as held more than one year, even if you sell it within a year of the death.
- **Document the value.** A date-of-death appraisal is the cleanest proof of your basis.

This is general information, not tax advice. Talk to a tax pro, especially if the estate is large, the home was a rental, or you plan to live in it first.

## What if siblings or co-heirs disagree about selling?

Talk early and put numbers on paper. Most fights are about money and feelings, and both get easier with facts.

Options when heirs do not agree:

- **One heir buys out the others.** The buyer pays each sibling their share of the home's value, often using a cash-out loan or their own funds.
- **Sell and split.** Everyone signs, the house sells, and the proceeds are divided at closing by the title company.
- **Rent it out for now.** Possible, but someone has to manage it, and all owners share the risk.
- **Mediation.** A neutral mediator costs far less than a lawsuit.
- **Partition lawsuit.** As a last resort, any co-owner can usually ask a court to divide or sell the property. These cases are slow and costly. Many states have adopted the [Uniform Partition of Heirs Property Act](https://landtrustalliance.org/resources/learn/explore/partition-of-heirs-property-act), which gives family co-owners notice, an appraisal, and a right to buy out the selling heir before a forced sale.

A practical step that often helps: get a written value from an agent and two or three written cash offers. When everyone sees the same numbers, it is easier to agree.

## What should you do about the house's contents?

Decide what family wants first, then deal with the rest. You do not have to empty a house before selling it to a cash buyer.

A simple order of operations:

1. **Secure valuables and papers.** Look for wills, deeds, titles, account statements and keys.
2. **Let family choose keepsakes.** Set a date and a fair system, like taking turns.
3. **Sell, donate or discard the rest.** Estate sale companies, donation pickups and junk haulers can all help.
4. **Or leave it.** Many cash buyers will buy the house with belongings inside and handle the cleanout. Get that in writing in the contract.

If the home is very full, read our guide on [selling a hoarder house](/guides/sell-hoarder-house).

## How do you protect a vacant inherited house?

Call the homeowner's insurance company right away. Tell them the owner has died and the house is empty.

Standard policies often limit coverage for empty homes. American Family Insurance notes that most homeowner policies [remove coverage for vandalism](https://www.amfam.com/resources/articles/at-home/does-home-insurance-cover-vandalism) after a home has been vacant for 30 days, or 60 days in some states. You may need a vacancy endorsement or a separate vacant home policy.

A short checklist for an empty house:

- Keep the heat on enough to prevent frozen pipes, or have the plumbing winterized.
- Change the locks and limit who has keys.
- Stop mail or forward it to the executor.
- Keep the yard mowed and walk through the house every week or two.
- Keep paying property taxes and any mortgage so penalties do not pile up.
- Take date-stamped photos of the condition.

## How long does it take to sell an inherited house?

It depends mostly on whether probate is needed. Without probate, you can often sell on the same timeline as any other home. With probate, court steps come first and can take months or longer, depending on your state and county.

| Stage | Without probate | With probate |
|---|---|---|
| Get legal authority to sell | Record death certificate, affidavit or trust papers | Court appoints executor or administrator |
| Clear title | Title company review | Title review plus any court requirements |
| Market the house | Same as any sale | Same, but some states need court approval of the sale |
| Close | Cash sale can be quick; a financed sale takes longer | Same, after any required court confirmation |

Selling to a cash buyer mainly saves time in the "market the house" and "close" stages. It does not skip probate. See [how fast you can close a cash sale](/guides/how-fast-can-you-close-cash-sale) for typical steps.

## Should you sell an inherited house as-is or fix it up?

Sell as-is if the house needs major work, you live far away, or heirs want their money soon. Fix it up and list it if the house needs only light work and everyone can wait.

A cash buyer will almost always pay less than the home would bring fully repaired on the open market. In exchange, you skip repairs, showings and cleanouts. Our [as-is selling guide](/guides/sell-house-as-is) explains the trade-offs, and the [cash offer calculator](/tools/cash-offer-calculator) compares your likely net from a cash sale against listing.

If you want to compare cash offers, Cash Offer Desk can give you one. It makes written as-is cash offers in the areas where it buys and is free for sellers. Get other offers too, and you can turn every offer down.

## What else should you check before selling?

A few items trip up heirs who are new to this:

- **Mortgage and reverse mortgage.** The loan is paid from sale proceeds at closing. Contact the servicer early. Reverse mortgages often have deadlines after the borrower dies, so ask the servicer about them right away.
- **Medicaid estate recovery.** States must seek repayment for certain long-term care costs from the [estates of Medicaid recipients age 55 and older](https://www.medicaid.gov/medicaid/eligibility-policy/estate-recovery). Exceptions apply if a spouse, a child under 21, or a blind or disabled child survives.
- **Disclosures.** Some states exempt estate sales. Texas, for example, exempts transfers [by a fiduciary administering an estate or trust](https://texas.public.law/statutes/tex._prop._code_section_5.008) from its standard disclosure notice. Still share what you know.
- **Liens and back taxes.** Read our guide on [selling a house with liens or back taxes](/guides/sell-house-with-liens-or-back-taxes).
- **Buyer honesty.** Ask every cash buyer: "Are you buying this house yourself, or assigning the contract?"

## FAQ

### Do I pay taxes when I sell an inherited house?

You may owe capital gains tax only on the gain above your stepped-up basis, which is generally the home's fair market value on the date of death. If you sell soon after death for about that value, the gain is often small or zero. The IRS treats inherited property as held more than one year, so any gain is long-term. Ask a tax pro about your case.

### Do I need an appraisal when I inherit a house?

An appraisal is not always required, but it is strongly recommended. A date-of-death appraisal documents your stepped-up basis, which can lower your tax if you sell later. Many tax pros suggest getting one even if you plan to sell right away.

### Can I sell an inherited house with a mortgage on it?

Yes. The mortgage does not disappear when the owner dies, but it is paid off from the sale proceeds at closing, like any other sale. Keep paying it if you can while the sale is in progress, and contact the lender to tell them the owner has died.

### Can Medicaid take an inherited house?

Possibly. States must seek repayment from the estates of some Medicaid recipients age 55 and older for long-term care costs, and a home can be part of that estate. Recovery is not allowed if the person is survived by a spouse, a child under 21, or a blind or disabled child. Check with the estate's attorney before you sell.

### Do I have to give a seller's disclosure on an inherited house?

It depends on your state. Some states exempt executors and trustees selling estate property, and Texas is one example. Even when exempt, you should share any problems you actually know about. A real estate attorney can tell you what applies.

### How long can an inherited house sit before it must be sold?

There is usually no legal deadline for heirs who own the house outright. In practice, the clock is set by money: mortgage payments, property taxes, insurance and upkeep keep coming. If the estate is in probate, the court may also expect the executor to move the case along.

## Sources

- [IRS: Gifts and Inheritances (basis of inherited property)](https://www.irs.gov/faqs/interest-dividends-other-types-of-income/gifts-inheritances/gifts-inheritances)
- [IRS Publication 551: Basis of Assets (Inherited Property)](https://www.irs.gov/publications/p551)
- [IRS Publication 544: Sales and Other Dispositions of Assets (holding period)](https://www.irs.gov/publications/p544)
- [California Courts Self-Help: Check if you can use a simple process to transfer property](https://www.selfhelp.courts.ca.gov/probate/simple-transfer)
- [American Family Insurance: Does homeowners insurance cover vandalism](https://www.amfam.com/resources/articles/at-home/does-home-insurance-cover-vandalism)
- [Medicaid.gov: Estate Recovery](https://www.medicaid.gov/medicaid/eligibility-policy/estate-recovery)
- [Land Trust Alliance: Uniform Partition of Heirs Property Act](https://landtrustalliance.org/resources/learn/explore/partition-of-heirs-property-act)
- [Texas Property Code Section 5.008 (seller's disclosure exemptions)](https://texas.public.law/statutes/tex._prop._code_section_5.008)

---

# How to Sell Your House Without a Realtor: FSBO, Flat-Fee MLS or Cash Buyer

URL: https://cashofferdesk.com/guides/sell-house-without-realtor
Updated: 2026-10-03

> You can sell a house without a Realtor three main ways: for sale by owner (FSBO), a flat-fee MLS listing, or a sale to a cash buyer. FSBO and flat-fee MLS save the listing commission but you do the work. A cash buyer is fastest and simplest but pays less. Only 5% of 2025 home sales were FSBO, per NAR.

## Can you sell a house without a Realtor?

Yes. You can sell your house yourself as a for sale by owner (FSBO), pay a flat fee to get listed on the MLS, or sell directly to a cash buyer. No law requires you to use a real estate agent, though some states require an attorney at closing.

The right choice depends on your time, your house's condition and how comfortable you are doing an agent's work yourself.

| | FSBO | Flat-fee MLS | Cash buyer |
|---|---|---|---|
| Listing commission | None | Flat fee instead | None |
| Buyer's agent fee | Often negotiated | Often negotiated | Usually none |
| Reach | Your own marketing | MLS and major home sites | One or a few investors |
| Repairs and showings | Usually expected | Usually expected | None, as-is |
| Your workload | Highest | High | Lowest |
| Price | Market, if you price and market well | Market, if you price and market well | Below market |
| Speed | Varies | Varies | As little as 1 to 2 weeks |

## How common is selling by owner, and do FSBO homes sell for less?

FSBO is rare and has been shrinking. Only 5% of homes sold as FSBO in NAR's [2025 Profile of Home Buyers and Sellers](https://www.nar.realtor/news/real-estate-news/fsbos-reach-all-time-low-more-sellers-rely-on-agents), an all-time low, while 91% of sellers used an agent. In 1985, FSBO was 21% of sales.

NAR also reported that FSBO homes sold for a median of $360,000, compared with $425,000 for agent-assisted homes. Read that number carefully. NAR is a trade group for agents, and the two groups of homes are not the same: many FSBO sales are to friends, relatives or neighbors, and the houses may differ in size, location and condition. The gap does not prove that any single house would have sold for 18% more with an agent. It does suggest pricing and marketing matter a lot.

NAR also found that 40% of FSBO sellers did not actively market their homes. If you go FSBO, marketing is where most of the work is.

## How do you sell a house by owner (FSBO)?

Selling FSBO means you take on every job a listing agent would do. Here are the steps:

1. **Price it.** Use recent sales of similar homes nearby. Consider a pre-listing appraisal.
2. **Prepare the house.** Clean, declutter, make small repairs and take good photos.
3. **Market it.** Yard sign, online FSBO sites, social media and open houses.
4. **Handle showings and calls.** Screen buyers and ask for a mortgage pre-approval or proof of funds.
5. **Negotiate.** Price, repairs, concessions, closing date and buyer's agent pay.
6. **Write the contract.** Use your state's standard form or have an attorney draft it.
7. **Handle disclosures.** Your state's seller disclosure form, plus the federal [lead-based paint disclosure](https://www.epa.gov/lead/lead-based-paint-disclosure-rule-section-1018-title-x) for most homes built before 1978.
8. **Manage the deal to closing.** Inspection, appraisal, buyer's loan and title company.

FSBO works best when the house is in good shape, the market is active, and you already have a buyer in mind, like a tenant, neighbor or relative.

## What is a flat-fee MLS listing?

A flat-fee MLS listing is a service where a licensed broker puts your home on the local MLS for a set fee, and you handle the rest. Your house then appears on the MLS that buyers' agents search and on the major home search sites that pull from it.

What you usually get:

- MLS listing with photos and description
- Syndication to big home search sites
- Sometimes a lockbox, yard sign or contract forms

What you usually still do yourself: pricing, showings, negotiating and managing the deal. Many services sell add-ons, such as pricing help or contract review.

Flat-fee MLS is a middle path. You get MLS exposure without a full percentage commission, but you still carry most of the work and the deal can still fall through if the buyer's loan fails.

## Will you still pay a buyer's agent if you sell without a Realtor?

You might. Since [August 17, 2024](https://www.nar.realtor/the-facts), buyers' agents must have written agreements with their buyers about pay, and offers of buyer-agent pay can no longer be posted on the MLS. But many buyers still ask the seller to cover their agent's fee as part of the offer.

In a 2025 survey of 806 agents by Clever Real Estate, the average buyer's agent commission was [2.67%](https://www.prnewswire.com/news-releases/agent-commissions-edge-higher-in-2025-one-year-after-landmark-nar-settlement-302483289.html). You can say no, offer less, or treat it as part of the overall price negotiation. Saying no may mean fewer offers, since buyers using agents may need help covering that cost.

Buyers are also asking for concessions more often. Sellers gave concessions in [44.7% of U.S. sales in August 2026](https://www.redfin.com/news/home-seller-concessions-august-2026), per Redfin. Plan for that whether you use an agent or not.

## When does selling to a cash buyer make more sense?

Selling to a cash buyer makes more sense when the house needs major repairs, you need to sell fast, or you do not want showings, negotiations and a buyer's loan that might fail. It is the least work of any no-agent option.

The honest trade-off: a cash buyer will pay less than the house would bring on the open market after repairs. Investors subtract repairs, holding costs, their own selling costs and profit. See [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers) for the math.

Cash buyers tend to fit these sellers:

- The house needs work you cannot pay for. See [selling as-is](/guides/sell-house-as-is).
- You inherited a house you do not want to manage. See [selling an inherited house](/guides/sell-inherited-house).
- You are behind on payments or facing a deadline. See [facing foreclosure](/guides/sell-house-facing-foreclosure).
- You live far away or cannot keep the house show-ready.

For a cash offer, you can ask Cash Offer Desk. We make written as-is cash offers in the areas where we buy. It is free for sellers ([how we make money](/how-we-make-money)), and you can say no. Get offers from other buyers too.

## What are the risks of selling without an agent?

The main risks are pricing wrong, missing a legal requirement and having a deal fall apart. You can reduce each one.

| Risk | How to reduce it |
|---|---|
| Underpricing or overpricing | Get an appraisal or a free comparative market analysis |
| Missing a required disclosure | Ask a real estate attorney or title company what your state requires |
| Weak contract | Use your state's standard form and have an attorney review it |
| Unqualified buyer | Require pre-approval or proof of funds before accepting |
| Deal falls apart | Short inspection period, firm deadlines, earnest money in escrow |
| Scams and wire fraud | Close only through a real title company or attorney. See [cash buyer scams](/guides/how-to-spot-cash-home-buyer-scams) |

Rules about disclosures, attorneys and transfer taxes vary by state. Check your [state guide](/sell-my-house-for-cash).

## Which option should you choose?

Choose FSBO if your house is in good shape, you have time and you are comfortable negotiating. Choose flat-fee MLS if you want broad exposure without a full commission and can still handle showings. Choose a cash buyer if speed, condition or simplicity matter more than top price.

If you are unsure, get numbers for more than one path. Compare a realistic market price minus your costs against written cash offers, using [cash offer vs. listing with an agent](/guides/cash-offer-vs-listing-with-agent) and the [cash offer calculator](/tools/cash-offer-calculator). For more choices, see [best ways to sell a house fast](/compare/best-ways-to-sell-house-fast).

## FAQ

### Do I need a lawyer to sell my house without a Realtor?

Some states require a real estate attorney at closing, and in others a title company handles it. Even where it is not required, having an attorney review your contract is cheap insurance when no agent is involved.

### Do I have to pay the buyer's agent if I sell FSBO?

Not by law. Since August 2024, buyers' agents must have written agreements with their buyers about pay. Many buyers will still ask you to cover their agent's fee as part of the deal, and it is up to you to negotiate.

### How do I price my house without an agent?

Look at recent nearby sales of similar homes, not list prices. You can pay for an appraisal, or ask an agent for a free comparative market analysis even if you do not hire them.

### How do I get my house on the big home search sites without an agent?

Check each site's current rules for owner listings, since they differ and change. A flat-fee MLS listing is usually the most reliable way to reach buyers' agents and the major home search sites at once, because many of those sites pull listings from the MLS.

### Is selling to a cash buyer the same as selling FSBO?

Both skip a listing agent, but they are different. FSBO means marketing the house to the public. A cash buyer sale means selling directly to an investor, usually as-is and quickly, for a lower price.

## Sources

- [NAR: FSBOs reach all-time low, more sellers rely on agents (2025 Profile of Home Buyers and Sellers)](https://www.nar.realtor/news/real-estate-news/fsbos-reach-all-time-low-more-sellers-rely-on-agents)
- [NAR: Get the Facts (settlement practice changes)](https://www.nar.realtor/the-facts)
- [Clever Real Estate survey: Agent commissions edge higher in 2025 (June 17, 2025)](https://www.prnewswire.com/news-releases/agent-commissions-edge-higher-in-2025-one-year-after-landmark-nar-settlement-302483289.html)
- [Redfin: Seller concessions in August 2026](https://www.redfin.com/news/home-seller-concessions-august-2026)
- [EPA: Lead-Based Paint Disclosure Rule](https://www.epa.gov/lead/lead-based-paint-disclosure-rule-section-1018-title-x)

---

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

URL: https://cashofferdesk.com/guides/how-to-spot-cash-home-buyer-scams
Updated: 2026-10-03

> 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.

## How can you tell if a cash home buyer is a scam?

A cash home buyer is likely a scam if they ask for money from you, want you to sign the deed over outside a proper closing, or avoid using a title company or attorney. Legitimate buyers pay you, put their deposit with a neutral third party, and close through a licensed title company or real estate attorney.

Most scams fall into a few patterns:

| Scam type | How it works |
|---|---|
| Deed theft | You are tricked into signing your deed to someone, or your signature is forged |
| Foreclosure "rescue" | Someone promises to save your home if you sign the deed over, then keeps the house and your equity |
| Upfront fee | A "buyer" or "consultant" charges you an appraisal, application or processing fee, then disappears |
| Bait-and-switch | A high offer gets you under contract, then drops sharply right before closing |
| Wire fraud | A fake email, made to look like it came from the title company, sends your money to a criminal |
| Contract tie-up | A buyer locks your house up with a long escape clause and no real intent or ability to close |

## What are the biggest red flags?

The biggest red flags involve your deed, your money and pressure. Walk away, or at least slow down and get a lawyer, if a buyer does any of the following:

1. **Asks you to sign a deed or quitclaim deed directly to them** before or outside a closing. The [New York Attorney General](https://ag.ny.gov/sites/default/files/deedtheft-webfriendly-english.pdf) warns that one of the most common deed theft methods is getting homeowners to sign over a deed without realizing what they are signing.
2. **Asks you to pay anything** to get an offer, an appraisal or a closing.
3. **Wants to hold the earnest money** themselves instead of a title company or attorney.
4. **Will not show proof of funds.**
5. **Pressures you to sign today** or says the offer disappears tonight.
6. **Tells you to stop talking to your lender** or stop making mortgage payments.
7. **Promises to stop a foreclosure for certain** or says they work with the government.
8. **Will not name the title company,** or picks one you cannot find on your own.
9. **Will not say whether they are buying or assigning** the contract.
10. **Leaves blanks in the contract** or will not give you a copy to review.
11. **Sends wiring instructions by email** or changes them at the last minute.
12. **Offers to let you "stay and rent" after you sign over the deed** with no lawyer involved.

