Frequently asked questions

How long does it take to sell my house?

One of the biggest advantages of working with a local cash buyer like us is speed and control. Unlike the traditional market, where a sale can drag on for months, our process is designed to be quick and entirely flexible around your schedule.

Step 1: Receiving Your Fair Cash Offer (24–48 Hours)

The first step is always the fastest. Once we have gathered some basic information about your property—either through a quick call or by meeting you at the house—we get to work immediately.

Our Goal: To assess your property and provide you with a definitive, fair, all-cash offer.

Step 2: Closing the Sale (You Choose the Date)

Once you accept our offer, the hard work is over for you. Since we pay cash and require no bank financing, appraisals, or inspections, we don't have to wait on lenders.

Fastest Possible Closing: If you need the cash immediately, we can close the sale in as little as 7 to 14 days after signing the initial agreement.
Flexible Closing: If you need more time to find a new home, move out, or handle other logistics, that’s fine! You pick the closing date. We can schedule the closing for 30, 60, or even 90 days out—whatever works best for your transition.

The Bottom Line: You are in control. The amount of time it takes is entirely up to your needs. If you want speed, we move fast. If you need time, we wait.

Are there any fees or commissions?

Zero Costs: The Offer You See is the Cash You Get

The moment we provide you with a fair, all-cash offer, you can rest assured that this number is the final amount you will walk away with. Unlike listing with an agent, our process involves:

No Commissions: We are direct buyers, not agents. You save the typical 5% to 6% in commissions right off the top—money that stays directly in your pocket.
No Closing Costs: As the buyer, we cover all standard closing costs, which typically amount to another 2% to 3% of the sale price.
No Repair Costs: We buy your house completely As-Is. Don't worry about cleaning, fixing a leaky faucet, painting, or dealing with major structural issues. We handle all necessary repairs after closing, which saves you both time and capital.

In short, there are no fees, no commissions, and no hidden costs.

Do I need to make any repairs or updates?

No Repairs or Cleaning Required—We Buy As-Is

This is one of the most important differentiators: you do not need to spend a single dollar or minute on property upkeep. We are experienced home buyers and understand that houses need work.

No Repair Costs: We buy your house completely As-Is, regardless of its condition. Whether it needs a new roof, foundation work, or just minor cosmetic updates, we take it on. We handle all necessary repairs after closing.
No Cleaning or Staging: You can leave behind any unwanted furniture, trash, or items. You don't need to hire cleaners or stage the home for showings. Just take what you want and leave the rest—we’ll take care of it.
No Agent Interference: No agents will walk through and demand you fix items before closing.

Do we buy houses in any condition?

Absolutely, Yes! We specialize in buying houses exactly as they are—no repairs required.

This is the core of our business: we provide a fast, fair, and flexible solution for homeowners who need to sell without the time, effort, and expense of traditional selling methods.

When we say "any condition," we mean it. You don't need to lift a finger, hire contractors, or even clean up. We handle everything from minor cosmetic issues to major structural problems.

We Buy Homes Regardless of Condition or Situation:

Our streamlined process is designed to help homeowners facing common and complex issues alike, including:

Physical Damage: Water, mold, fire damage, or foundation issues.
Cosmetic Issues: Outdated kitchens, bathrooms, old carpets, or peeling paint.
Estate/Inheritance: Properties held in probate or inherited houses that you don't want to manage.
Code Violations: Homes with deferred maintenance or city code compliance problems.
Tenant Issues: Rental properties occupied by difficult tenants.
Foreclosure Risk: Homeowners needing a fast closing to avoid losing their property.

We assess the current condition, factor in the necessary repairs on our end, and present you with a guaranteed cash offer. This means you save time, avoid paying commissions, and walk away from the stress of renovation. If your home is considered "ugly" by traditional standards, it’s beautiful to us!

What makes us different? Your Local, Trusted Solution.

When you need to sell your house, you deserve a process that is simple, transparent, and built on trust. That's exactly what we offer.

We Buy Houses in Any Condition—No Exceptions

First and foremost, we are specialists in buying houses exactly as they are. The question, "Do you buy houses in any condition?" is the very foundation of our business. Whether your property needs minor cosmetic updates, or is facing major structural issues, fire damage, or foundation trouble, you don’t have to lift a finger. We handle all the repairs, clean-up, and stress so you can simply walk away.

Local Expertise, Fair Cash Offers

We are local, located right here in Michiana, which means we understand the market values and unique characteristics of our neighborhoods better than distant corporate buyers. We are a trusted buyer committed to providing you with a genuinely fair cash offer based on the home's potential.

