Gather what you already have
If the house was listed, find the listing sheet, any price-reduction history and any inspection report. If it never listed, a list of recent big repairs and the year of the roof and air conditioner is plenty.
The process, without the fine print surprises
How a cash offer works, from first message to closing day
Selling a house to a direct buyer is a short list of decisions, each one yours. Here is the whole path, including the parts other sites skip.
- Direct buyer, your details stay with us
- Bought as-is, no repairs asked
- Free to ask, free to say no
- Written offer before you sign
- San Tan Valley only
Before you contact anyone: what you can decide on your own
You do not need a perfect picture of your house to start. You need an address and a rough idea of why you are selling. If you are unsure whether a cash sale suits you at all, spend ten minutes on our situations overview to see which of them sounds like yours, then decide whether to reach out.
Think about your calendar
Have one date in mind: the day you need to be out, the day a mortgage payment hurts, or the day you would simply love this to be over. We will work backward from it and tell you if it is realistic.
The four stages, in detail
No stage commits you to the next one. You can stop after any of them, no explanation needed.
Step 1: You send the address
The form takes about two minutes. Add a line about why you are selling and any photos you like. We will not call a number you did not give us, and a text to your phone only goes out if you ticked the optional text box.
Step 2: We study the house
We pull recent sales around the address, check the neighborhood and association situation, and read whatever you sent. If a walk-through is needed we will ask, and you pick the time.
Step 3: You receive a written offer
The offer states the price, the closing date you requested, and who pays which costs. We explain how we got there. If you want us to revisit an assumption, ask.
Step 4: Title company, signing, funds
If you accept, an Arizona title and escrow company opens the file, orders the title work, and tells you what is owed to whom. You sign, and the net proceeds are sent to you when the deed records.
What happens with your mortgage, liens and HOA balance
Most sellers still owe something on the house. That is normal. At closing the title company pays off each lender and any other claim recorded against the property out of the sale price, and what remains is your net. You see every payoff figure on the settlement statement in advance.
San Tan Valley adds an extra layer, because nearly every home belongs to a homeowners association. Arizona law, in A.R.S. 33-1806, requires the seller to provide the buyer with an association disclosure package, and the association may charge the seller a capped preparation fee collected at closing. We cover the details on the HOA dues and fines page.
If the loan balance is higher than a fair price
Tell us early. It narrows the options, and we would rather say so in the first conversation than at the title office. We do not offer foreclosure-rescue services, and we will not pretend a cash sale solves a debt problem it cannot solve.
If someone else lives in the house
A tenant or a family member changes the timeline and the paperwork. Mention it on the form and we will explain what it means for the closing date.
If the house needs major work
That is normal for our buyers too. See the needs-repairs page for how we count repair costs into the number instead of asking you to fix them.
How we reach the number, and why it may be lower than a listing
Every offer starts with what the house could sell for fixed up, on the open market, in this part of San Tan Valley. From that we subtract what it would take to get it there, the cost of holding and reselling the property, and a margin for the risk we are taking. That arithmetic is the reason a cash offer is lower than a full retail sale. It is also why we are willing to explain it line by line if you ask.
If you want a second opinion on value, get a market analysis from a local agent before you decide. A good offer survives that comparison. If you are on the fence, the page on selling after your listing expired explains the other side, with the cost of waiting and relisting.
Questions about what you are agreeing to are welcome. Read our terms of service and privacy policy, and see who we are.
What if I disagree with the number?
Say so. Point out a recent repair or an upgrade we missed and we will take another look. Sometimes the number moves and sometimes it does not, and either way you will know why.
Will the number change after I accept?
It should not, unless something material turns up in the title work or an inspection that neither side knew about. Any change would be in writing, with the reason, and you would be free to decline it.
Start with the address
Send the address and tell us what is going on. We read every request, and a no thank you costs you nothing.
Disclosures and your rights as a seller
Arizona requires some investors to give homeowners written notice, before a contract is signed, when the buyer is a wholesaler or may assign the contract to someone else. That rule sits in A.R.S. 44-5101 and we mean to honor it fully. You will be told in writing who the buyer is and whether the contract could be assigned, before you sign. The state's Department of Real Estate also publishes consumer information if you would like to read it yourself.
You can run any contract past an attorney or an escrow officer first. We would rather you did. If you still have questions after that, the FAQ page has more, and you can always use the contact page to reach a person.