The FTC warns that scammers may [try to get you to transfer your deed](https://consumer.ftc.gov/consumer-alerts/2024/04/skip-scams-you-look-options-avoid-foreclosure), and that if you do, "you're not likely to get it back."

## Why should you never sign your deed directly to a buyer?

You should never sign your deed directly to a buyer because once it is signed and recorded, the house is legally theirs, whether or not you were paid. Getting it back usually means a lawsuit.

In a proper sale, you sign the deed at closing in front of a notary arranged by the title company or attorney. That closing agent holds the deed and only records it once the buyer's money has arrived and your loan and liens are paid. That is the protection. A buyer who wants to skip it is asking you to give up the one thing that keeps you safe.

Scammers often target people who are older, behind on bills, recently widowed, or who own their home free and clear. California's financial regulator notes that elderly owners, absentee owners and people with paid-off homes are [common targets](https://dfpi.ca.gov/news/insights/home-title-fraud-the-silent-heist-that-could-steal-your-house/) for title fraud.

## What is proof of funds, and how do you check it?

Proof of funds is a recent document showing the buyer has the cash to close, such as a bank or brokerage statement or a letter from a lender who is funding the purchase. Ask for it before you sign, or as a condition in the contract.

Check that:

- The name on the proof matches the buyer on the contract, or the buyer explains the link (for example, their company).
- The amount is at least the purchase price plus closing costs.
- It is recent, ideally within the last 30 days.
- If it is a lender letter, you can find that lender on your own and call to confirm.

Proof of funds does not guarantee a closing, but a buyer who refuses to show any is a buyer you should not wait on.

## Where should earnest money go?

Earnest money should go to the title company, escrow company or closing attorney, never to the buyer or wholesaler. It is held there until closing, then credited to the buyer.

Get the title company's receipt in writing. If the contract says the buyer will hold the deposit, or the amount is tiny, the buyer has little at stake if they walk away. Some states now require it. Oklahoma, for instance, requires a wholesaler's earnest money to be kept in an [escrow account](https://www.oklegislature.gov/cf_pdf/2025-26%20ENR/SB/SB1075%20ENR.PDF) with a federally insured bank in the state.

## How do you check out a cash home buyer?

Spend 30 minutes checking a buyer before you sign anything. Here is what to look up:

- **Online reviews.** Search the company name plus "reviews" and "complaints." Look at Google reviews and the Better Business Bureau. Read the negative ones.
- **State business records.** Search your secretary of state's business database to confirm the company exists and how long it has been registered.
- **License status.** If they say they are an agent or broker, check your state's real estate license lookup. Some states require wholesalers to be licensed. See [what is real estate wholesaling](/guides/what-is-real-estate-wholesaling).
- **Recent purchases.** Ask for addresses of homes they bought nearby. County property records show who owns them.
- **The title company.** Find its phone number yourself and call to confirm it is real and handling your file.
- **Your attorney general.** Many state AG offices post consumer alerts and accept complaints.

Cash Offer Desk should get the same checks. We make written cash offers, and in many deals we assign our purchase contract to an investor partner before closing. We tell you that up front, in writing, and the price and terms in your contract do not change. That is exactly why we tell you to ask every buyer, including us, "Are you buying this house yourself, or assigning the contract?" Sellers never pay us a fee. We earn the assignment fee or the profit when we resell ([how we make money](/how-we-make-money)).

## How does wire fraud happen at closing?

Wire fraud happens when criminals send you an email that looks like it came from your title company, agent or attorney, with "updated" wiring instructions. The money goes to the criminal and is very hard to recover. The [FBI](https://www.fbi.gov/file-repository/fy-2022-fbi-congressional-report-business-email-compromise-and-real-estate-wire-fraud-111422.pdf) has warned about this scheme in real estate deals for years.

As a seller, you are usually receiving money, so the risk is that your proceeds get sent to the wrong account. Protect yourself:

1. Give your bank details to the title company in person or by phone, at a number you looked up yourself.
2. Treat any email that changes payment instructions as fraud until confirmed by phone.
3. Call your bank to confirm the deposit arrived.

If it happens, call your bank immediately and file a report at ic3.gov.

## What does a safe cash sale look like?

A safe cash sale has a written contract you read in full, a deposit held by a neutral title company or attorney, a closing at that office or with its notary, and payment to you from the closing agent. Every step leaves a paper trail.

| Safe | Unsafe |
|---|---|
| Closing at a licensed title company or attorney | "We'll handle the paperwork ourselves" |
| Earnest money held in escrow | Buyer keeps the deposit, or none at all |
| You pay nothing up front | Fees for offers, appraisals or "processing" |
| Time to read and ask a lawyer | Pressure to sign today |
| Clear answer on buying vs. assigning | Vague answers, "and/or assigns" with no explanation |

## Where can you report a cash home buyer scam?

Report scams to your state attorney general and the FTC at ReportFraud.ftc.gov, and report wire fraud to the FBI at ic3.gov. Then check your county recorder's office for any documents recorded against your home. Many counties offer free alerts when something is recorded in your name, which California's [DFPI recommends](https://dfpi.ca.gov/news/insights/home-title-fraud-the-silent-heist-that-could-steal-your-house/) signing up for.

If you are facing foreclosure, be extra careful. The [FTC](https://consumer.ftc.gov/articles/mortgage-relief-scams) says it is illegal for a company to charge you before it delivers a written offer of mortgage relief from your lender that you accept. A free HUD-approved housing counselor is a safe first call. See [selling a house facing foreclosure](/guides/sell-house-facing-foreclosure) and check your [state guide](/sell-my-house-for-cash) for local rules. If you have any doubt about a document, have a real estate attorney read it before you sign.

## FAQ

### Are all 'we buy houses' companies scams?

No. Many are legitimate investors who pay fair as-is prices. The trouble is that scammers use the same signs and ads. Judge each buyer by how they handle money, paperwork and questions, not by the sign.

### Is a low cash offer a scam?

Not by itself. Cash buyers pay less than market value because they cover repairs, costs and profit. A low offer is a reason to get more offers, not proof of fraud. A bait-and-switch, where a high offer drops sharply right before closing for vague reasons, is a bigger warning sign.

### What is the difference between deed theft and equity theft?

Deed theft is when someone takes your home's title through forgery or by tricking you into signing it over. Equity theft is a broader term for schemes that strip the value you have built in your home, such as foreclosure 'rescue' deals where you sign over the deed and lose your equity.

### What should I do if I think I signed something I shouldn't have?

Act fast. Contact a real estate attorney, check your county recorder's office for any new recorded documents, and report it to your state attorney general and the FTC at ReportFraud.ftc.gov. If money was wired, call your bank right away and file a report at ic3.gov.

### Can a buyer record a contract or lien against my house?

Some buyers record a memorandum of contract, which can make it hard to sell to anyone else until it is removed. Ask before you sign whether the buyer plans to record anything, and have an attorney review the contract if they do.

## Sources

- [New York Attorney General: Deed Theft](https://ag.ny.gov/sites/default/files/deedtheft-webfriendly-english.pdf)
- [New York Attorney General: Resources for Homeowners](https://ag.ny.gov/resources/individuals/tenants-homeowners/homeowners)
- [FTC Consumer Alert: Skip the scams as you look for options to avoid foreclosure (April 2024)](https://consumer.ftc.gov/consumer-alerts/2024/04/skip-scams-you-look-options-avoid-foreclosure)
- [FTC: Mortgage Relief Scams](https://consumer.ftc.gov/articles/mortgage-relief-scams)
- [California DFPI: Home Title Fraud](https://dfpi.ca.gov/news/insights/home-title-fraud-the-silent-heist-that-could-steal-your-house/)
- [FBI: Business Email Compromise and Real Estate Wire Fraud](https://www.fbi.gov/file-repository/fy-2022-fbi-congressional-report-business-email-compromise-and-real-estate-wire-fraud-111422.pdf)
- [Oklahoma Legislature: Enrolled Senate Bill 1075 (wholesaler rules)](https://www.oklegislature.gov/cf_pdf/2025-26%20ENR/SB/SB1075%20ENR.PDF)

---

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

URL: https://cashofferdesk.com/guides/sell-house-for-cash-this-week
Updated: 2026-10-03

> 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.

## Where can you sell your house for cash this week?

You can sell to a local cash home buyer or real estate investor, a national "we buy houses" company, or an iBuyer, and the fastest path is usually a local investor who can close at a title company within days. The key is getting several offers at the same time so you are not stuck with the first number you hear.

Here are your main options:

| Option | Typical speed | Price | Best for |
|---|---|---|---|
| Local cash investor | Fastest, often 1 to 3 weeks | Below market, as-is | Houses that need work, tight deadlines |
| National "we buy houses" brand | Similar, depends on the local franchise | Below market, as-is | Sellers who want a known name |
| iBuyer (company that buys move-in-ready homes) | Often a few weeks | Closer to market, minus fees and repair costs | Newer homes in good shape |
| Listing with an agent | Months, start to finish | Highest gross price | Homes in good shape, no deadline |

Cash buyers almost always pay less than your house would sell for after repairs on the open market. That is the trade. You give up some price to get speed, no repairs, no showings and a sale that does not depend on a buyer's mortgage. If you do not truly need speed, read [cash offer vs. listing with an agent](/guides/cash-offer-vs-listing-with-agent) before you decide.

## Is it realistic to sell a house in 7 days?

Yes, but only when everything is already in order, and two to four weeks is more common. A financed purchase takes about 42 days to close on average, while cash purchases can close in as little as 7 to 14 days because there is no lender, appraisal or underwriting, according to [Redfin](https://www.redfin.com/blog/how-long-does-it-take-to-close-on-a-house/).

For context, the median home listed with an agent went under contract in 31 days in August 2026, before any closing time, according to the [NAR existing-home sales report](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html). That is why a cash sale is the usual choice for a deadline measured in days or weeks.

## What has to be true to close in about a week?

You can close in about a week only if four things are true. If any one of them is not, plan on two weeks or more.

1. **Clear title.** You are the owner on record, and there are no surprise liens, judgments, or old mortgages that were never released.
2. **No probate needed.** If the owner on the deed has died, the estate usually has to go through probate first. See [selling a house in probate](/guides/sell-house-in-probate).
3. **Your payoff is known.** Your lender must send a payoff statement. Under federal rules, servicers must send it within a reasonable time and no later than [seven business days](https://www.consumerfinance.gov/rules-policy/regulations/1026/36/) after a written request. Request it on Day 1.
4. **A title company or attorney can fit you in.** An average title search takes about [10 to 14 days](https://www.rismedia.com/2022/01/17/how-long-does-title-search-take/). Simple, recently sold properties can go faster, so ask the title company what they can do.

Every person on the deed also has to be available to sign, either in person, with a mobile notary, or through remote online notarization where your state allows it.

## What does a 7-day cash sale look like, day by day?

A fast cash sale runs on parallel tracks: offers, paperwork and title all move at once. Here is a realistic plan when title is clear.

### Day 1: Request offers and your payoff

- Ask for offers from several local cash buyers at once. You can contact investors yourself and also ask Cash Offer Desk, which makes written as-is cash offers in the areas where it buys and is free for sellers ([how we make money](/how-we-make-money)).
- Call your lender and request a written payoff statement.
- Find your deed, ID and recent property tax bill. Use the [documents checklist](/guides/documents-needed-to-sell-house-for-cash).

### Day 2: Walkthroughs

Buyers visit the house, usually for a short walkthrough each. Schedule them back to back if you can. Point out big problems (roof, foundation, plumbing) up front. Hiding them only leads to a price cut later.

### Day 3: Compare written offers

Ask every buyer for a written offer that shows the price, closing costs they cover, earnest money amount, closing date and any inspection period. Compare your **net**, not the headline price. Our [cash offer calculator](/tools/cash-offer-calculator) can help you check whether a number is in the normal range.

### Day 4: Sign a contract and open title

Pick a buyer, sign the purchase agreement, and make sure the earnest money goes to the title company or attorney, not to the buyer. The title company orders the title search and requests the payoff.

### Days 5 and 6: Title work and final details

The title company checks for liens and judgments, confirms the payoff, and prepares a settlement statement. Review it line by line. Answer questions fast. Every hour you take is an hour added to closing.

### Day 7 or later: Sign and get paid

You sign the deed and closing documents at the title office or with a mobile notary. The title company pays off your loan and any liens, then sends you the rest. If anything in title needs fixing, this day slides to Day 10, 14 or later.

## What can slow a fast cash sale down?

Most delays come from title and paperwork, not from the buyer. The common ones:

| Problem | Why it slows closing |
|---|---|
| Probate or a deceased owner on the deed | A court may need to appoint someone with authority to sell |
| Unknown or missing heirs | Every owner must sign or be accounted for |
| Liens, judgments or back taxes | Must be paid or released at or before closing. See [liens or back taxes](/guides/sell-house-with-liens-or-back-taxes) |
| Old mortgage never released | The title company must track down a release from the old lender |
| Divorce with both names on the deed | Both spouses usually must sign. See [selling during divorce](/guides/sell-house-during-divorce) |
| HOA payoff or transfer letter | Some associations take days to respond |
| Slow payoff statement | Closing cannot happen without it |
| Tenants in the house | Leases may carry over to the buyer. See [selling with tenants](/guides/sell-house-with-tenants) |

If you are behind on payments and a foreclosure sale date is set, tell buyers right away. Speed matters more, and some buyers handle these cases often. See [selling a house facing foreclosure](/guides/sell-house-facing-foreclosure).

## How do you get several cash offers at once?

Contact three or more buyers on the same day and give them all the same facts, so their offers are easy to compare. You can do this three ways:

1. **Call local investors yourself.** Search for local cash buyers, check reviews and your state's records, and call each one.
2. **Ask a real estate agent** to bring you investor offers. Some agents will do this for a fee or a reduced commission.
3. **Ask Cash Offer Desk.** After one short form, Cash Offer Desk calls you back, looks at the house and gives a written as-is cash offer in the areas where it buys. It tells you up front, in writing, if it plans to assign the contract to an investor partner. You can say yes or no. See [how it works](/how-it-works).

Tell each buyer you are getting other offers. That one sentence tends to produce better numbers. For more on how buyers price a house, read [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers).

## What are the red flags when selling fast for cash?

The biggest red flags are pressure, money moving outside a title company, and paperwork that hands over your deed before you are paid. Walk away if a buyer:

- Asks you to sign a deed or quitclaim deed directly to them, outside of a title company or attorney's closing. The [New York Attorney General](https://ag.ny.gov/sites/default/files/deedtheft-webfriendly-english.pdf) warns that scammers trick homeowners into signing over their deeds.
- Will not show proof of funds, such as a recent bank statement or lender letter.
- Wants you to pay any fee to them for an offer or an appraisal.
- Wants to hold the earnest money themselves.
- Pushes you to sign the same day, before you have read the contract.
- Will not say whether they are buying the house themselves or assigning the contract to another investor. Ask directly: "Are you buying this house yourself, or assigning the contract?" See [what is real estate wholesaling](/guides/what-is-real-estate-wholesaling).

Also watch for wire fraud near closing. The [FBI](https://www.fbi.gov/file-repository/fy-2022-fbi-congressional-report-business-email-compromise-and-real-estate-wire-fraud-111422.pdf) warns that criminals send fake wiring instructions by email that look like they came from the title company. Call the title company at a number you found yourself before you share bank details. The full list is in [how to spot cash home buyer scams](/guides/how-to-spot-cash-home-buyer-scams).

## What should you do today if you need to sell this week?

Do three things today: request your payoff statement, gather your deed and ID, and ask for offers from at least three cash buyers. Those steps cost nothing and keep the fastest closing date possible.

If title turns out to be messy, a week may not happen. That is normal. A cash sale that closes in three weeks is still much faster than a listing, and a careful, honest buyer is worth a few extra days. If a legal question comes up (probate, divorce, liens), talk to a real estate attorney in your state. Rules differ by state, so check your [state guide](/sell-my-house-for-cash).

## FAQ

### Can I really get cash for my house in 24 hours?

You can often get an offer within 24 hours, but not the money. Closing still requires a title search, a payoff statement from your lender and signed documents. Even with clear title, a few days to a week is about the fastest realistic close.

### Do I need to clean out or repair the house before a cash sale?

No. Most cash buyers buy as-is, and many let you leave unwanted items behind. Agree in writing on what can stay and what condition the house must be in at closing.

### How do I get paid at a cash closing?

The title company or closing attorney pays off your mortgage and any liens, then sends you the rest, usually by wire transfer or a cashier's check. Confirm wire instructions by phone using a number you looked up yourself, never one from an email.

### Will a cash buyer pay my closing costs?

Many cash buyers offer to pay some or all closing costs, but it varies. Ask each buyer for a written estimate of your net proceeds, not just the offer price, so you can compare offers fairly.

### What if I need more time to move out after closing?

Ask for a post-closing occupancy agreement, sometimes called a rent-back or leaseback. Many investors allow a short stay after closing. Get the dates, any rent and the deposit terms in writing.

## Sources

- [Redfin: How Long Does It Take to Close on a House?](https://www.redfin.com/blog/how-long-does-it-take-to-close-on-a-house/)
- [NAR Existing-Home Sales Report, August 2026 (released Sept. 10, 2026)](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html)
- [CFPB Regulation Z, 12 CFR 1026.36(c)(3): payoff statements](https://www.consumerfinance.gov/rules-policy/regulations/1026/36/)
- [RISMedia: How Long Does a Title Search Take?](https://www.rismedia.com/2022/01/17/how-long-does-title-search-take/)
- [New York Attorney General: Deed Theft](https://ag.ny.gov/sites/default/files/deedtheft-webfriendly-english.pdf)
- [FBI: Business Email Compromise and Real Estate Wire Fraud](https://www.fbi.gov/file-repository/fy-2022-fbi-congressional-report-business-email-compromise-and-real-estate-wire-fraud-111422.pdf)

---

# How to Sell a House During a Divorce

URL: https://cashofferdesk.com/guides/sell-house-during-divorce
Updated: 2026-10-03

> To sell a house during a divorce, both spouses usually must agree and sign, and any court orders on property must be followed. The usual paths are selling and splitting the proceeds, or one spouse buying the other out with a refinance. Get the plan in writing in your settlement or a court order, and talk to a family law attorney before you sign a listing or purchase contract.

