Frequently asked questions

We start with the after-repair value — what your house would sell for on the open market once it's fully renovated, based on actual recent sales within about a mile. From that we subtract the cost of the repairs the house needs, our carrying and closing costs while we own it, and a profit margin. What's left is your offer. We show you those numbers. If you think our repair estimate is high, tell us — we'll look again.

None. No commission, no listing fee, no closing costs, no 'processing' or 'transaction' fee. The number we offer is the number that hits your account, minus only your existing mortgage payoff and any liens or property taxes owed on the house.

That's the single most common complaint about cash buyers, and it's a real problem in this industry. Our offer accounts for condition when we make it, which is why we walk the property first instead of quoting sight-unseen over the phone. The only thing that changes a number after the fact is a genuine surprise nobody could see — an undisclosed title issue, active foundation movement under a slab, that kind of thing — and we'd show you the evidence.

We buy with our own funds and close in our own name. Ask any buyer this question and ask them to prove it — a proof-of-funds letter, or the closing statements from their last few purchases. A lot of 'we buy houses' operations are really assigning your contract to someone else, which is why their closings fall apart.

Completely normal. The title company pays your lender off at closing out of the purchase price, and you receive whatever is left. If you owe more than the house is worth, there are still options — including a short sale we can help negotiate.

Yes. We buy tenant-occupied property regularly and take it subject to the existing lease. You do not need to evict anyone, give notice, or get the property vacant before selling to us.

Texas is a non-judicial foreclosure state, which means the lender does not have to sue you or go before a judge. After you default, you generally receive a notice of default with a period to cure, and if it isn't cured the lender posts a notice of sale at least 21 days before the auction. Foreclosure sales happen on the first Tuesday of each month at the county courthouse — for us, the Tarrant County courthouse. Because there's no court process, Texas foreclosures move much faster than in many other states. Deadlines and timelines vary by loan and situation, so confirm yours with an attorney.

Yes. Until the property is actually sold at auction, you still own it and you can still sell it. The payoff simply goes to the lender at closing and you keep anything above it. This is the single most overlooked option — many homeowners with real equity let a house go to auction and lose all of it, when a sale two weeks earlier would have put that money in their pocket.

At a foreclosure auction the lender bids what they're owed. If nobody bids higher — common — the lender takes the property and your equity is gone. If it sells above the debt, any excess is supposed to come to you, but recovering it is slow and often contested. Selling before the sale date is almost always the better financial outcome when you have equity.

No. No fees, no commissions, no closing costs on a cash purchase, and no charge for a valuation or for talking through your options. We make money on the property itself, not on you — so there is nothing to pay us at any stage.

Never. There is no obligation at any point until you sign a purchase agreement, and even then you'll have an option period. Plenty of people get an offer from us, decide to list instead or stay in the house, and that's a fine outcome.

We work with executors, administrators and heirs regularly. Depending on where the estate is in the process and whether there's independent administration, we may be able to close quickly or we may need to wait on letters testamentary. Tell us where things stand and we'll tell you what's possible.

Yes — everyone with an ownership interest has to sign. If some are out of state, remote notary closings handle that easily. If heirs disagree, we can sometimes structure a purchase of individual interests, but that's a conversation with a real estate attorney.

Yes. Vacant lots, duplexes, fourplexes and small multifamily are all things we buy. We've also owned and managed commercial property, so bring us the odd ones.

No, and we want to be upfront about that. We buy property as a principal for our own portfolio, which does not require a real estate license in Texas. We are not agents or brokers, we do not represent you, and we do not list houses. When we make you an offer we are the buyer sitting across the table from you — not someone working on your behalf. If you want representation, hire your own agent or attorney, and we'll work with them.

A wholesaler puts your house under contract and then tries to sell that contract to an actual buyer, usually at a markup. They may never intend to close themselves, and if they can't find a buyer, they walk. We buy with our own funds and close in our own name. Ask any buyer this directly before you sign.

Our contracts include an option period, and if you tell us during it that you want out, you're out. We're not interested in dragging someone through a sale they've decided against.