How selling your house to us works
From your first call to closing day: how we work out a cash offer, what to have on hand, and what happens at the title company.
Short answer
You send us the address, we review the house and send a written cash offer, and if you accept, a licensed title company closes the sale on the date you choose, in as little as 7 days. You don't make repairs, and we don't charge fees or commissions.
From first call to closing, step by step
Tell us about the house
Send the address with the form, or call or text (215) 703-9223. Tell us about the condition, who lives there and when you need to move, plus anything you've received, like a foreclosure notice, a sheriff sale date or a tax bill.
We review it
We look at the location, the condition, recent comparable sales nearby and the repairs the house needs. No inspections or repairs are needed from you.
You get a written cash offer
Usually within 24 hours of getting the details. It's free, there's no obligation, and we'll explain how we got to the number. Take your time and compare it with your other options.
You sign a written agreement
If you accept, the price, the closing date and the terms go into a written purchase agreement. You can have your own attorney review it before you sign.
The title company prepares the closing
It checks the title for liens and judgments, asks your lender for the payoff figure and prepares the settlement statement. More on this below.
Closing day
You sign the deed and closing papers, the title company pays off your mortgage and any liens from the sale money, and you receive the rest. You pick the date: as little as 7 days, or a later date that suits you.
How we calculate an offer
Like most cash buyers, we start from what the house should be worth once it's fixed up, and work backward:
Cash offer = after-repair value − repairs − holding and closing costs − margin
- After-repair value (ARV) is what the house would likely sell for once repaired, based on recent sales of similar houses nearby.
- Repairs is our estimate of what it costs to bring the house to that condition.
- Holding and closing costs are what we pay to own the house while the work is done, and then to sell it again.
- Margin is what covers our risk and makes the purchase worth doing.
A hypothetical example
Every number below is made up to show the arithmetic. It is not our margin, not a typical discount and not an estimate for your house.
| Line | Amount |
|---|---|
| After-repair value | $300,000 |
| Repairs | −$40,000 |
| Holding and closing costs | −$20,000 |
| Margin | −$30,000 |
| Cash offer | $210,000 |
What you take home is the price minus your mortgage payoff, any liens, and any closing costs the agreement assigns to you. Transfer tax rules depend on the state: New Jersey puts its fee on the seller, Delaware splits its tax equally, and in Pennsylvania and Florida the contract sets the split (our transfer tax guide). To compare our offer with listing, see cash buyer vs realtor vs iBuyer.
What you'll need
- Photo ID for everyone on the deed. Everyone who owns the house signs.
- Your mortgage details, so the title company can request a payoff statement. Servicers generally must send one within 7 business days of a written request, or within a reasonable time if the loan is in foreclosure (12 CFR 1026.36(c)(3)).
- Any notices you've received: an Act 91 notice, a foreclosure complaint, a sheriff sale or tax sale notice, or code violation letters.
- If you inherited the house: the court papers naming the person who can sign for the estate. See our guides for Pennsylvania, New Jersey, Delaware and Florida.
- If it's rented: the leases and security deposit records. See selling with tenants in PA or NJ or Florida.
You don't need to make repairs, clean out the house or order an inspection.
What happens at the title company
The closing or settlement agent is responsible for the legal transfer of title from the seller to the buyer (CFPB). Before closing, it searches the records for anything that could cloud the title, such as unpaid taxes or a contractor's claim (CFPB), and gets payoff figures for the mortgage and any liens.
At closing you get a settlement statement listing every charge and credit to the buyer and the seller (CFPB). Read it line by line. The payoffs are made from the sale money, and the rest is paid to you.
Some states require an attorney to handle part of the closing, so check with the office handling yours (CFPB). In Delaware, ask early whether a Delaware attorney will handle your settlement; our Delaware guide explains why.
Earnest money and proof of funds
The written agreement should say whether the buyer puts down a deposit (earnest money), how much it is, who holds it and what happens to it if the buyer backs out. Read that part before you sign.
Ask any cash buyer, including us, for proof of funds: a recent bank statement or letter showing enough money to close, in the name of the buyer on the agreement. Then call the title company yourself, using a number you looked up, to confirm it has the file. Our guide how to check that a cash home buyer is legit covers the red flags, like upfront fees or being asked to sign over your deed before closing.
Frequently asked questions
How long does it take to sell my house for cash?
As little as 7 days after you accept, or a later date you choose. Title problems, an estate that isn't open yet or a missing heir can add time, because the title company has to clear them before closing.
Do I pay any fees or commissions?
No. We don't charge fees or commissions, and you don't pay for repairs. Your mortgage and any liens are paid off from the sale price at closing, and the written agreement says who pays each closing cost, including transfer tax.
How do you calculate your cash offer?
We start from what the house should sell for after repairs, then subtract the cost of the repairs, the holding and closing costs, and our margin. See the worked example above. We explain the numbers behind every offer.
Can I negotiate the offer?
Yes, you can ask how we got to the number and tell us about anything we missed. There is no obligation to accept, and nothing is binding until you sign the written agreement.
Can I sell if I'm behind on payments or facing foreclosure?
Usually, yes. You own the house until the foreclosure sale, so a sale that closes first pays off the loan. Tell us the sale date so the closing can be scheduled before it.
How do I know you're a legitimate buyer?
Check us the way you would check anyone: get the offer in writing, ask for proof of funds, confirm the title company yourself, and never pay a fee or sign over your deed before closing. Our guide how to check a cash home buyer lists the red flags.
Sources
- Consumer Financial Protection Bureau, Who should I expect to see at my mortgage closing?
- Consumer Financial Protection Bureau, What is owner's title insurance?
- Consumer Financial Protection Bureau, What is a HUD-1 Settlement Statement?
- Consumer Financial Protection Bureau, Regulation Z, 12 CFR 1026.36(c)(3), payoff statements
This page is general information, not legal or tax advice. Closing practice varies by state and county; confirm with the title company or attorney handling your sale. Last reviewed October 20, 2026.