## Can you sell a house while a divorce is pending?

Yes, you can usually sell a house before a divorce is final, as long as both spouses agree in writing or a judge approves it. Many couples sell first so there is cash to split instead of a house to fight over.

The catch is that a pending divorce can put limits on what either of you can do alone. You also need a clear written plan for who pays the bills until closing and how the money gets divided. A family law attorney can turn that plan into a signed agreement or court order.

## Do both spouses have to sign to sell?

In most cases, yes. If both names are on the deed, both spouses must sign the listing agreement, the purchase contract, and the deed at closing.

Even when only one spouse is on title, the other may still have to sign. In Texas, for example, [Family Code Section 5.001](https://statutes.capitol.texas.gov/Docs/FA/htm/FA.5.htm) says neither spouse may sell the homestead without the other spouse joining in, whether the home is community or separate property. Other states have their own marital property and homestead rules.

Your state also matters for who owns what. The IRS lists nine community property states in [Publication 555](https://www.irs.gov/publications/p555): Arizona, California, Idaho, Louisiana, Nevada, New Mexico, Texas, Washington, and Wisconsin. In those states, a home bought during the marriage is generally treated as owned by both spouses. Rules vary by state, so see our [state guides](/sell-my-house-for-cash) and ask an attorney.

## Can a court order stop you from selling?

Yes. In some states, filing for divorce automatically puts orders in place that stop either spouse from selling, transferring, or borrowing against property.

California is a clear example. Under [Family Code Section 2040](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=FAM&sectionNum=2040), the divorce summons contains automatic temporary restraining orders. They bar either spouse from transferring, encumbering, or disposing of property without the other spouse's written consent or a court order, with limited exceptions such as the usual course of business or necessities of life.

If one spouse refuses to cooperate, the other can ask the judge for an order allowing the sale. A judge may also decide what happens to the house as part of dividing property. That route is slower and more expensive than agreeing.

## Should one spouse buy out the other, or should you sell?

Sell if neither of you can afford the house alone or you both want a clean break. Consider a buyout if one spouse wants to stay and can qualify for a new loan on one income.

| Question | Buyout (one spouse keeps it) | Sell and split |
|---|---|---|
| Who keeps the house | One spouse | Neither |
| What it takes | Refinance or lender-approved assumption, plus cash or other assets to pay the other spouse | A buyer and a closing |
| Removes the other spouse from the mortgage | Only if the loan is refinanced or the lender releases them | Yes, the loan is paid off at closing |
| Main risk | The keeping spouse can't qualify, or the house becomes unaffordable | A lower price if you rush or the market is slow |
| Good fit when | Kids are in school there, and one income can carry the payment | Neither income can carry it, or both want a fresh start |

For a refinance buyout, lenders have specific rules. Fannie Mae's [Selling Guide](https://selling-guide.fanniemae.com/sel/b2-1.3-02/limited-cash-out-refinance-transactions) lets a co-owner buyout count as a limited cash-out refinance when all parties sign a written agreement on the property transfer and how the loan proceeds are paid out. It also requires 12 months of joint ownership in most cases, and the spouse keeping the house can't take any of the cash. Ask a loan officer how this applies to you.

## Does the divorce decree take your name off the mortgage?

No. A divorce decree can say who must pay, but the lender is not a party to your divorce. If both names are on the loan, both of you can stay legally responsible until the loan is paid off, refinanced, or assumed with the other borrower released.

The [Consumer Financial Protection Bureau](https://www.consumerfinance.gov/data-research/research-reports/homeowners-face-problems-with-mortgage-companies-after-divorce-or-death-of-a-loved-one/) has reported that homeowners often run into trouble with servicers after a divorce, including when the spouse keeping the home tries to assume the loan so the other borrower can be released. A late payment by one spouse can hurt both credit reports.

This is one of the strongest reasons couples choose to sell. The sale pays off the mortgage at closing, and both of you are free of it.

## How are the sale proceeds split?

Proceeds are split the way your settlement agreement or court order says. There is no automatic 50/50 rule everywhere.

Here is the order money flows at closing:

1. The sale price comes in from the buyer.
2. The mortgage payoff, any home equity loan, and any liens are paid first.
3. Closing costs come out, plus agent commissions if you listed.
4. What is left is the net proceeds.
5. The net is paid out per your agreement, or held in escrow or an attorney trust account until the court decides.

Example: A house sells for $300,000. The mortgage payoff is $180,000 and closing costs are $10,000. That leaves $110,000 in net proceeds. If the settlement says 50/50, each spouse gets $55,000. If one spouse paid the mortgage alone for a year, the agreement might adjust for that. Your attorneys work out those credits.

Tell the title or escrow company early that the sellers are divorcing. They need written instructions from both of you, and sometimes the court, before they release any money.

## What are the tax rules when you sell during a divorce?

Moving the house from one spouse to the other as part of the divorce is generally not a taxable event. A sale to an outside buyer can be.

Key federal rules from the IRS:

- **Transfers between spouses:** Under [Publication 504](https://www.irs.gov/publications/p504), no gain or loss is recognized when property passes to a spouse or former spouse incident to a divorce. The receiving spouse takes over the original tax basis.
- **The home sale exclusion:** [Publication 523](https://www.irs.gov/publications/p523) lets you exclude up to $250,000 of gain from the sale of your main home, or $500,000 for a married couple filing jointly, if you meet the ownership and use tests (generally 2 of the last 5 years).
- **Moved out already:** Publication 523 also says you can count time your spouse or former spouse lived in the home as your use, if a divorce or separation instrument lets them live there as their main home.

Timing can change your filing status and which exclusion applies. Talk to a tax pro before you set the closing date. We don't give tax advice.

## How do you sell fast if you both just want it done?

If you both agree and want speed, a cash sale to a local investor can close in a few weeks, with no repairs, no showings, and no waiting on a buyer's loan. See [how fast a cash sale can close](/guides/how-fast-can-you-close-cash-sale).

The trade-off is price. A cash buyer almost always pays less than a fully repaired house would bring on the open market. Many investors work from an industry rule of thumb called the 70% rule: about 70% of the after-repair value, minus repair costs. Run your numbers with the [cash offer calculator](/tools/cash-offer-calculator) before you decide.

You can ask Cash Offer Desk for a written cash offer and get offers from other local buyers too. Cash Offer Desk is free for sellers and tells you up front, in writing, if it plans to assign the contract to an investor partner. Both spouses can see the offers side by side, which helps when trust is low. Read [how we make money](/how-we-make-money) for the details.

Listing with an agent is usually the better choice if the house is in good shape, the market is active, and you can wait a few months. Compare both paths in [cash offer vs. listing with an agent](/guides/cash-offer-vs-listing-with-agent).

## What steps should you take before you sell?

Take these steps before you sign anything with a buyer or agent:

1. **Talk to a family law attorney.** Confirm whether any automatic orders apply and what consent or court approval you need.
2. **Get a mortgage payoff statement.** Ask your servicer for the exact payoff amount and check for a second mortgage or liens.
3. **Agree on who pays until closing.** Put the mortgage, taxes, insurance, and utilities in writing.
4. **Agree on the price floor.** Decide together the lowest offer you will accept, so one spouse can't stall or rush the sale.
5. **Agree on how proceeds are split or held.** Write it into the settlement or a short signed agreement.
6. **Compare a listing and cash offers.** Look at your net after costs, not just the price.
7. **Both sign the contract.** Make sure every owner and any spouse whose signature is required signs.

If a buyer pushes hard for one spouse to sign alone, stop. Also ask any cash buyer, "Are you buying this house yourself, or assigning the contract?" Some buyers are wholesalers. Read [what real estate wholesaling is](/guides/what-is-real-estate-wholesaling) so you know what you are agreeing to.

## FAQ

### Can my spouse sell the house without my signature?

Usually not. If both names are on the deed, both must sign. Some states also require a spouse's signature on the family home even if only one spouse is on title, such as the homestead rule in Texas. A title company will normally catch this before closing.

### Who pays the mortgage while the house is for sale?

That depends on your agreement or a temporary court order. Many couples agree to split payments or have the spouse living there pay. Missed payments hurt both borrowers' credit, so settle this in writing early.

### Do we have to wait until the divorce is final to sell?

No. You can often sell before the divorce is final if both spouses agree in writing or a court approves. Many couples sell first so there is cash to divide, with the money held in escrow until the settlement says who gets what.

### What happens if we can't agree on selling?

A judge can decide what happens to the house as part of dividing property, and in some cases can order it sold. That usually takes longer and costs more in legal fees than reaching an agreement.

### Is it better to sell for cash or list the house during a divorce?

Listing usually brings a higher price if the house is in good shape and you have a few months. A cash sale makes sense when the house needs work, the timeline is short, or both spouses want a fast, certain close with no showings.

## Sources

- [IRS Publication 523, Selling Your Home](https://www.irs.gov/publications/p523)
- [IRS Publication 504, Divorced or Separated Individuals](https://www.irs.gov/publications/p504)
- [IRS Publication 555, Community Property](https://www.irs.gov/publications/p555)
- [California Family Code Section 2040 (automatic restraining orders)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=FAM&sectionNum=2040)
- [Texas Family Code Chapter 5, Section 5.001 (sale of homestead)](https://statutes.capitol.texas.gov/Docs/FA/htm/FA.5.htm)
- [CFPB Issue Spotlight: Homeowners face problems with mortgage companies after divorce or death of a loved one (Dec. 2024)](https://www.consumerfinance.gov/data-research/research-reports/homeowners-face-problems-with-mortgage-companies-after-divorce-or-death-of-a-loved-one/)
- [Fannie Mae Selling Guide B2-1.3-02, Limited Cash-Out Refinance Transactions](https://selling-guide.fanniemae.com/sel/b2-1.3-02/limited-cash-out-refinance-transactions)

---

# Selling a House Facing Foreclosure: Your Options, Your Deadlines, and the Scams to Avoid

URL: https://cashofferdesk.com/guides/sell-house-facing-foreclosure
Updated: 2026-10-03

> If you are facing foreclosure, you can usually still sell the house any time before the foreclosure sale, and if you have equity, selling can pay off the loan and leave money for you. Other options include reinstatement, forbearance, loan modification, a short sale, or a deed in lieu. Call a free HUD-approved housing counselor at 800-569-4287, and never sign your deed over to a rescue company.

## What should you do first if you are facing foreclosure?

Call your mortgage servicer and a HUD-approved housing counselor, in that order, this week. The counselor is free, works for you instead of the lender, and can tell you which options fit your situation before deadlines pass.

You can find one by calling HUD at 800-569-4287 or searching [HUD's housing counseling list](https://www.hud.gov/stat/sfh/housing-counseling). The [CFPB](https://www.consumerfinance.gov/consumer-tools/mortgages/how-to-spot-and-avoid-foreclosure-relief-scams/) also points homeowners to these counselors at no cost.

Then gather the basics:

1. Your most recent mortgage statement and any letters from the servicer.
2. Your payoff amount and how much you are behind (ask the servicer for both in writing).
3. Any foreclosure notice with a sale date on it.
4. Proof of income and a simple list of monthly expenses.

Open every letter. Foreclosure notices have deadlines, and ignoring them is how people lose options they still had.

## How much time do you have before a foreclosure sale?

Federal rules generally stop your servicer from starting the foreclosure process until you are more than 120 days behind on payments ([12 CFR 1024.41(f)](https://www.consumerfinance.gov/rules-policy/regulations/1024/41/)). After that, the timeline depends on your state, because foreclosure is governed by state law.

| Stage | What happens | Why it matters |
|---|---|---|
| First 120 days behind | Servicer generally cannot make the first foreclosure filing or notice | Best window to apply for help or sell |
| Complete application more than 37 days before a sale | Servicer generally cannot hold the sale while it reviews you ([12 CFR 1024.41(g)](https://www.consumerfinance.gov/rules-policy/regulations/1024/41/)) | A complete application can buy time |
| Foreclosure filed or noticed | State process begins (court case in judicial states, notice-and-sale in others) | Length varies widely by state |
| Sale date set | House goes to auction unless the loan is paid, reinstated, or the sale is postponed | Selling must close before this date |

Some states also give owners a right to redeem the property for a period after the sale. Check your state's rules at [/sell-my-house-for-cash](/sell-my-house-for-cash) and with a local attorney or counselor.

## What are your options to stop or avoid foreclosure?

You have more options than most people realize, and some let you keep the house. The right one depends on whether you can afford the house going forward, how much equity you have, and how close the sale date is.

| Option | Keep the house? | How it works | Best fit |
|---|---|---|---|
| Reinstatement | Yes | Pay the full past-due amount plus fees by an agreed date ([CFPB key terms](https://www.consumerfinance.gov/consumer-tools/mortgages/answers/key-terms/)) | You had a short-term setback and now have the cash |
| Forbearance | Yes | Servicer pauses or lowers payments for a set time; you repay later | Temporary hardship, like a medical leave |
| Loan modification | Yes | Servicer permanently changes loan terms to lower the payment | Your income dropped for good but you can afford a lower payment |
| Chapter 13 bankruptcy | Often | Automatic stay stops the foreclosure; you repay arrears over time ([U.S. Courts](https://www.uscourts.gov/court-programs/bankruptcy/bankruptcy-basics/chapter-13-bankruptcy-basics)) | Steady income, need time to catch up |
| Sell with equity | No | Sell before the sale date; payoff and costs come out of proceeds, you keep the rest | You owe less than the house is worth |
| Short sale | No | Sell for less than you owe, with the lender's approval ([CFPB](https://www.consumerfinance.gov/ask-cfpb/what-is-a-short-sale-en-290/)) | You owe more than the house is worth |
| Deed in lieu | No | Voluntarily give the house to the lender in exchange for ending the debt | Underwater, no buyer, want a clean exit |

Bankruptcy is a serious legal step with long-term effects. If you are considering it, talk to a bankruptcy attorney. Many offer a free first consultation.

Fannie Mae and other loan owners have their own versions of the leave-the-house options, and some offer relocation help. See [Fannie Mae's non-retention options](https://singlefamily.fanniemae.com/non-retention-options) and ask your servicer what your loan owner allows.

## Should you sell your house before foreclosure?

If you have equity and cannot realistically afford to keep the house, selling before the foreclosure sale is usually the option that protects the most money. A foreclosure auction is not designed to get you a good price, and fees and interest keep adding to what you owe while you wait.

Example: you owe $180,000 including past-due payments and fees, and the house would sell for $260,000. A sale before the auction pays off the $180,000 at closing, then closing costs, and the rest comes to you. The longer you wait, the more fees and interest come out of that number.

A traditional listing usually gets a higher price but takes longer, and the clock matters here. A cash buyer can often close faster because there is no loan approval, but will usually pay less than a fully repaired house would get on the open market. Investors commonly use a rule of thumb of about 70 percent of after-repair value minus repairs. Run both paths through the [cash offer calculator](/tools/cash-offer-calculator) before you decide.

If you owe more than the house is worth, a cash buyer may not be able to help unless your lender approves a short sale. In that case, the counselor and your servicer are your first calls.

## How do you sell a house fast when a foreclosure sale is scheduled?

Tell your servicer you are selling, get a written payoff quote, and pick a buyer who can close well before the sale date. If closing will be close to the deadline, ask the servicer in writing to postpone the sale and send proof of the signed contract.

Steps that keep the deal on track:

1. **Get your payoff and the exact sale date in writing.** Your buyer and title company need both.
2. **Compare more than one offer.** Cash Offer Desk can give you a written as-is cash offer in the areas where it buys, and it is free for sellers. If we plan to assign the contract to an investor partner, we tell you up front, in writing. We cannot promise a closing date before we know the details.
3. **Ask each buyer for their realistic closing date** and whether their earnest money is real and held by a title company or attorney.
4. **Ask "Are you buying this house yourself, or assigning the contract?"** A wholesaler who needs to find another buyer adds time you may not have. Learn more in our guide on [wholesaling](/guides/what-is-real-estate-wholesaling).
5. **Close with a title company or real estate attorney** who pays off your mortgage directly.

For timing details, see [how fast a cash sale can close](/guides/how-fast-can-you-close-cash-sale). If you also have tax liens or judgments, read about [selling with liens or back taxes](/guides/sell-house-with-liens-or-back-taxes).

## What foreclosure rescue scams should you watch for?

The most dangerous scam asks you to sign your deed over to a company that promises to save your house, let you rent it, and sell it back to you later. The [CFPB](https://www.consumerfinance.gov/consumer-tools/mortgages/how-to-spot-and-avoid-foreclosure-relief-scams/) warns that once you transfer the deed, you are not likely to get it back, and the scammer can sell the house and keep your equity.

Worse, the [FTC](https://consumer.ftc.gov/articles/mortgage-relief-scams) notes that you still owe the mortgage even after you lose ownership. This scheme is sometimes called equity stripping or equity skimming.

Warning signs from the CFPB and FTC:

- They charge a fee before doing anything.
- They tell you to stop paying your mortgage or to stop talking to your lender.
- They tell you to make your mortgage payments to them instead of your servicer.
- They ask you to sign over your deed, or sign papers with blank spaces.
- They pressure you to act today, or promise to "guarantee" a stop to the foreclosure.
- They offer a "forensic audit" of your loan.
- They use government-looking logos or names.
- They want payment by wire, cashier's check or a payment app.

Under the FTC's Mortgage Assistance Relief Services rule, it is illegal for a company to charge you before it gets you a written offer from your lender and you accept it ([FTC](https://consumer.ftc.gov/articles/mortgage-relief-scams)). Real government help never costs money. Our guide on [spotting cash home buyer scams](/guides/how-to-spot-cash-home-buyer-scams) covers more red flags.

## What is the difference between a real sale and a deed scam?

A real sale goes through a normal closing where your mortgage is paid off. A scam takes your deed but leaves your mortgage in your name.

| Real cash sale | Deed transfer scam |
|---|---|
| Closes with a title company or real estate attorney | Paperwork signed at your kitchen table or a coffee shop |
| Your mortgage is paid off from the proceeds | Mortgage stays in your name |
| You get a settlement statement showing every dollar | Vague verbal promises |
| No fee charged to you up front | Upfront "processing" or "rescue" fees |
| You move out on an agreed date, house is sold | You "rent" the house and are promised a buyback |

If anything about a deal feels off, stop and call a HUD-approved counselor or a real estate attorney before you sign. Never sign a deed outside of a closing you understand.

## What happens if the foreclosure sale goes through?

If the sale happens, you lose ownership and will need to move out under your state's eviction rules. If the house sold for more than you owed, you may be entitled to the surplus, but you usually have to claim it.

If it sold for less, some states let the lender pursue you for the difference, called a deficiency. Forgiven debt from a foreclosure or short sale can also have tax effects, explained in [IRS Publication 4681](https://www.irs.gov/publications/p4681). Talk to a real estate attorney and a tax professional about your specific case.

The earlier you act, the more choices you keep. If selling is the right path, you can [request a cash offer](/get-offer) or read [how it works](/how-it-works) first.

## FAQ

### Can I sell my house if I am already in foreclosure?

Usually yes, as long as the foreclosure sale has not happened yet. The sale must close in time to pay off the loan before the auction date, so tell your servicer you are selling and ask about postponing the sale if closing will be tight.

### Does selling my house stop the foreclosure?

A completed sale stops it, because your loan gets paid off at closing. A signed contract alone does not stop it. Ask your servicer in writing whether it will postpone the sale date while the buyer closes.

### Will a short sale hurt my credit less than a foreclosure?

Both hurt your credit, and the exact impact depends on your credit history. A short sale or deed in lieu does let you avoid having a completed foreclosure on your record, and some lenders agree to forgive the remaining balance. Ask a HUD-approved counselor how each option is likely to affect you.

### Is forgiven mortgage debt taxable?

It can be. When a lender forgives part of what you owe in a short sale or foreclosure, the forgiven amount may count as income unless an exclusion applies. IRS Publication 4681 explains the rules, and a tax professional can tell you how they apply to you.

### How do I know if a cash buyer is legitimate and not a foreclosure scam?

A real buyer buys the house through a normal closing with a title company or attorney, pays off your mortgage from the proceeds, and never asks for upfront fees or for your deed outside of closing. Be wary of anyone who offers to let you rent the house back and buy it later.

## Sources

- [CFPB: 12 CFR 1024.41 Loss mitigation procedures (120-day and 37-day rules)](https://www.consumerfinance.gov/rules-policy/regulations/1024/41/)
- [CFPB: How to spot and avoid foreclosure relief scams](https://www.consumerfinance.gov/consumer-tools/mortgages/how-to-spot-and-avoid-foreclosure-relief-scams/)
- [CFPB: What is a short sale?](https://www.consumerfinance.gov/ask-cfpb/what-is-a-short-sale-en-290/)
- [CFPB: Mortgage key terms](https://www.consumerfinance.gov/consumer-tools/mortgages/answers/key-terms/)
- [FTC: Mortgage relief scams](https://consumer.ftc.gov/articles/mortgage-relief-scams)
- [HUD: Housing counseling](https://www.hud.gov/stat/sfh/housing-counseling)
- [U.S. Courts: Chapter 13 bankruptcy basics](https://www.uscourts.gov/court-programs/bankruptcy/bankruptcy-basics/chapter-13-bankruptcy-basics)
- [Fannie Mae: Non-retention options](https://singlefamily.fanniemae.com/non-retention-options)
- [IRS Publication 4681: Canceled debts, foreclosures, repossessions, and abandonments](https://www.irs.gov/publications/p4681)

---

# How to Sell a House With Tenants Living in It

URL: https://cashofferdesk.com/guides/sell-house-with-tenants
Updated: 2026-10-03

> You can sell a house with tenants in it, but in most states the lease stays in force after the sale, and the buyer becomes the new landlord. You can sell to an investor who wants the tenant, wait for the lease to end, or offer the tenant money to move early. Notice rules, entry rules and eviction limits depend on your state and city.

## Can you sell a house with tenants living in it?

Yes. You can sell a rental at any time, with tenants in place. What you usually can't do is cancel their lease just because you are selling.

[Nolo](https://www.nolo.com/legal-encyclopedia/tips-selling-property-with-existing-tenants.html) notes that most states let tenants stay after a sale until the lease or rental agreement runs out. The buyer steps into your shoes as landlord. That shapes who will buy, how fast, and at what price.

Landlord-tenant law is very local. State law sets the base, and many cities add their own rules. Check your [state guide](/sell-my-house-for-cash) and talk to a local real estate attorney before you send any notice.

## What happens to the lease when the house is sold?

In most states, the lease survives the sale. The buyer takes the property subject to the lease and must honor its rent, terms and end date.

What that means in practice:

- **Fixed-term lease:** The tenant can generally stay until the lease ends, at the same rent.
- **Month-to-month:** The tenancy continues, but the owner (you or the buyer) can usually end it with proper notice, where local law allows.
- **Lease clause about sale:** Some leases say the landlord can end the lease if the property is sold. Whether that clause is enforceable depends on state and local law, so have an attorney read it.

## What are your options for selling a rented house?

You have four main paths. The right one depends on your lease dates, your tenant, and how fast you need to sell.

| Option | How it works | Best when | Trade-off |
|---|---|---|---|
| Sell occupied to an investor | Buyer keeps the tenant and the lease | Tenant pays on time, rent is near market | Smaller buyer pool, investor pricing |
| Wait for the lease to end | Give proper notice, sell vacant | Lease ends soon and you can wait | Lost rent, vacancy costs, notice rules apply |
| Cash for keys | Pay the tenant to move out early by agreement | You need it vacant sooner | Costs cash, tenant may say no |
| Sell occupied, listed with an agent | Market to investors and owner-occupants | Good house, cooperative tenant | Showings around the tenant, longer timeline |

Owner-occupant buyers usually want the house empty. Investors often want the opposite: a tenant who already pays rent. If your tenant is reliable, selling to an investor can be the simplest route.

## How much notice do you have to give a tenant?

It depends on your state, your city, the type of tenancy, and how long the tenant has lived there. Here are two examples of how different the rules can be.

**California.** To end a month-to-month tenancy, [Civil Code Section 1946.1](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1946.1) requires 60 days' notice if the tenant has lived there a year or more, and 30 days if less than a year. There is a narrow 30-day option when a separately sellable unit is sold to a person who will live in it for at least a year, escrow is open, and other conditions are met. On top of that, the Tenant Protection Act, [Civil Code Section 1946.2](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1946.2), requires a "just cause" to end many tenancies of 12 months or more. Some no-fault reasons, such as an owner moving in, also require relocation help equal to one month's rent. Some homes are exempt, and many cities have stricter rules.

**New York.** [Real Property Law Section 226-c](https://law.justia.com/codes/new-york/2022/rpp/article-7/226-c/) requires written notice before a landlord declines to renew. The notice is 30 days if the tenant has been there under a year, 60 days for one to two years, and 90 days for two years or more. Rent-stabilized apartments have separate, stronger protections.

Selling the house is not, by itself, a legal reason to evict in many places. Never try to force a tenant out by changing locks, removing belongings, or shutting off utilities.

## Can you show the house while tenants live there?

Usually yes, with proper notice. Most states require reasonable advance notice before a landlord enters, and many set a specific time.

In California, [Civil Code Section 1954](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1954) presumes 24 hours to be reasonable notice, and entry must be during normal business hours. For showings to buyers, the landlord can give notice by phone or in person if it first told the tenant in writing, within the past 120 days, that the property is for sale.

Tips that make showings go better:

1. Tell the tenant about the sale early, in writing.
2. Group showings into a few set windows each week.
3. Offer a rent credit or cleaning help in exchange for cooperation.
4. Consider a sale that needs only one walkthrough, like an investor sale.

## What is cash for keys, and when does it make sense?

Cash for keys is a voluntary agreement where you pay the tenant to move out by a set date and leave the place in agreed condition. The tenant can always say no.

It can make sense when you need the house empty sooner than the lease or notice rules allow, or when an eviction would cost more and take longer. A good agreement is in writing and covers:

- The move-out date and time
- The amount and when it gets paid (usually when keys are handed over)
- The condition the home must be left in
- Return of the security deposit under your state's rules
- What happens if the tenant does not move by the date

Some cities regulate these deals. In San Francisco, [Section 37.9E](https://www.sf.gov/information--sec-379e-tenant-buyout-agreements) requires landlords to give tenants a written disclosure before buyout talks and lets tenants cancel a buyout agreement within 45 days of signing. Check your city's rules, and use an attorney to draft the agreement.

Example: A tenant has 8 months left on a lease. The buyer wants the house empty. You offer $3,000 plus the full deposit back if the tenant moves out within 45 days and leaves the house broom-clean. If the tenant agrees, both sides sign before anyone starts packing.

## What happens to the security deposit when you sell?

The security deposit usually moves to the buyer at closing, or goes back to the tenant. State law sets how this must be done and who is liable after the sale.

- **California:** Under [Civil Code Section 1950.5](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1950.5), the deposit must be transferred to the new owner or returned, and the tenant must be notified.
- **New York:** The [Attorney General's tenant guide](https://ag.ny.gov/publications/residential-tenants-rights-guide) says the landlord must transfer deposits to the new owner within five days or return them, and notify tenants of the new owner's name and address by registered or certified mail.
- **Texas:** Under [Property Code Section 92.105](https://law.justia.com/codes/texas/property-code/title-8/chapter-92/subchapter-c/section-92-105/), the new owner is liable for returning deposits from the date of purchase. The seller stays liable until the buyer receives the deposit or takes on that duty, and gives the tenant a signed statement with the exact amount.

Your title or escrow company can show the deposit as a credit to the buyer on the closing statement.

## Do investors buy houses with tenants in them?

Yes. Many investors buy rentals specifically because a tenant is already there and paying. Others buy occupied houses with problem tenants and handle the move-out themselves, but they price in that time and risk.

What an investor will want to see:

- A copy of every lease and any written changes
- A rent roll: rent amount, due date, and payment history
- Security deposit amounts
- Any notices you have sent or received
- Known repair issues

Expect an investor offer to be lower than what an empty, repaired house would sell for to an owner-occupant. Many investors start from an industry rule of thumb called the 70% rule: about 70% of the after-repair value minus repairs. A rental with a good tenant and solid rent may be valued partly on its income. Try your numbers in the [cash offer calculator](/tools/cash-offer-calculator), and read [how cash buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers).

Cash Offer Desk is one buyer you can ask. It makes written as-is cash offers in the areas where it buys and is free for sellers. Get offers from other local investors too. See [how it works](/how-it-works).

Ask every buyer, including Cash Offer Desk, "Are you buying this house yourself, or assigning the contract?" Some are wholesalers who sign a contract and sell it to another investor. Read [what real estate wholesaling is](/guides/what-is-real-estate-wholesaling).

## What if your tenant has a Section 8 voucher?

The housing assistance contract does not simply end because you sell. Under HUD's [Housing Assistance Payments contract](https://www.hud.gov/sites/dfiles/OCHCO/documents/52641ENG.pdf), the owner can't assign the contract to a new owner without the housing agency's prior written consent, and the new owner must agree to be bound by it.

Call your local housing authority as soon as you decide to sell. Ask what the buyer needs to submit and how long approval takes, so rent payments don't stop after closing.

## When is listing with an agent the better choice?

Listing can bring more money if the lease ends soon, the house is in good shape, and you can wait for it to go vacant. An owner-occupant buyer will often pay more for an empty, move-in-ready home than an investor will pay for an occupied one.

A cash sale with the tenant in place tends to win when the tenant won't cooperate with showings, the house needs work, or you want out of being a landlord now. Compare your net under both paths in [cash offer vs. listing with an agent](/guides/cash-offer-vs-listing-with-agent).

## FAQ

### Can I sell my house if the tenant has a lease?

Yes. You can sell at any time, but in most states the buyer must honor the existing lease until it ends. Check the lease for a clause about termination on sale, and have a local attorney confirm whether it holds up in your state.

### Do I have to tell my tenant I'm selling?

You usually need to give notice before entering for showings, and some states require written notice that the property is for sale. Telling tenants early, in writing, tends to get better cooperation.

### Can the new owner raise the rent?

Not during a fixed-term lease, unless the lease allows it. After the lease ends, rent increases follow state and local rules, which may include rent caps in some places.

### What if my tenant stopped paying rent?

You can still sell. Some investors buy houses with non-paying tenants and handle the eviction themselves, but they will price that cost and delay into the offer. Don't try to force a tenant out with lockouts or shutoffs, which are illegal in many states.

### Does a Section 8 tenancy end when I sell?

No. The housing assistance contract can be assigned to a new owner only with the housing agency's written consent, and the new owner must agree to follow it. Contact your local housing authority early in the sale.

## Sources

- [Nolo: Tips for Selling a Property With Existing Tenants](https://www.nolo.com/legal-encyclopedia/tips-selling-property-with-existing-tenants.html)
- [California Civil Code Section 1946.1 (notice to end a periodic tenancy)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1946.1)
- [California Civil Code Section 1946.2 (Tenant Protection Act, just cause)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1946.2)
- [California Civil Code Section 1954 (landlord entry)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1954)
- [California Civil Code Section 1950.5 (security deposits)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1950.5)
- [New York Real Property Law Section 226-c (notice of non-renewal)](https://law.justia.com/codes/new-york/2022/rpp/article-7/226-c/)
- [New York Attorney General: Residential Tenants' Rights Guide](https://ag.ny.gov/publications/residential-tenants-rights-guide)
- [Texas Property Code Section 92.105 (cessation of owner's interest)](https://law.justia.com/codes/texas/property-code/title-8/chapter-92/subchapter-c/section-92-105/)
- [San Francisco Administrative Code Sec. 37.9E, Tenant Buyout Agreements](https://www.sf.gov/information--sec-379e-tenant-buyout-agreements)
- [HUD Housing Assistance Payments Contract, Form HUD-52641](https://www.hud.gov/sites/dfiles/OCHCO/documents/52641ENG.pdf)

---

# Selling Your House After a Job Loss or Relocation: Your Options, Compared

URL: https://cashofferdesk.com/guides/sell-house-after-job-loss-or-relocation
Updated: 2026-10-03

> After a job loss or work move, your main options are to sell (on the market or for cash), rent the house out, ask your servicer about forbearance or a loan modification, or use an employer relocation package. Call your servicer and a free HUD-approved housing counselor first. A fast cash sale makes sense when you cannot carry the payments and time matters more than top price.

## What are your options after a job loss or relocation?

You have five main options: sell on the market, sell for cash, rent the house out, ask your servicer for forbearance or a loan modification, or use an employer relocation package if you are moving for work. The right one depends on how long you can keep paying, how much equity you have and whether you plan to come back.

| Option | Best when | Main downside |
|---|---|---|
| Forbearance | Short-term income gap, you want to keep the house | You still owe the paused payments |
| Loan modification | Longer-term hardship, you want to keep the house | Can take time, may extend your loan |
| Rent it out | Rent covers costs, you may return, you can manage it | Landlord work, vacancy risk, possible tax cost |
| List with an agent | You can cover payments for a few months | Slower, repairs and showings |
| Sell for cash | You need out fast or cannot fund repairs | Lower price than market |
| Relocation package | Your new employer offers home sale help | Terms vary, may come with conditions |

## What should you do first?

Call your mortgage servicer and a free HUD-approved housing counselor before you miss a payment or sign anything. Those two calls cost nothing and show you every option on the table.

- **Servicer:** ask what hardship options they offer for your loan type, and get answers in writing.
- **Housing counselor:** call HUD at [800-569-4287](https://www.hud.gov/stat/sfh/housing-counseling) or the CFPB at (855) 411-2372 to be connected to one. Counselors can review your budget and your servicer's options with you.
- **Budget:** write down your monthly housing cost (mortgage, taxes, insurance, HOA, utilities) and how many months you can cover it.

That last number drives everything. If you can cover six months, you have time to list. If you can cover one, you need a faster plan.

## Can forbearance or a loan modification help you keep the house?

Yes, if your hardship is temporary or your income will recover. Forbearance lets you [pause or reduce payments for a time](https://www.consumerfinance.gov/ask-cfpb/what-is-mortgage-forbearance-en-289/), but the CFPB is clear that it "does not erase or decrease the amount you owe." You repay the missed amount later.

A [loan modification](https://www.consumerfinance.gov/ask-cfpb/what-is-a-mortgage-loan-modification-en-269/) permanently changes your loan terms. It can lower your payment by extending the term, lowering the rate or adding missed payments to the balance. It fits longer-term hardships.

Things to know:

- Ask exactly how you will repay a forbearance when it ends.
- Get every agreement in writing.
- Never pay a company upfront to arrange either one. The [FTC](https://consumer.ftc.gov/articles/mortgage-relief-scams) says that is illegal before you receive and accept a written offer from your lender.

If keeping the house is not realistic long-term, forbearance can still buy time to sell on your terms.

## Should you rent the house out instead of selling?

Renting can work if the rent covers your full costs, you are ready to be a landlord (or pay a property manager), and you might return. It is a poor fit if the house needs repairs, the rent would not cover the payment, or you need cash now.

Consider these before you decide:

- **Costs beyond the mortgage:** landlord insurance, repairs, vacancy, property management and local rental rules.
- **Your loan terms:** some mortgages have occupancy rules. Ask your servicer.
- **Taxes:** to exclude up to $250,000 of gain ($500,000 for married couples filing jointly) when you sell a main home, you generally must have owned and lived in it for at least 2 of the 5 years before the sale, per [IRS Publication 523](https://www.irs.gov/publications/p523). Renting it out for more than about three years can cost you that exclusion. Talk to a tax pro.
- **Distance:** managing a rental from another state is harder than it sounds.

If you rent and later decide to sell, see [selling a house with tenants](/guides/sell-house-with-tenants).

## What relocation help might your employer offer?

Many employers offer relocation packages, and some include help selling your current home. Ask HR before you list your house or accept any offer, because some programs require you to follow their process from the start.

Common types of home sale help:

- **Closing cost or commission reimbursement** after you sell
- **Guaranteed buyout,** where a relocation company buys your home at a set price if it does not sell in time
- **Temporary housing** while you wait for your house to sell
- **Lump sum** you can use however you choose

Ask for the terms in writing, including deadlines, how the buyout price is set, and whether selling to a cash buyer on your own affects your benefits.

On taxes, a work move can help. IRS rules allow a [partial exclusion](https://www.irs.gov/publications/p523) of gain if you sell because your new job is at least 50 miles farther from the home than your old one, even if you have not lived there two full years.

## How long does selling take with each approach?

Selling on the market takes months from listing to closing. A cash sale can close in weeks. Homes sold through the market spent a median of [31 days on market](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html) in August 2026, per NAR, before going under contract. Then a financed closing averages about 42 days, while cash purchases can close in [as little as 7 to 14 days](https://www.redfin.com/blog/how-long-does-it-take-to-close-on-a-house/), according to Redfin.

Add the time to prepare the house for listing, and a market sale is often two to four months from start to cash in hand. If you are making two housing payments after a move, or living on savings after a layoff, each month has a real cost.

## When does a fast cash sale make sense?

A fast cash sale makes sense when you cannot keep paying for the house long enough to list it, the house needs repairs you cannot fund, or you have already moved and cannot manage showings. It is also worth a look if you are falling behind and want to sell before foreclosure costs eat your equity.

The trade-off is real: a cash buyer will pay less than a fully repaired house would sell for on the market. Weigh that against months of payments, repairs, commissions and concessions. Our guide on [cash offer vs. listing with an agent](/guides/cash-offer-vs-listing-with-agent) walks through the math, and the [cash offer calculator](/tools/cash-offer-calculator) can help with your numbers.

**Example:** you can list and likely net more, but it may take three months. If your monthly housing cost is $2,500 and you would also pay for repairs and a second home, those carrying costs come straight out of the extra price you were hoping to get. (Round, made-up numbers.)

## How do you sell quickly without getting taken advantage of?

Get several offers, close through a real title company or attorney, and never pay anyone up front. People under financial pressure are prime targets for scams, including schemes to get you to sign over your deed. See [how to spot cash home buyer scams](/guides/how-to-spot-cash-home-buyer-scams).

A simple plan:

1. Request your mortgage payoff statement.
2. Get offers from at least three cash buyers on the same day. Cash Offer Desk can be one of them. It makes written as-is cash offers in the areas where it buys and is free for sellers ([how we make money](/how-we-make-money)).
3. Compare net proceeds and closing dates, not just price.
4. Ask each buyer whether they are buying the house themselves or assigning the contract.
5. If you are relocating, ask buyers about a closing date or short stay after closing that fits your move.

For a day-by-day timeline, see [how to sell your house for cash this week](/guides/sell-house-for-cash-this-week). If you are already behind on payments, read [selling a house facing foreclosure](/guides/sell-house-facing-foreclosure). Rules on foreclosure timelines and sales vary by state, so check your [state guide](/sell-my-house-for-cash) and talk to a real estate attorney or tax professional about your specific case.

## FAQ

### Should I keep paying my mortgage after losing my job?

If you can, yes, and call your servicer right away to ask about hardship options before you miss a payment. Missing payments can lead to late fees, credit damage and eventually foreclosure. A housing counselor can help you plan.

### Can I sell my house if I am behind on payments?

Yes. Your loan is paid off from the sale proceeds at closing, including past-due amounts, as long as the price covers what you owe. If you owe more than the house is worth, ask your servicer about a short sale.

### Do I owe taxes if I sell my home after a job relocation?

Maybe not. If it was your main home and you meet IRS ownership and use rules, you can exclude up to $250,000 of gain, or $500,000 for married couples filing jointly. A work move of 50 or more miles may qualify you for a partial exclusion even if you lived there less than two years. Ask a tax professional.

### What is a guaranteed buyout in a relocation package?

Some employer relocation programs arrange for a company to buy your home at a set price if it does not sell on the market within a certain time. Terms vary a lot, so ask your HR team for the details in writing.

### Are companies that promise to save my home legitimate?

Be careful. The FTC says it is illegal for a company to charge you before you get and accept a written offer of mortgage relief from your lender. Free help is available from your servicer and HUD-approved housing counselors.

## Sources

- [CFPB: What is mortgage forbearance?](https://www.consumerfinance.gov/ask-cfpb/what-is-mortgage-forbearance-en-289/)
- [CFPB: What is a mortgage loan modification?](https://www.consumerfinance.gov/ask-cfpb/what-is-a-mortgage-loan-modification-en-269/)
- [HUD: Housing Counseling](https://www.hud.gov/stat/sfh/housing-counseling)
- [IRS Publication 523: Selling Your Home](https://www.irs.gov/publications/p523)
- [FTC: Mortgage Relief Scams](https://consumer.ftc.gov/articles/mortgage-relief-scams)
- [Redfin: How Long Does It Take to Close on a House?](https://www.redfin.com/blog/how-long-does-it-take-to-close-on-a-house/)
- [NAR Existing-Home Sales Report, August 2026 (released Sept. 10, 2026)](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html)

---

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

URL: https://cashofferdesk.com/guides/what-is-real-estate-wholesaling
Updated: 2026-10-03

> 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?

## What is real estate wholesaling?

Wholesaling is when a person or company signs a contract to buy your house and then sells their right to buy it to another investor, the "end buyer," for a profit. The wholesaler often never owns the house. They act as a middleman who finds sellers and matches them with investors who have the cash.

A typical wholesale deal goes like this:

1. The wholesaler offers you a price and you sign a purchase contract.
2. The wholesaler markets that contract to investors in their network.
3. An investor agrees to take over the contract and pays the wholesaler a fee.
4. The investor closes with you at a title company and pays your contract price.

From your side, you still sell the house for the price in your contract. The difference is who actually shows up with the money.

## How do wholesalers get paid?

Wholesalers get paid the difference between your contract price and what the end buyer is willing to pay. That money comes from the end buyer, not from your proceeds.

**Example:** You sign a contract to sell for $150,000. The wholesaler finds an investor willing to pay $165,000. The investor pays you $150,000 at closing and pays the wholesaler a $15,000 fee. (Round, made-up numbers.)

This is why wholesale offers can sometimes be lower than a direct investor's offer: the wholesaler needs room for their fee and for the end buyer's profit. That is not always true. A good wholesaler with many buyers can sometimes find someone who pays more than the investors you would have found on your own.

## What is the difference between an assignment and a double close?

An assignment transfers your contract to the end buyer, while a double close is two back-to-back sales: you sell to the wholesaler, and the wholesaler immediately resells to the end buyer.

| | Assignment | Double close |
|---|---|---|
| How it works | Wholesaler assigns the contract to the end buyer | Two closings, often the same day |
| Who buys from you | The end buyer | The wholesaler |
| Does the wholesaler own the house | No | Briefly, yes |
| Does the seller see the fee | Usually, on the settlement statement | Usually not |
| Contract language | Needs an assignment clause | Does not need assignment rights |

Neither is automatically bad. What matters is that the buyer tells you which one they plan to do and your contract allows it. Some states treat both the same. Oklahoma, for example, now includes double closings in its definition of wholesaling.

## Is real estate wholesaling legal?

Wholesaling is legal in most states, but it is increasingly regulated and the rules vary by state. Several states now require a license, written disclosures, or a seller's right to cancel. A few examples:

| State | What the law requires |
|---|---|
| Illinois | Doing more than one wholesale deal in a 12-month period requires a real estate license under the [Real Estate License Act](https://idfpr.illinois.gov/content/dam/soi/en/web/idfpr/forms/dre/idfpr-updated-real-estate-license-act.pdf), as amended in 2019 |
| Oklahoma | Wholesalers must disclose in writing, before signing, that they intend to sell their interest for a higher price, tell you to seek legal advice, and give you [two business days to cancel](https://oklahoma.gov/content/dam/ok/en/orec/documents/contracts-and-forms-page/2026-contract-forms/2026%20Cancellation%20of%20Wholesale%20Contract.pdf) without penalty. Missing disclosures make the contract unenforceable and let you keep the earnest money ([SB 1075](https://www.oklegislature.gov/cf_pdf/2025-26%20ENR/SB/SB1075%20ENR.PDF)) |
| Pennsylvania | Act 52 of 2024, effective in early 2025, requires wholesalers to be licensed, include required disclosures, and lets sellers cancel until the earlier of 30 days after signing or closing, with payments refunded within 10 business days ([Barley Snyder summary](https://www.barley.com/act-52-imposes-new-regulations-on-real-estate-wholesaling-in-pennsylvania/)) |
| Texas | Since January 1, 2024, anyone selling or assigning a contract without a license must disclose the nature of their equitable interest in writing to both the seller and potential buyers ([Texas Real Estate Research Center](https://trerc.tamu.edu/article/new-texas-assignment-law-what-buyers-and-sellers-need-to-know/)) |

Other states and some cities have their own rules, and laws keep changing. Check your [state guide](/sell-my-house-for-cash), for example [Texas](/sell-my-house-for-cash/texas), and talk to a real estate attorney if you are unsure. This is general information, not legal advice.

## What questions should you ask a possible wholesaler?

Ask these questions before you sign anything. A transparent buyer will answer all of them plainly.

1. **"Are you buying this house yourself, or assigning the contract?"** This is the most important question. Get the answer in writing.
2. **"If you assign it, will you tell me who the end buyer is?"**
3. **"Where will we close, and who holds the earnest money?"** The answer should be a title company or real estate attorney.
4. **"How long is the inspection period, and what happens if you can't find a buyer?"**
5. **"Are you licensed, or does my state require you to be?"**
6. **"Will more people need to come see the house?"** Multiple "partners" visiting can mean they are showing it to end buyers.

Cash Offer Desk is a wholesaler in many of its deals. We make written cash offers, and we often assign our purchase contract to an investor partner before closing. We tell you that up front, in writing, and the price and terms in your contract do not change. That is exactly why we tell you to ask question one of every buyer, including us. You can read more on [how it works](/how-it-works).

## Which contract clauses should you check?

Four clauses decide how much risk you carry: the assignment clause, the inspection or escape clause, the earnest money amount, and the closing date.

### Assignment clause

Look for "and/or assigns" after the buyer's name, or a clause saying the buyer may assign the contract. If you do not want an assignment, ask to remove it. If you are fine with one, ask that you be told who the end buyer is.

### Inspection or escape clause

Many wholesale contracts include a long inspection or "due diligence" period, or a clause letting the buyer cancel for almost any reason. That gives the wholesaler time to find a buyer and a way out if they cannot. Shorter is better for you. Ask what happens to the earnest money if they cancel.

### Earnest money

Earnest money shows the buyer is serious. A very small deposit, or one the buyer holds themselves, gives them little reason to close. Ask for a meaningful amount held by the title company or attorney, and for it to become non-refundable after the inspection period.

### Closing date

A firm closing date with a deadline protects you. Watch for open-ended language like "on or before" with no hard date, or automatic extensions. If the buyer misses the date, you should be free to sell to someone else.

## Can a wholesaler be a good option for a seller?

Yes. A transparent wholesaler can be a fine option, especially for a house that needs heavy repairs, has title issues, or is in an area where few investors buy directly. A good wholesaler does the work of finding the right investor and can sometimes close quickly.

The problems come from a lack of transparency: a seller who thinks they sold to a buyer with cash, then waits weeks while the contract is shopped around, then sees the deal fall apart. You can avoid that by asking the questions above, keeping the inspection period short, and comparing offers from more than one buyer.

You can ask Cash Offer Desk for a written cash offer and compare it with offers from other local buyers. Sellers never pay us a fee. We earn the assignment fee or the profit when we resell, as explained on [how we make money](/how-we-make-money). Compare those offers with [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers) in mind, and read [how to spot cash home buyer scams](/guides/how-to-spot-cash-home-buyer-scams) before you sign.

## FAQ

### How do I know if a buyer is a wholesaler?

Ask directly, and read the contract. Phrases like 'and/or assigns' after the buyer's name, a long inspection period, very small earnest money, or a buyer who needs to bring 'partners' to see the house are common signs.

### Can I back out of a contract with a wholesaler?

It depends on the contract and your state. Some states give sellers a legal right to cancel, such as two business days in Oklahoma and up to 30 days in Pennsylvania. Otherwise your contract terms control, so talk to a real estate attorney before you sign or try to cancel.

### Is a wholesaler's fee taken out of my sale price?

No. The assignment fee is paid by the end buyer on top of your contract price. You get the price in your contract. The fee does mean the end buyer was willing to pay more than you received.

### Can a wholesaler market my house online?

Wholesalers market the contract to investors, often with photos. Some states now limit how unlicensed wholesalers can advertise a contract, and the rules vary. If you do not want your house shown online, say so before you sign and put it in the contract.

### Do I pay a wholesaler anything?

You should not. A legitimate wholesaler is paid by the end buyer. Never pay a buyer or wholesaler an upfront fee to make an offer or close.

## Sources

- [Barley Snyder: Act 52 imposes new regulations on real estate wholesaling in Pennsylvania](https://www.barley.com/act-52-imposes-new-regulations-on-real-estate-wholesaling-in-pennsylvania/)
- [Oklahoma Real Estate Commission: Notice of Homeowner's Cancellation of Wholesale Contract](https://oklahoma.gov/content/dam/ok/en/orec/documents/contracts-and-forms-page/2026-contract-forms/2026%20Cancellation%20of%20Wholesale%20Contract.pdf)
- [Oklahoma Legislature: Enrolled Senate Bill 1075](https://www.oklegislature.gov/cf_pdf/2025-26%20ENR/SB/SB1075%20ENR.PDF)
- [Texas Real Estate Research Center: New Texas Assignment Law](https://trerc.tamu.edu/article/new-texas-assignment-law-what-buyers-and-sellers-need-to-know/)
- [Illinois IDFPR: Real Estate License Act of 2000 (as amended)](https://idfpr.illinois.gov/content/dam/soi/en/web/idfpr/forms/dre/idfpr-updated-real-estate-license-act.pdf)

---

# The Best Ways to Sell a House Fast, Compared by Speed, Price and Effort

URL: https://cashofferdesk.com/compare/best-ways-to-sell-house-fast
Updated: 2026-10-03

> The fastest way to sell a house is usually to a cash buyer, such as a local investor or an iBuyer, which can often close in one to three weeks. The trade-off is price: cash buyers pay less than the open market. If you can wait a month or more, listing with an agent at a sharp price usually nets more money.

## What are the fastest ways to sell a house?

There are seven common ways to sell a house quickly, and they trade speed for price in different amounts. Here is how they compare in general terms. Real timelines depend on your title, your loan payoff, and local rules.

| Method | Typical speed | Price vs open market | Your effort | Best for |
|---|---|---|---|---|
| Cash investor | 1 to 3 weeks | Lowest | Very low | Repairs needed, tenants, inherited, urgent |
| iBuyer | About 1 to 8 weeks | Close to market, minus fee and repairs | Low | Newer homes in good shape |
| Agent with sharp pricing | 1 to 3 months | Highest, minus commission | Medium to high | Homes that show well, some time to spare |
| Auction | Set by the auction date, then closing | Uncertain | Medium | Unique or hard-to-price homes |
| For sale by owner (FSBO) | Varies widely | Market, minus your own costs | High | Sellers with a buyer lined up |
| Lease-option or subject-to | Fast to sign, slow to finish | Varies, risky | Medium | Rarely the right answer |
| Sell to family, tenant or neighbor | Weeks | Whatever you agree | Low to medium | When a buyer already exists |

## 1. Sell to a cash investor

Selling to a cash investor is usually the fastest option, because there is no mortgage approval and no showings. Investors buy as-is, so you skip repairs, cleaning and staging.

The cost is price. Investors need room for repairs, holding costs and profit, so their offers are usually well below what a repaired house would sell for. Many use the 70% rule, an industry rule of thumb, to set their maximum offer. See [how much cash home buyers pay](/compare/how-much-do-cash-home-buyers-pay).

To get a fair price, get more than one offer. Cash Offer Desk, for example, gives a written as-is offer in its buying areas, charges sellers no fee, and tells you up front, in writing, if it plans to assign the contract to an investor partner. Compare its offer with others. Ask each buyer, "Are you buying this house yourself, or assigning the contract?" Some are wholesalers who sell your contract to another investor. Read [what is real estate wholesaling](/guides/what-is-real-estate-wholesaling).

## 2. Sell to an iBuyer

An iBuyer is a company that makes an online cash offer, buys your home, and resells it. Opendoor and Offerpad are the main ones operating in 2026.

iBuyers often pay closer to market value than investors, but they charge a fee and deduct repairs. Offerpad states a 5% service fee plus about 1% closing costs ([Offerpad](https://www.offerpad.com/faq/sell-your-house/)). Opendoor's service charge varies by home and is not published as a fixed percentage ([Opendoor](https://help.opendoor.com/selling/understanding-your-offer/service-charge)).

The catch is eligibility. Offerpad, for example, says it typically will not buy homes built before 1950, mobile homes, or homes with significant structural issues. If your house needs a lot of work, an iBuyer may not make an offer. Compare options in [iBuyer vs cash investor vs agent](/compare/ibuyer-vs-cash-investor-vs-agent).

## 3. List with an agent and price it to sell

Listing with an agent at a sharp, realistic price usually gets you the most money, and it can be faster than people expect. In August 2026, the median existing home sold after 31 days on the market, according to [NAR](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html). Add time for the buyer's loan to close after that.

How to speed it up:

1. Price at or slightly below recent comparable sales, not above them.
2. Fix cheap, visible items: lights, leaks, broken handles, paint touch-ups.
3. Make the house easy to show.
4. Ask for an offer review date to collect competing bids.

Commission and closing costs cut into your net. Run the numbers in our [cash offer calculator](/tools/cash-offer-calculator), which compares a typical investor offer with a listing. Read [cash offer vs listing with an agent](/guides/cash-offer-vs-listing-with-agent).

## 4. Sell at auction

An auction can sell a house on a fixed date, which helps when the price is hard to guess. Online and live real estate auctions both exist.

The final price is uncertain. Auction companies charge fees, often including a buyer's premium, and terms differ a lot. Ask for the full fee schedule and whether there is a reserve price (a minimum you will accept) before you sign. Auction is rarely the top choice for a typical house.

## 5. Sell it yourself (FSBO)

Selling by owner saves the listing agent's commission, but it is usually the slowest and most work. Only 5% of sellers sold without an agent in NAR's 2025 survey, and 60% of those FSBO sellers already knew their buyer ([NAR](https://www.nar.realtor/news/economists-outlook/top-10-takeaways-from-nars-2025-profile-of-home-buyers-and-sellers)).

FSBO works best when you already have a buyer, like a friend or a tenant. You handle pricing, marketing, showings, paperwork and negotiation. Hire a real estate attorney or use a title company to handle the closing. See [how to sell a house without a realtor](/guides/sell-house-without-realtor).

## 6. Lease-option or "subject-to" deals: why be careful

These deals can feel fast but often leave you exposed. In a lease-option, a tenant rents with the option to buy later. In a "subject-to" deal, a buyer takes the deed while your mortgage stays in your name.

The risks are real:

- In a subject-to deal, the loan is still yours. If the buyer stops paying, your credit takes the hit.
- Most mortgages have a due-on-sale clause. Federal law lets lenders enforce it ([12 U.S.C. 1701j-3](https://www.law.cornell.edu/uscode/text/12/1701j-3)), so the lender may be able to call the full loan due when the property is transferred.
- The FTC warns that if you transfer your deed, "you're not likely to get it back," and that transferring the deed does not transfer the mortgage ([FTC](https://consumer.ftc.gov/articles/mortgage-relief-scams)).

Never sign over a deed without a real estate attorney reviewing the deal. Rules vary by state; see our [state guides](/sell-my-house-for-cash).

## 7. Sell to family, a tenant or a neighbor

Selling to someone you know can be fast and cheap if they can pay or get a loan. A tenant who already lives there may want to buy, and a neighbor may want the lot.

Put the deal in writing, get a title search, and use a title company or attorney to close. If you sell to family below market value, talk to a tax pro first, because gift and tax rules can apply. If your house has tenants and you want another route, read [how to sell a house with tenants](/guides/sell-house-with-tenants).

## How do you pick the right way to sell fast?

Pick by your deadline and the house's condition first, then by price. Use this simple test:

1. **Need to close in under 3 weeks, or the house needs major work:** get cash investor offers.
2. **House is newer and in good shape, 3 to 8 weeks is fine:** get an iBuyer offer and an agent's pricing opinion.
3. **You have 30 to 90 days and the house shows well:** list with an agent at a sharp price.

For more detail on the shortest timelines, read [how to sell a house for cash this week](/guides/sell-house-for-cash-this-week) and [how fast you can close a cash sale](/guides/how-fast-can-you-close-cash-sale). When you are ready to compare real numbers, you can [get cash offers](/get-offer) from local buyers.

## FAQ

### What is the fastest way to sell a house?

Selling to a cash buyer is usually fastest, because there is no loan approval to wait for. Many investors say they can close in one to three weeks once title is clear. Title problems, probate or liens can add time no matter who buys.

### Can I sell my house in 7 days?

Sometimes, if you sell to a cash buyer, the title is clean, and you have your mortgage payoff ready. Most sales take longer because the title company needs time to search records and clear any liens.

### Is it better to sell to an investor or list with an agent?

Listing with an agent usually gets a higher price if the house is in decent shape and you have time. An investor makes sense when the house needs major repairs, has tenants, or you need certainty on a short timeline.

### How do I sell my house fast without losing money?

Get several offers at once, price a listing realistically from recent sales, and fix only cheap items that buyers notice. Compare offers by your net after fees and repairs, not by the headline price.

## Sources

- [NAR: Existing-Home Sales Report, August 2026 (released Sept 10, 2026)](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html)
- [NAR: Top 10 Takeaways from the 2025 Profile of Home Buyers and Sellers](https://www.nar.realtor/news/economists-outlook/top-10-takeaways-from-nars-2025-profile-of-home-buyers-and-sellers)
- [Offerpad: Sell FAQ](https://www.offerpad.com/faq/sell-your-house/)
- [Opendoor Help Center: What is Opendoor's service charge?](https://help.opendoor.com/selling/understanding-your-offer/service-charge)
- [12 U.S. Code 1701j-3: Preemption of due-on-sale prohibitions (Cornell LII)](https://www.law.cornell.edu/uscode/text/12/1701j-3)
- [FTC: Mortgage Relief Scams](https://consumer.ftc.gov/articles/mortgage-relief-scams)

---

# Best Companies That Buy Houses for Cash in 2026: Fees, Speed and Coverage Compared

URL: https://cashofferdesk.com/compare/best-companies-that-buy-houses-for-cash
Updated: 2026-10-03

> The main companies that buy houses for cash in 2026 are iBuyers (Opendoor, Offerpad), franchise investors (HomeVestors, known as We Buy Ugly Houses), local and regional buyers (Express Homebuyers, Cash Offer Desk), and marketplaces that send your house to several investors (Clever Offers, HomeLight Simple Sale, Sundae, Houzeo). iBuyers want newer homes in good shape. Investors take any condition but usually pay less.

## Disclosure: is Cash Offer Desk on this list?

Yes. Cash Offer Desk is our own company, and it appears below as one entry. We make written as-is cash offers in our buying areas. In many deals we assign our purchase contract to an investor partner, which makes us a wholesaler in those deals, and we tell sellers up front, in writing. We earn the assignment fee or the resale profit, and sellers never pay us a fee. We applied the same facts-only approach to every company, including ours, and we did not place ourselves first.

All facts below come from each company's own website or help center, checked in October 2026. Fees, markets and rules change, so confirm the details on the company's site before you sign anything.

## What types of companies buy houses for cash?

There are three main types of cash buyers, and they work very differently. Knowing the type tells you more about the likely offer than the brand name does.

- **iBuyers** (Opendoor, Offerpad) are large companies that use pricing software to make offers, buy the house themselves, and resell it. They mostly want newer homes in decent shape and charge a service fee.
- **Investors and franchises** (HomeVestors, Express Homebuyers, Cash Offer Desk, local flippers and landlords) buy houses in any condition, fix them, and resell or rent them. They usually do not charge a fee, but their offer is lower to cover repairs and profit. Some are wholesalers who assign the contract to another investor instead of closing themselves.
- **Marketplaces and matching services** (Clever Offers, HomeLight Simple Sale, Sundae, Houzeo Cash Offers) do not buy the house. They pass your house to several buyers so you can compare offers.

## How do the companies compare at a glance?

Here is a summary as of October 2026, based on each company's own published information. "Not published" means we could not find the figure on the company's site.

| Company | Type | Seller fee | Closing speed (stated) | Coverage | Best for |
|---|---|---|---|---|---|
| Opendoor | iBuyer | Service charge varies, not published as a fixed % | You choose the date | Single-family homes in the lower 48 states | Newer, well-kept single-family homes |
| Offerpad | iBuyer | 5% service fee, about 1% closing costs | 8 to 60 days | 1,700+ cities and towns | Move-in ready homes, flexible move-out |
| Clever Offers | Marketplace | None to seller | 7 to 30 days for direct cash offers | All 50 states and DC | Comparing cash and listing options |
| HomeLight Simple Sale | Cash offer platform | No HomeLight fees | As few as 7 days | Nationwide | A quick offer plus a listing estimate |
| HomeVestors | Franchise investors | No commissions or fees | As little as 3 weeks | National franchise network | Homes that need a lot of work |
| Sundae | Investor marketplace | Zero fees to Sundae | 10 to 60 days | Select metros in 7 states | As-is homes in its markets |
| Houzeo Cash Offers | Investor marketplace | Free to get and compare offers | Typically 7 to 21 days (Dallas page) | Select markets | Competing investor bids |
| Express Homebuyers | Regional direct buyer | No fees, commissions or closing costs | As little as 7 to 14 days | MD, VA, DC, OH, WA (as listed) | Sellers in its regions |
| Cash Offer Desk | Local cash buyer, often assigns contracts | None to seller | Set in the written offer | Select markets (listed on its city pages) | As-is homes in its buying areas |

## 1. Opendoor

Opendoor is an iBuyer: it makes a cash offer, buys the home itself, and resells it. Its help center says it "buys single-family homes nationwide across the contiguous United States," though eligibility depends on property type and condition ([Opendoor](https://help.opendoor.com/selling/how-it-works/where-does-opendoor-buy)).

- **How it works:** you get an estimated offer within 24 hours, then a final offer within a few days after a home assessment ([Opendoor](https://www.opendoor.com/)). You pick the closing date.
- **Fees:** Opendoor charges a service charge for buying, holding and reselling your home. It says it "does not publish a fixed service charge percentage" and the amount varies by market and home ([Opendoor Help Center](https://help.opendoor.com/selling/understanding-your-offer/service-charge)). Repair costs are deducted from the offer, and title and escrow costs run 1% to 3%.
- **Good to know:** Opendoor says you can cancel any time before closing without cost or penalty. It also offers a "Cash Now, More Later" option.
- **Drawbacks:** the fee is only visible on your own offer, and repair deductions can lower the final number after inspection.

## 2. Offerpad

Offerpad is another iBuyer. It says it buys in "over 1,700 cities and towns in metro areas across the country" ([Offerpad FAQ](https://www.offerpad.com/faq/sell-your-house/)).

- **Fees:** "We charge a simple service fee of 5%," plus closing costs of about 1% of the price.
- **Speed:** close in as little as 8 days or up to 60 days, and you can stay up to 3 days after closing ([Offerpad](https://www.offerpad.com/)).
- **Criteria:** it buys single-family homes and townhomes, not manufactured or mobile homes. It typically will not buy homes built before 1950, on lots over 2 acres, valued over $1 million (market dependent), or with significant structural issues.
- **Drawbacks:** strict criteria rule out many older or damaged homes, and you may be asked to repair items or accept a credit.

## 3. Clever Offers

Clever Offers is a free marketplace run by Clever Real Estate that connects sellers with vetted investors and iBuyers. It is available in all 50 states and Washington, DC ([Clever](https://listwithclever.com/real-estate-blog/clever-offers/)).

- **How it makes money:** sellers pay no fee. The buyer pays Clever a referral fee when the sale closes.
- **Speed:** Clever lists 7 to 30 days for direct cash offers.
- **Extras:** it also shows options like a cash offer with upside and a fast agent listing, so you can compare paths.
- **Drawbacks:** you will talk with Clever's team and several buyers, which means more calls.

## 4. HomeLight Simple Sale

Simple Sale is HomeLight's cash offer platform. HomeLight says it can provide cash offers "for homes nationwide in almost any condition," with an offer in 24 hours and closing in as few as 7 days ([HomeLight](https://www.homelight.com/blog/what-is-simple-sale/)).

- **Fees:** no agent commissions and no fees charged by HomeLight.
- **Useful feature:** it shows your cash offer next to an estimate of what you might net by listing.
- **Drawbacks:** offers come from investors in its network, so expect investor-level pricing.

## 5. HomeVestors (We Buy Ugly Houses)

HomeVestors is a franchise network of real estate investors that markets itself as "We Buy Ugly Houses." Its site says "each franchise office is independently owned and operated" ([HomeVestors](https://www.homevestors.com/)).

- **How it works:** a local franchise owner visits and can make a no-obligation, as-is offer. HomeVestors says offers are "typically discounted below market value in exchange for speed and convenience."
- **Fees:** no commissions or fees, and it pays typical closing costs.
- **Speed:** it can "sometimes close in as little as three weeks."
- **Seller protection:** after you sign, you have three days to cancel in writing ([HomeVestors FAQ](https://www.homevestors.com/faq)). The company added this window after a ProPublica investigation of some franchise offices ([ProPublica](https://www.propublica.org/article/we-buy-ugly-houses-overhauls-policies-following-propublica-investigation)).
- **Drawbacks:** you deal with one local franchise, so experience depends on that office. Compare its offer with others. See our [We Buy Ugly Houses alternatives](/compare/we-buy-ugly-houses-alternatives).

## 6. Sundae

Sundae is a marketplace where investor buyers bid on as-is homes. It says there are "zero fees to Sundae" and you can close in as fast as 10 days or up to 60 ([Sundae](https://sundae.com/)). Some sellers may qualify for a cash advance of up to $20,000 before closing.

- **Coverage:** its site lists metros in California, Florida (Tampa), Nevada (Las Vegas), Oklahoma (Oklahoma City), South Carolina (Charleston), Tennessee (Nashville) and Utah (Salt Lake City).
- **Drawbacks:** limited markets.

## 7. Houzeo Cash Offers

Houzeo sends your property to a network of cash investors who compete for it. Its Dallas page says getting offers is free, most buyers offer within 24 to 48 hours, and closing typically takes 7 to 21 days ([Houzeo](https://www.houzeo.com/sell-my-house-fast/texas/dallas)).

- **Drawbacks:** the page we checked does not say who pays Houzeo for the service, so ask.

## 8. Express Homebuyers

Express Homebuyers is a regional company that buys houses directly and has operated since 2003. Its site lists Maryland, Virginia, Washington DC, Ohio and Washington as markets and says there are no fees, commissions or closing costs ([Express Homebuyers](https://www.expresshomebuyers.com/)).

- **Speed:** "as little as 7 to 14 days."
- **Drawbacks:** only serves its listed regions.

## 9. Cash Offer Desk (our company)

Cash Offer Desk is a local cash buyer that makes written as-is cash offers in its buying areas. You fill out one short form or call, we talk through the house, do a quick walkthrough or video call, and send a written offer. In many deals we assign the purchase contract to an investor partner who funds the purchase, and we say so up front, in writing. Your price and terms in the contract do not change. See [how it works](/how-it-works).

- **Fees:** none to sellers. We earn the assignment fee or the resale profit ([how we make money](/how-we-make-money)).
- **Speed:** set in the written offer. We do not guarantee an offer, a price or a closing date.
- **Good to know:** free seller education tools, like the [cash offer calculator](/tools/cash-offer-calculator). Outside our buying areas, we may connect you with a trusted cash buyer, with your consent.
- **Drawbacks:** we launched in 2026 and buy only in select markets. We often assign contracts, so in those deals you are effectively dealing with a wholesaler. Like any cash buyer, our offers are below what a fixed-up house would sell for on the open market. Get other offers and have an attorney review any contract, including ours.

## How did we evaluate these companies?

We included companies that are operating in 2026 and publish how they work on their own sites. For each one we recorded what the company itself states about fees, speed, coverage and process, and linked the page. We left out anything we could not confirm on the company's site or a reputable source.

We did not score or rank by price, because no public data shows which company pays the most across markets. The order groups similar company types, with iBuyers first. We did not include star ratings, since review counts and platforms vary.

## Which company should you choose?

Choose based on your house and your timeline, not the brand. A few rules of thumb:

1. **Newer home in good shape:** get an iBuyer offer and an agent's estimate. An iBuyer may come closest to market value, minus its fee. Compare in our [iBuyer vs cash investor vs agent](/compare/ibuyer-vs-cash-investor-vs-agent) guide.
2. **Home needs major work, has tenants, or is inherited:** investors and marketplaces are usually the realistic option.
3. **You have a month or more and the house shows well:** listing with an agent will likely net you more. Read [cash offer vs listing with an agent](/guides/cash-offer-vs-listing-with-agent).

Whatever you choose, get at least two or three offers and compare your net. Our [cash offer calculator](/tools/cash-offer-calculator) shows a typical investor range and how it compares with listing. Learn what to expect in [how much cash home buyers pay](/compare/how-much-do-cash-home-buyers-pay), and check our [scam warning signs](/guides/how-to-spot-cash-home-buyer-scams) before you sign.

## FAQ

### What is the most legit company that buys houses for cash?

Large, public companies like Opendoor and Offerpad publish their process and terms, and HomeVestors is a long-running national franchise. Legit does not mean best price, though. Check the buyer's name with your state real estate commission, use a title company you choose, and never sign over a deed before closing.

### Do companies that buy houses for cash charge fees?

Some do. Offerpad states a 5% service fee, and Opendoor shows a service charge that varies by home. Most investors and marketplaces charge sellers no fee, but they build their costs into a lower purchase price.

### Which cash home buyer pays the most?

No single company pays the most everywhere. Price depends on your home's condition, your local market, and how many buyers compete for it. Getting several offers at once is the most reliable way to find the best one for your house.

### Can I get a cash offer without anyone seeing the house?

You can get an estimate online, but almost every buyer inspects the house, in person or by video, before the final offer. Expect the final number to change after that visit.

### Is Zillow Offers still buying houses?

No. Zillow announced in November 2021 that it would wind down Zillow Offers, its home-buying business. Opendoor and Offerpad are the large iBuyers still operating.

## Sources

- [Opendoor Help Center: Where does Opendoor buy homes?](https://help.opendoor.com/selling/how-it-works/where-does-opendoor-buy)
- [Opendoor Help Center: What is Opendoor's service charge?](https://help.opendoor.com/selling/understanding-your-offer/service-charge)
- [Opendoor homepage (offer breakdown, cancellation)](https://www.opendoor.com/)
- [Offerpad: Sell FAQ](https://www.offerpad.com/faq/sell-your-house/)
- [Offerpad homepage](https://www.offerpad.com/)
- [HomeVestors FAQ](https://www.homevestors.com/faq)
- [HomeVestors homepage](https://www.homevestors.com/)
- [Sundae homepage](https://sundae.com/)
- [Clever Real Estate: Clever Offers](https://listwithclever.com/real-estate-blog/clever-offers/)
- [HomeLight: What Is Simple Sale?](https://www.homelight.com/blog/what-is-simple-sale/)
- [Houzeo: Sell Your House Fast for Cash in Dallas](https://www.houzeo.com/sell-my-house-fast/texas/dallas)
- [Express Homebuyers homepage](https://www.expresshomebuyers.com/)
- [ProPublica: We Buy Ugly Houses company overhauls policies (Jan 24, 2024)](https://www.propublica.org/article/we-buy-ugly-houses-overhauls-policies-following-propublica-investigation)
- [Zillow Group Q3 2021 shareholder letter (wind-down of Zillow Offers)](https://investors.zillowgroup.com/news-and-events/news/news-details/2021/Zillow-Group-Reports-Third-Quarter-2021-Financial-Results--Shares-Plan-to-Wind-Down-Zillow-Offers-Operations/default.aspx)

---

# How Much Do Cash Home Buyers Pay? An Honest Look at Offers in 2026

URL: https://cashofferdesk.com/compare/how-much-do-cash-home-buyers-pay
Updated: 2026-10-03

> Cash investors usually pay well below market value, because they must cover repairs, holding costs and profit. Many start from the 70% rule, a rule of thumb: about 70% of the home's after-repair value minus repair costs. iBuyers like Opendoor and Offerpad pay closer to market value for homes in good shape, but subtract a service fee and repairs.

## How much do cash home buyers usually pay?

Cash investors usually pay well below what your house would sell for after repairs, and iBuyers pay closer to market value minus a fee. How far below depends on the house's condition, your local market, and how many buyers compete for it.

There is no official national statistic for "average cash offer as a percent of value." Be wary of any site that states one without a source. What we do have are published rules of thumb, investor margin data, and the companies' own statements. Here is what each says, as of October 2026.

## What does the 70% rule mean?

The 70% rule is an industry rule of thumb many investors use to set a maximum offer: about 70% of the after-repair value (ARV), minus the cost of repairs. ARV is what the house would likely sell for once fixed up.

The formula:

**Maximum offer = (ARV x 0.70) - repair costs**

Example: made-up round numbers. A house would sell for $300,000 fixed up and needs $40,000 of work.

- $300,000 x 0.70 = $210,000
- $210,000 - $40,000 = **$170,000** maximum offer

That $170,000 is about 57% of the $300,000 after-repair value. This is why offers on homes that need a lot of work can look shockingly low. The 30% gap is meant to cover closing costs, financing, holding costs, resale commission, and profit.

The rule is not fixed. Some investors go above 70% in competitive markets or for light-repair homes, and some go lower. Read [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers) for the full breakdown.

## What does published data say about investor offers?

The best public data is about investor margins, not offers directly. Here are the sourced figures we found, with their dates.

- **Flipper gross margins:** in the second quarter of 2026, the typical home flip earned a gross profit of $60,526, a 21.5% margin, down from 27.6% a year earlier, according to [ATTOM](https://www.attomdata.com/news/market-trends/flipping/home-flipping-profits-continue-gradual-two-year-decline/). Gross profit is just resale price minus purchase price. It does not subtract repairs, financing, holding or selling costs. ATTOM also reported a typical flip took 161 days.
- **A small investor survey:** Clever Real Estate surveyed 21 investors in 2026. It reported that most offers land at 70% to 75% of ARV, with a range from as low as 50% to as high as 85% ([Clever](https://listwithclever.com/real-estate-blog/we-buy-ugly-houses-review/)). That is a very small sample, so treat it as a rough guide.
- **One company's own words:** HomeVestors says its offers are "typically discounted below market value in exchange for speed and convenience" ([HomeVestors](https://www.homevestors.com/)).
- **How common cash sales are:** 27% of existing-home sales in August 2026 were all-cash, according to [NAR](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html). That includes regular buyers paying cash, not just investors.

The takeaway: investors need a meaningful spread between what they pay and what they resell for, and recent margins have been shrinking. That pressure shows up in their offers.

## How much do iBuyers pay compared with investors?

iBuyers usually pay closer to market value than investors for homes that qualify, but they subtract fees and repairs. They plan lighter repairs and quicker resale, so they need less of a discount.

- **Offerpad** states "a simple service fee of 5%," plus closing costs of about 1% ([Offerpad](https://www.offerpad.com/faq/sell-your-house/)).
- **Opendoor** says it "does not publish a fixed service charge percentage." The charge varies by market and home ([Opendoor](https://help.opendoor.com/selling/understanding-your-offer/service-charge)), and its help center says "the service charge is not negotiable," though you can ask for a re-evaluation if your home details were wrong ([Opendoor](https://help.opendoor.com/selling/understanding-your-offer/can-i-negotiate)).

Both deduct repair costs after an inspection, and both have home criteria. A house that needs a new roof and foundation work may get no iBuyer offer at all. See [iBuyer vs cash investor vs agent](/compare/ibuyer-vs-cash-investor-vs-agent).

## What makes a cash offer higher or lower?

Five things move the number most:

1. **Repair needs.** Every dollar of repairs usually comes straight off the offer, and buyers pad estimates for surprises.
2. **After-repair value.** Recent sales of fixed-up homes nearby set the ceiling.
3. **Local demand.** More investors buying in your area means more competition and better offers.
4. **Title and liens.** Liens, probate or back taxes add time and cost. See [selling with liens or back taxes](/guides/sell-house-with-liens-or-back-taxes).
5. **Buyer type.** A wholesaler who plans to assign your contract to another investor needs room for an assignment fee on top. Ask, "Are you buying this house yourself, or assigning the contract?" Learn more in [what is real estate wholesaling](/guides/what-is-real-estate-wholesaling).

## What does it look like when you compare three offers?

Example: these are made-up round numbers, not real offers. The house would sell for about $300,000 fixed up. It needs a roof, a kitchen update and some plumbing work.

| | Buyer A | Buyer B | Buyer C |
|---|---|---|---|
| Offer price | $165,000 | $182,000 | $190,000 |
| Repair estimate they used | $45,000 | $38,000 | $35,000 |
| Who pays closing costs | Buyer | Buyer | Seller pays $4,000 |
| Closing date | 10 days | 21 days | 30 days |
| Buying or assigning | Buying | Assigning the contract | Buying |
| **Example net before payoff** | **$165,000** | **$182,000** | **$186,000** |

Buyer C has the best net, but closes last. Buyer B looks strong, but is a wholesaler who still has to find an end buyer, which adds some risk that the deal changes or falls apart. Buyer A is the lowest but the fastest.

None of these is automatically right. If you need to be out in two weeks, Buyer A may be worth it. If you can wait a month, Buyer C pays $21,000 more. With only one offer and nothing to compare it to, it is very hard to know what your house is worth to cash buyers.

## How do you get the best cash offer?

The most reliable way to get a better offer is to get several. One offer tells you little. Three offers show you the real range for your house.

Steps that help:

1. Know your after-repair value. Look at recent sales of updated homes nearby, or ask an agent for a free pricing opinion.
2. Get your own rough repair estimate, so you can spot an inflated one.
3. Get your mortgage payoff amount, so you know your true net.
4. Collect offers in writing and compare the net, the closing date and any conditions.
5. Ask each buyer how they reached the number. Good buyers will show their math.

Cash Offer Desk makes written as-is cash offers in its buying areas, and sellers pay us no fee. In many deals we assign the contract to an investor partner and tell you up front, in writing; we earn the assignment fee or resale profit ([how we make money](/how-we-make-money)). Our offers are below retail value too, so compare them with others. We do not guarantee a price.

## When is a lower cash offer still worth it?

A lower cash price can still leave you ahead when the alternative costs a lot. Listing a house that needs work can mean paying for repairs, commission, closing costs, and months of mortgage, taxes, insurance and utilities while it sits.

Do the side-by-side math before you decide. Our [cash offer calculator](/tools/cash-offer-calculator) estimates a typical investor offer from your after-repair value and repair costs, then compares your net with listing. If the house is in good shape and you have time, listing with an agent usually nets more; read [cash offer vs listing with an agent](/guides/cash-offer-vs-listing-with-agent). If you are under pressure from a deadline or foreclosure, see [selling a house facing foreclosure](/guides/sell-house-facing-foreclosure), and talk to a HUD-approved housing counselor or attorney about your options.

## FAQ

### Do cash buyers pay less than market value?

Usually yes. Investors pay less because they take on repairs, holding costs, resale costs and risk. iBuyers pay closer to market for homes in good shape but charge a fee. An owner-occupant who happens to pay cash may pay close to market, but those buyers usually shop listed homes.

### What is a fair cash offer on a house?

A fair investor offer is one where the math adds up: after-repair value, minus a realistic repair budget, minus reasonable costs and profit. If one offer is far below others for the same house, it is probably low. Comparing two or three offers is the simplest test.

### Can you negotiate with cash home buyers?

Yes. Investor offers are often negotiable, especially if you have other offers or the repair estimate looks high. Ask how they arrived at the number. Opendoor, by contrast, says its service charge is not negotiable.

### Why do cash offers drop after inspection?

Online and first offers are estimates. After seeing the house, buyers update the repair budget. Ask what changed, get it in writing, and compare with your other offers before agreeing to a lower price.

### Is it worth selling to a cash buyer for less money?

It can be, if repairs, carrying costs, or a deadline would cost you more than the discount. Compare your net from a cash sale with an honest estimate of your net from listing, including months of mortgage, taxes and utilities.

## Sources

- [ATTOM: Home Flipping Profits Continue Gradual Two-Year Decline (Q2 2026, published Oct 1, 2026)](https://www.attomdata.com/news/market-trends/flipping/home-flipping-profits-continue-gradual-two-year-decline/)
- [NAR: Existing-Home Sales Report, August 2026 (released Sept 10, 2026)](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html)
- [Clever Real Estate: We Buy Ugly Houses Review (2026 investor survey, n=21)](https://listwithclever.com/real-estate-blog/we-buy-ugly-houses-review/)
- [HomeVestors homepage](https://www.homevestors.com/)
- [Offerpad: Sell FAQ](https://www.offerpad.com/faq/sell-your-house/)
- [Opendoor Help Center: What is Opendoor's service charge?](https://help.opendoor.com/selling/understanding-your-offer/service-charge)
- [Opendoor Help Center: Can I negotiate my Opendoor offer or the service charge?](https://help.opendoor.com/selling/understanding-your-offer/can-i-negotiate)

---

# iBuyer vs Cash Investor vs Real Estate Agent: How to Choose

URL: https://cashofferdesk.com/compare/ibuyer-vs-cash-investor-vs-agent
Updated: 2026-10-03

> An iBuyer (like Opendoor or Offerpad) makes a software-based cash offer on homes in good shape and charges a service fee. A cash investor buys any condition, fast, but pays the least. A real estate agent lists your home on the open market, which usually nets the most money but takes longer and needs showings. Choose by condition and deadline.

## What is the difference between an iBuyer, a cash investor and an agent?

They are three different ways to sell, and only two of them actually buy your house. Here is the short version.

- **iBuyer:** a company (Opendoor and Offerpad are the main ones) that makes a cash offer using pricing software, buys your home, does light repairs, and resells it. It charges a service fee.
- **Cash investor:** a person or company (local flippers, landlords, franchises like HomeVestors) that buys houses in any condition, renovates or rents them, and makes money on the spread. Usually no fee, but a lower price.
- **Agent:** a licensed professional who lists your house on the open market so many buyers can compete. The agent does not buy it. You pay commission and closing costs.

## How do they compare side by side?

This table summarizes the general trade-offs as of October 2026. Specific fees come from each company's own site.

| Factor | iBuyer | Cash investor | Agent listing |
|---|---|---|---|
| Price | Near market, minus fee and repairs | Lowest; based on after-repair value minus repairs and profit | Usually highest |
| Seller fees | Offerpad: 5% service fee; Opendoor: varies | Usually none | Commission plus closing costs |
| Speed | Offerpad: 8 to 60 days; Opendoor: you choose | Often 1 to 3 weeks | Median 31 days on market (Aug 2026), plus loan closing |
| Home condition | Good to fair; strict criteria | Any condition | Any, but price reflects condition |
| Showings | None | One walk-through | Many |
| Certainty | Medium; repair deductions after inspection | High once the buyer has funds | Lower; buyer financing can fall through |
| Effort | Low | Very low | Medium to high |

Sources: [Offerpad FAQ](https://www.offerpad.com/faq/sell-your-house/), [Opendoor Help Center](https://help.opendoor.com/selling/understanding-your-offer/service-charge), [NAR August 2026 report](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html).

## When is an iBuyer the best choice?

An iBuyer fits best when your home is newer, in decent shape, and in an area they serve. Opendoor buys single-family homes across the contiguous US, with eligibility depending on property type and condition ([Opendoor](https://help.opendoor.com/selling/how-it-works/where-does-opendoor-buy)). Offerpad typically skips homes built before 1950, lots over 2 acres, homes over $1 million (market dependent), and homes with significant structural issues ([Offerpad](https://www.offerpad.com/faq/sell-your-house/)).

Watch the fee and the repair deduction. Offerpad states a 5% service fee plus about 1% closing costs. Opendoor's service charge varies and is not published as a fixed percentage. Both may lower the offer after inspection.

## When is a cash investor the best choice?

A cash investor fits best when the house needs significant work, has tenants, is inherited or in probate, or you need a fast, certain close. Investors buy as-is and usually do not charge fees.

They also pay the least. HomeVestors, for example, says its offers are "typically discounted below market value in exchange for speed and convenience" ([HomeVestors](https://www.homevestors.com/)). Many investors use the 70% rule, an industry rule of thumb, to set their maximum offer. See [how cash home buyers calculate offers](/guides/how-cash-home-buyers-calculate-offers).

Because offers vary a lot between investors, get several. Cash Offer Desk, for example, gives a written as-is offer in its buying areas, charges sellers no fee, and tells you up front, in writing, if it plans to assign the contract to an investor partner. Ask each one whether they are buying the house or assigning the contract. See [how it works](/how-it-works).

## When is an agent the best choice?

An agent fits best when your home shows reasonably well and you can wait one to three months. Open-market competition usually produces the highest price. In NAR's 2025 survey, 91% of sellers used an agent or broker ([NAR](https://www.nar.realtor/news/economists-outlook/top-10-takeaways-from-nars-2025-profile-of-home-buyers-and-sellers)).

The costs are commission, closing costs, any repairs a buyer asks for, and the carrying costs (mortgage, taxes, utilities) while the house is on the market. Commission is negotiable. Since NAR settlement changes took effect in August 2024, offering pay to the buyer's agent is your choice ([NAR](https://www.nar.realtor/the-facts)).

## Are there options that mix a cash offer and a listing?

Yes. Some companies now blend the two, so you get some cash certainty while keeping a chance at a higher price. Two examples, as of October 2026:

- **Opendoor "Cash Now, More Later":** Opendoor describes this as getting cash up front while keeping potential upside from a market sale, with a service charge that varies based on how much cash you take up front ([Opendoor](https://help.opendoor.com/selling/understanding-your-offer/service-charge)).
- **Clever Offers:** Clever shows a "cash offer with upside" and a fast agent listing next to direct cash offers, so you can compare paths in one place ([Clever](https://listwithclever.com/real-estate-blog/clever-offers/)).

These programs have their own terms and fees. Read exactly how the upside is calculated, who controls the sale price, and when you get paid.

## How do the nets compare in an example?

Example: these are made-up round numbers to show the math, not real offers. Say a house would sell for $300,000 fully repaired and needs $40,000 of work.

| | iBuyer | Cash investor | Agent (as-is listing) |
|---|---|---|---|
| Price | $270,000 (assumes it qualifies) | $170,000 (70% rule: $300,000 x 0.70 minus $40,000) | $255,000 (assumes buyers discount for repairs) |
| Fees and closing costs | $16,200 (example 6%) | $0 (buyer pays) | $17,850 (example 7%) |
| Holding costs | $0 | $0 | $4,000 (example, 2 months) |
| **Example net before payoff** | **$253,800** | **$170,000** | **$233,150** |

In this example the investor is far lower, but closes fastest and takes any condition. Many homes needing $40,000 of work will not qualify for an iBuyer at all. Your numbers will differ, so run your own in the [cash offer calculator](/tools/cash-offer-calculator).

## What should you ask each one before you sign?

Ask the same core questions of every option, and get the answers in writing.

**Ask an iBuyer:**

1. What is the service charge in dollars on my home?
2. What repairs will you deduct, and can I see the inspection?
3. Can I cancel before closing, and does it cost anything?

**Ask a cash investor:**

1. Are you buying this house yourself, or assigning the contract?
2. How did you get this number? What after-repair value and repair budget did you use?
3. Where is the money coming from, and which title company will close?

**Ask an agent:**

1. What will it likely sell for, based on recent nearby sales?
2. What is your commission, and what are my total costs at closing?
3. How long do similar homes take to sell here right now?

If an answer is vague, that is useful information too. A good buyer or agent can show you the math. For red flags to watch for, see [how to spot cash home buyer scams](/guides/how-to-spot-cash-home-buyer-scams).

## How do you decide?

Use your deadline and the home's condition to narrow it down:

1. **Under 3 weeks, or major repairs needed:** cash investors.
2. **Newer home in good shape, a few weeks is fine:** get an iBuyer offer and compare with an agent's estimate.
3. **One to three months, and the house shows well:** list with an agent.

Not sure yet? Get one offer of each type. For a deeper look, read [cash offer vs listing with an agent](/guides/cash-offer-vs-listing-with-agent), [Opendoor alternatives](/compare/opendoor-alternatives), and [how much cash home buyers pay](/compare/how-much-do-cash-home-buyers-pay).

## FAQ

### Is an iBuyer the same as a cash home buyer?

An iBuyer is one kind of cash home buyer. It is a company that uses pricing software, buys mostly newer homes in good condition, and charges a service fee. Traditional cash investors buy any condition and usually charge no fee but offer less.

### Do iBuyers pay more than investors?

Often, for homes that meet their criteria, because they plan light repairs and resale rather than a full renovation. After the service fee and repair deductions, the gap can shrink. For homes needing major work, iBuyers may not make an offer at all.

### Can I use an agent and still get a cash offer?

Yes. Many agents will collect cash offers for you and compare them with a listing. You can also get cash offers yourself first, then talk to an agent, and use the numbers to decide.

### How much does a real estate agent cost?

Commission is negotiable. Since practice changes from the NAR settlement took effect on August 17, 2024, sellers choose whether to offer pay to a buyer's agent, and buyers sign written agreements with their own agents. Ask each agent for a written estimate of your total costs and your expected net.

## Sources

- [Opendoor Help Center: What is Opendoor's service charge?](https://help.opendoor.com/selling/understanding-your-offer/service-charge)
- [Opendoor Help Center: Where does Opendoor buy homes?](https://help.opendoor.com/selling/how-it-works/where-does-opendoor-buy)
- [Offerpad: Sell FAQ](https://www.offerpad.com/faq/sell-your-house/)
- [Clever Real Estate: Clever Offers](https://listwithclever.com/real-estate-blog/clever-offers/)
- [HomeVestors homepage](https://www.homevestors.com/)
- [NAR: Existing-Home Sales Report, August 2026 (released Sept 10, 2026)](https://www.globenewswire.com/news-release/2026/09/10/3359670/0/en/nar-existing-home-sales-report-shows-2-0-decrease-in-august.html)
- [NAR: Top 10 Takeaways from the 2025 Profile of Home Buyers and Sellers](https://www.nar.realtor/news/economists-outlook/top-10-takeaways-from-nars-2025-profile-of-home-buyers-and-sellers)
- [NAR: The facts about the settlement and practice changes (effective Aug 17, 2024)](https://www.nar.realtor/the-facts)

---

# Opendoor Alternatives in 2026: Who Else Will Buy Your House Fast

URL: https://cashofferdesk.com/compare/opendoor-alternatives
Updated: 2026-10-03

> The main Opendoor alternatives are Offerpad (another iBuyer with a stated 5% service fee), marketplaces that collect several investor offers (Clever Offers, HomeLight Simple Sale, Sundae), franchise investors like HomeVestors, local cash buyers such as Cash Offer Desk, and a traditional agent listing. Investors take homes Opendoor may turn down, but usually pay less. An agent usually nets the most if you have time.

## What does Opendoor do?

Opendoor is an iBuyer: it makes a cash offer on your home, buys it, and resells it. You enter your address, get an estimated offer within 24 hours, and get a final offer within a few days after a home assessment ([Opendoor](https://www.opendoor.com/)). You choose the closing date.

Opendoor says it "buys single-family homes nationwide across the contiguous United States," and that eligibility "can depend on your specific property type and condition" ([Opendoor Help Center](https://help.opendoor.com/selling/how-it-works/where-does-opendoor-buy)). Its site also says you can cancel any time before closing without cost or penalty.

## What does Opendoor charge?

Opendoor charges a service charge that varies, plus repair deductions and closing costs. It describes the service charge as "the fee Opendoor charges for buying, holding, and reselling your home," and states that it "does not publish a fixed service charge percentage" ([Opendoor](https://help.opendoor.com/selling/understanding-your-offer/service-charge)).

Your offer breakdown shows:

- **Service charge:** varies by market, home and current conditions.
- **Repair costs:** after the assessment, Opendoor estimates needed repairs and deducts them from the offer ([Opendoor](https://help.opendoor.com/selling/understanding-your-offer/whats-in-your-offer)).
- **Closing costs:** title and escrow costs, which Opendoor's homepage puts at 1% to 3%, paid to third parties.

Many older articles still say Opendoor charges a flat 5%. As of October 2026, Opendoor's own help center says the charge varies, so look at your actual offer.

## Why look for an Opendoor alternative?

People look elsewhere for three common reasons. Opendoor may not make an offer on homes that need major work or are not single-family homes. The repair deduction after inspection may be larger than expected. Or the seller simply wants to compare, which is always smart.

## How do Opendoor alternatives compare?

Here is a summary as of October 2026, based on each company's own site.

| Option | Type | Seller fee | Stated speed | Takes homes needing big repairs |
|---|---|---|---|---|
| Opendoor | iBuyer | Varies, not a fixed % | You choose | Depends on condition |
| Offerpad | iBuyer | 5% service fee, about 1% closing costs | 8 to 60 days | Typically not significant structural issues |
| Clever Offers | Marketplace | None to seller | 7 to 30 days (cash offers) | Yes, through investors |
| HomeLight Simple Sale | Cash offer platform | No HomeLight fees | As few as 7 days | "Almost any condition" |
| Sundae | Investor marketplace | Zero fees to Sundae | 10 to 60 days | Yes, as-is |
| HomeVestors | Franchise investors | No commissions or fees | As little as 3 weeks | Yes, as-is |
| Local cash investors (such as Cash Offer Desk) | Investors and wholesalers | None to seller (Cash Offer Desk) | Set in the written offer | Yes, as-is |
| Agent listing | Open market | Commission and closing costs | Usually 1 to 3 months | Depends on buyers |

## 1. Offerpad

Offerpad is the closest match to Opendoor. It is also an iBuyer, and it buys in "over 1,700 cities and towns" ([Offerpad FAQ](https://www.offerpad.com/faq/sell-your-house/)).

Offerpad states "a simple service fee of 5%" plus about 1% in closing costs. You can close in as little as 8 days or up to 60 days and stay up to 3 days after closing ([Offerpad](https://www.offerpad.com/)). Its criteria are narrower: it typically will not buy homes built before 1950, on lots over 2 acres, over $1 million (market dependent), or with significant structural issues.

## 2. Clever Offers

Clever Offers is a free marketplace that connects you with vetted investors and iBuyers in all 50 states and DC ([Clever](https://listwithclever.com/real-estate-blog/clever-offers/)). Sellers pay no fee; the buyer pays Clever a referral fee when the sale closes. It also shows listing-based options next to cash offers.

## 3. HomeLight Simple Sale

HomeLight's Simple Sale gives a cash offer in 24 hours for homes "nationwide in almost any condition," with closing in as few as 7 days and no fees charged by HomeLight ([HomeLight](https://www.homelight.com/blog/what-is-simple-sale/)). It also shows an estimate of what you might net by listing.

## 4. Sundae

Sundae is a marketplace where investors bid on as-is homes. It charges "zero fees to Sundae" and lets you close in as fast as 10 days or up to 60 ([Sundae](https://sundae.com/)). It serves select metros in California, Florida, Nevada, Oklahoma, South Carolina, Tennessee and Utah.

## 5. HomeVestors (We Buy Ugly Houses)

HomeVestors is a national franchise of independently owned investor offices that buy as-is. It charges no commissions or fees, pays typical closing costs, and gives sellers three days after signing to cancel in writing ([HomeVestors](https://www.homevestors.com/faq)). It says offers are typically below market value in exchange for speed. See [We Buy Ugly Houses alternatives](/compare/we-buy-ugly-houses-alternatives).

## 6. Local cash investors

Local investors and landlords buy houses Opendoor will not, including homes with major damage, tenants, or title issues. They usually pay less than an iBuyer, because they budget for repairs and profit.

Cash Offer Desk, our own company, is one of these. It makes written as-is cash offers in its buying areas, charges sellers no fee, and often assigns the contract to an investor partner, which it tells you up front, in writing. It does not guarantee an offer. Ask each buyer whether they are buying the house themselves or assigning the contract. See [how it works](/how-it-works).

## 7. A traditional agent listing

Listing with an agent usually nets the most money if your house is in decent shape and you have a month or two. You pay commission and closing costs, and you deal with showings and a buyer's loan. Compare both paths in [cash offer vs listing with an agent](/guides/cash-offer-vs-listing-with-agent).

## Which alternative fits your situation?

The right alternative depends mostly on your house's condition and your deadline. A quick guide:

- **Opendoor made an offer, but you want a second opinion:** get an Offerpad offer if your home qualifies, plus an agent's pricing opinion.
- **Opendoor passed, or the repair deduction was large:** go to investor marketplaces or local investors. They expect repairs and price them in.
- **The house is inherited, in probate, or has tenants:** local investors are often the most flexible. See [selling an inherited house](/guides/sell-inherited-house) and [selling a house in probate](/guides/sell-house-in-probate).
- **You have a month or more and the house shows well:** an agent listing usually nets the most.

## What should you check before accepting any offer?

Check the same few things with every buyer, iBuyer or investor:

1. **The net, in writing.** Ask for a breakdown of fees, repair credits and closing costs.
2. **Who is buying.** Ask, "Are you buying this house yourself, or assigning the contract?" Some investors are wholesalers. See [what is real estate wholesaling](/guides/what-is-real-estate-wholesaling).
3. **Cancellation terms.** Opendoor says you can cancel before closing without penalty. Other buyers' contracts differ, so read yours.
4. **Inspection and price changes.** Ask when the price becomes final and what can change it.
5. **Title and closing.** Use a licensed title company or real estate attorney, and never sign a deed before closing.

For warning signs, read [how to spot cash home buyer scams](/guides/how-to-spot-cash-home-buyer-scams).

## How do you compare an Opendoor offer with alternatives?

Compare every offer by the cash you walk away with, not the headline price. Do it in four steps:

1. Write down each offer's price.
2. Subtract fees, repair deductions or credits, and closing costs.
3. Subtract your mortgage payoff and any liens.
4. Note the closing date and any conditions, like inspection or cancellation rights.

Our [cash offer calculator](/tools/cash-offer-calculator) helps with the math. For a wider list, read [best companies that buy houses for cash](/compare/best-companies-that-buy-houses-for-cash), and for the trade-offs between buyer types, see [iBuyer vs cash investor vs agent](/compare/ibuyer-vs-cash-investor-vs-agent).

## FAQ

### Is Opendoor still buying houses in 2026?

Yes. Opendoor's help center says it buys single-family homes across the contiguous United States, though eligibility depends on property type and condition. Enter your address on its site to check your home.

### What percentage does Opendoor take?

Opendoor says it does not publish a fixed service charge percentage. The charge varies by market, home and conditions, and appears in your offer breakdown, along with repair costs and closing costs.

### Can I cancel an Opendoor sale?

Opendoor says you can cancel your home sale any time before closing without cost or penalty. Read your contract to confirm the terms that apply to you.

### Why did Opendoor not make an offer on my house?

Opendoor buys single-family homes and says eligibility depends on property type and condition. Homes that need major repairs, unusual properties, or other property types may not qualify. Investors are usually the next option for those homes.

### Is Offerpad better than Opendoor?

Neither is better for every home. Offerpad publishes a 5% service fee and offers perks like a short stay after closing, while Opendoor covers more areas. Get both offers if your home qualifies and compare your net.

## Sources

- [Opendoor Help Center: Where does Opendoor buy homes?](https://help.opendoor.com/selling/how-it-works/where-does-opendoor-buy)
- [Opendoor Help Center: What is Opendoor's service charge?](https://help.opendoor.com/selling/understanding-your-offer/service-charge)
- [Opendoor Help Center: What's included in my Opendoor offer?](https://help.opendoor.com/selling/understanding-your-offer/whats-in-your-offer)
- [Opendoor homepage](https://www.opendoor.com/)
- [Offerpad: Sell FAQ](https://www.offerpad.com/faq/sell-your-house/)
- [Offerpad homepage](https://www.offerpad.com/)
- [Clever Real Estate: Clever Offers](https://listwithclever.com/real-estate-blog/clever-offers/)
- [HomeLight: What Is Simple Sale?](https://www.homelight.com/blog/what-is-simple-sale/)
- [Sundae homepage](https://sundae.com/)
- [HomeVestors FAQ](https://www.homevestors.com/faq)

---

# We Buy Ugly Houses Alternatives: Other Ways to Sell an As-Is House for Cash

URL: https://cashofferdesk.com/compare/we-buy-ugly-houses-alternatives
Updated: 2026-10-03

> We Buy Ugly Houses is the brand of HomeVestors, a franchise network of independently owned investor offices that buy homes as-is, usually below market value. Alternatives include investor marketplaces that collect several offers (Clever Offers, HomeLight Simple Sale, Sundae), iBuyers like Opendoor and Offerpad for homes in good shape, local cash buyers such as Cash Offer Desk, and a traditional agent listing.

## What is We Buy Ugly Houses?

We Buy Ugly Houses is the advertising brand of HomeVestors of America, a franchise network of real estate investors. Its site says "each franchise office is independently owned and operated" ([HomeVestors](https://www.homevestors.com/)). The local franchise owner, not a national company, is the one who makes the offer and buys your house.

That structure matters. Two offices in two cities can work quite differently, because each is a separate business following the brand's standards.

## How do HomeVestors offers work?

A local franchise owner visits the house and can make a no-obligation, as-is offer on the spot. HomeVestors says it looks at the home's condition, repair costs, your timeline, comparable homes nearby, and holding costs like taxes and insurance ([HomeVestors FAQ](https://www.homevestors.com/faq)).

The company is direct about price. Its homepage says offers are "typically discounted below market value in exchange for speed and convenience." Other key terms it publishes:

- **Fees:** "We don't charge commissions or real estate fees of any kind," and it pays typical closing costs.
- **Speed:** it can "sometimes close in as little as three weeks."
- **Cancel window:** "After signing the contract to accept our offer, you have the next three days to consider your decision," and you can cancel by notifying the property specialist in writing.
- **Cash disclosure:** its site notes that "CASH" does not mean there is no financing in the transaction or that closing is guaranteed.

## What has been reported about HomeVestors?

In 2023, ProPublica published an investigation into sales tactics at some HomeVestors franchises. In January 2024, ProPublica reported that HomeVestors made changes, including a required disclosure with a three-day window to end a sales contract, an ethics hotline for franchise owners, "brand compliance auditors," and changes to franchise training ([ProPublica](https://www.propublica.org/article/we-buy-ugly-houses-overhauls-policies-following-propublica-investigation)).

The practical lesson applies to any cash buyer: take your time, read the contract, and have someone you trust review it. Our [scam warning signs guide](/guides/how-to-spot-cash-home-buyer-scams) lists what to watch for.

## Why look for an alternative?

The most common reason is price. One office gives you one offer, and without a second offer you cannot tell if it is fair. Other reasons include wanting a faster close, wanting a buyer that serves your area, or wanting to compare investor offers with an iBuyer or agent.

## What are the best alternatives to We Buy Ugly Houses?

Here is a summary as of October 2026, based on each company's own site.

| Alternative | Type | Seller fee | Stated speed | Buys as-is |
|---|---|---|---|---|
| Clever Offers | Marketplace | None to seller | 7 to 30 days (cash offers) | Yes, through investors |
| HomeLight Simple Sale | Cash offer platform | No HomeLight fees | As few as 7 days | "Almost any condition" |
| Sundae | Investor marketplace | Zero fees to Sundae | 10 to 60 days | Yes |
| Cash Offer Desk | Local cash buyer, often assigns contracts | None to seller | Set in the written offer | Yes, in its buying areas |
| Opendoor | iBuyer | Service charge varies | You choose | Depends on condition |
| Offerpad | iBuyer | 5% service fee | 8 to 60 days | Not significant structural issues |
| Express Homebuyers | Regional direct buyer | No fees or closing costs | 7 to 14 days | Yes, in its markets |

### Investor marketplaces

Marketplaces send your house to several investors, so you get competing offers instead of one. [Clever Offers](https://listwithclever.com/real-estate-blog/clever-offers/) works in all 50 states and DC, and the buyer pays Clever a referral fee at closing. [HomeLight Simple Sale](https://www.homelight.com/blog/what-is-simple-sale/) gives an offer in 24 hours and shows a listing estimate next to it. [Sundae](https://sundae.com/) serves select metros in seven states and charges no fees to Sundae.

### iBuyers

If your house is newer and in fair shape, an iBuyer may pay more than an investor, minus a fee. [Opendoor](https://help.opendoor.com/selling/how-it-works/where-does-opendoor-buy) buys single-family homes across the lower 48 states. [Offerpad](https://www.offerpad.com/faq/sell-your-house/) states a 5% service fee and typically skips homes built before 1950 or with significant structural issues. Truly "ugly" houses often do not qualify. See [Opendoor alternatives](/compare/opendoor-alternatives).

### Regional and local investors

Regional buyers like [Express Homebuyers](https://www.expresshomebuyers.com/), which lists Maryland, Virginia, Washington DC, Ohio and Washington as markets, buy directly. Local investors and landlords in your town do the same. Check that the buyer has a real address and uses a licensed title company or attorney for closing.

Some local buyers are wholesalers who sign a contract and sell it to another investor. Ask, "Are you buying this house yourself, or assigning the contract?" Learn more in [what is real estate wholesaling](/guides/what-is-real-estate-wholesaling).

Cash Offer Desk is our own company and works this way. We make written as-is cash offers in our buying areas, and in many deals we assign the contract to an investor partner. We tell you that up front, in writing, and your price and terms do not change. Sellers pay us no fee; we earn the assignment fee or resale profit. See [how we make money](/how-we-make-money).

### A traditional agent listing

If the house is livable and you have a month or two, an agent may net you more even after commission. Many buyers will take on cosmetic work. Read [how to sell a house as-is](/guides/sell-house-as-is) and [cash offer vs listing with an agent](/guides/cash-offer-vs-listing-with-agent).

## Which alternative fits your situation?

Match the option to the house and your deadline. A simple guide:

- **The house needs major work and you want several offers:** start with an investor marketplace or a local cash buyer, then add a HomeVestors offer if you like. More offers means a clearer picture of fair price.
- **The house is in fair shape and fairly new:** check whether an iBuyer will make an offer, and ask an agent for a pricing opinion.
- **Inherited house, probate, or tenants in place:** local investors are often the most flexible. See [selling an inherited house](/guides/sell-inherited-house) and [selling a house with tenants](/guides/sell-house-with-tenants).
- **Behind on payments:** time matters. Read [selling a house facing foreclosure](/guides/sell-house-facing-foreclosure), and consider a free HUD-approved housing counselor.

## What should you ask a HomeVestors office or any investor?

Ask these before you sign, and get the answers in writing:

1. How did you arrive at this price? What after-repair value and repair budget did you use?
2. Who pays closing costs, and are there any fees taken from my proceeds?
3. Are you buying the house yourself, or assigning the contract?
4. What title company or attorney will close, and when?
5. What are my rights to cancel, and how do I do it?

## How do you protect yourself with any as-is buyer?

Use the same checklist with HomeVestors or any alternative:

1. Get at least two or three offers in writing.
2. Compare your net after closing costs, repairs, payoff and liens.
3. Ask whether the buyer is buying or assigning the contract.
4. Use a title company or attorney you choose.
5. Never sign over a deed before closing, and never pay a buyer up front.
6. Know your cancellation rights before you sign. For legal questions, talk to a real estate attorney.

To see what a typical investor might offer on your house, try our [cash offer calculator](/tools/cash-offer-calculator), and read [how much cash home buyers pay](/compare/how-much-do-cash-home-buyers-pay).

## FAQ

### Is We Buy Ugly Houses legit?

Yes, it is a real, long-running franchise brand of HomeVestors of America. Each office is independently owned, so service varies by location. ProPublica reported on aggressive tactics at some franchises, and HomeVestors then added a required three-day cancellation window and other policy changes.

### How much does We Buy Ugly Houses pay?

HomeVestors does not publish a percentage. It says offers are typically discounted below market value in exchange for speed and convenience, and that it considers condition, repairs, comparable sales and holding costs. Compare its offer with others before you sign.

### Can I back out of a We Buy Ugly Houses contract?

HomeVestors' FAQ says you have three days after signing to cancel by notifying your property specialist in writing. After that, your contract terms and state law apply, so talk to a real estate attorney if you want out.

### Does We Buy Ugly Houses charge fees?

HomeVestors says it does not charge commissions or fees and pays typical closing costs. The cost to you is built into a purchase price below market value.

## Sources

- [HomeVestors homepage](https://www.homevestors.com/)
- [HomeVestors FAQ](https://www.homevestors.com/faq)
- [ProPublica: We Buy Ugly Houses company overhauls policies in the wake of ProPublica investigation (Jan 24, 2024)](https://www.propublica.org/article/we-buy-ugly-houses-overhauls-policies-following-propublica-investigation)
- [Clever Real Estate: Clever Offers](https://listwithclever.com/real-estate-blog/clever-offers/)
- [HomeLight: What Is Simple Sale?](https://www.homelight.com/blog/what-is-simple-sale/)
- [Sundae homepage](https://sundae.com/)
- [Offerpad: Sell FAQ](https://www.offerpad.com/faq/sell-your-house/)
- [Opendoor Help Center: Where does Opendoor buy homes?](https://help.opendoor.com/selling/how-it-works/where-does-opendoor-buy)
- [Express Homebuyers homepage](https://www.expresshomebuyers.com/)