Transparency and Convenience Guaranteed

Our commitment is to simplify your life and save you money. When you work with us, you benefit from:

Zero Fees or Commissions: We cover all typical closing costs. The fair cash offer we present is the exact cash amount you receive—no surprises, no agent fees, ever.
Total Flexibility: You decide when the sale happens. We can close quickly, often in as little as 7–14 days, or wait several months if you need time to plan your next steps.
No Hassle: Forget the headache of staging, cleaning for open houses, or dealing with inspections and buyer financing fall-throughs.

We are happy to meet with you, walk you through the entire process, and answer every question you have. Choosing us means choosing local knowledge, a guaranteed price, and the easiest home sale possible.

What’s the process for getting an offer?

Simple Steps to Get Your No-Obligation, All-Cash Offer

Our process is designed to be fast, transparent, and completely stress-free. There are zero obligations and zero fees involved from the moment you contact us until you accept an offer.

Step 1: Tell Us About Your Property

You start the process by giving us some basic information about the house you want to sell.

How: You can fill out a brief form on our website or call us directly.
What we need: We ask for essential details like the address, how many beds/baths it has, and a general description of its condition (e.g., "needs a new roof," or "recently renovated kitchen").
Goal: This initial information allows us to begin our preliminary market analysis.

Step 2: Receive Your Preliminary Cash Offer

Using the information you provide and recent comparable sales data in your specific Michiana neighborhood, we calculate a preliminary, fair-market cash offer.

Timeline: You will typically receive this initial offer within 24 to 48 hours of submitting your property details.
What it is: This is a comprehensive, non-binding offer that reflects the house's value as-is, minus the estimated cost of repairs needed to bring it to market standards (since we handle those costs).

Step 3: Quick Property Walk-Through

If the preliminary offer meets your expectations, the next step is a quick, low-key visit to the property. This is necessary to confirm the condition and repair costs we estimated for our offer.

Timeline: We schedule this visit at a time convenient for you. It usually takes less than 30 minutes.
Purpose: Our specialist walks through the property just to visually verify the size, structural elements, and the extent of necessary repairs. This is NOT a traditional inspection meant to nitpick every detail.
Safety: There are no agents, no open houses, and no strangers involved—just one of our friendly acquisition specialists.

Step 4: Finalize the Firm Cash Offer

After the walk-through, we finalize our numbers. In most cases, the final offer remains the same as the preliminary offer, provided the condition matches your description.

Transparency: We present the final, written purchase agreement. We are happy to walk you through exactly how we arrived at the price, showing the comparable sales and repair cost estimates.
Your Decision: You are under no pressure. You can take your time to review the offer and decide if it's the right choice for you.
Acceptance: Once you accept, we sign the agreement, and we move immediately to Step 5: Closing!

Step 5: Close on Your Timeline

We coordinate with a local, reputable title company to handle all the paperwork and funds transfer.

Flexibility: You choose the closing date—as fast as 7 days, or up to 90 days or more if you need time to move.
Cash in Hand: On closing day, you sign the final documents, and the cash is wired directly to your bank account. That's it!

Will I get a fair cash offer for my home?

Our Commitment to a Fair Cash Offer

It is completely understandable to ask if you'll receive a fair cash offer. Our business model is built on transparency, integrity, and providing maximum value to Michiana homeowners.

What "Fair" Means in an As-Is Cash Sale

When we determine an offer, "fair" doesn't mean offering retail price (which requires repairs, waiting for months, and paying commissions). It means giving you the highest possible cash offer that meets our criteria while still delivering the speed and certainty you need.

Here’s how we calculate your offer:

$$\text{CASH OFFER} = \text{After Repair Value (ARV)} - \text{Cost of Repairs} - \text{Our Minimum Profit}$$

1. After Repair Value (ARV)

The ARV is the estimated market price your home could sell for after all necessary repairs and upgrades are completed.

How we calculate it: We look at recent sales of similar, fully renovated homes in your immediate neighborhood (known as "comps"). This ensures our valuation is based on real-world, localized data.

2. Cost of Repairs

We absorb all costs associated with fixing, updating, and preparing the house for the retail market.

Examples: This includes everything from minor cosmetic touch-ups to major issues like roof replacement, foundation repairs, or full kitchen/bathroom remodels.
Your Benefit: You save thousands of dollars and months of work by letting us handle these expenses, and this cost is deducted from the ARV.

3. Our Minimum Profit

Like any business, we need to ensure a small profit margin to cover our overhead, holding costs, transaction fees, and the risk involved in renovating and reselling a property.

Transparency: We keep this margin as low as possible to make our cash offer competitive. We are happy to show you how this factors into the final number.

The Value You Gain by Choosing Cash

While our offer may be less than a traditional retail price, you gain significant financial and timeline advantages that often make our cash offer the superior choice:

Factor

Selling Traditionally (Agent & MLS)

Selling to Us (Cash Offer)

Fees & Commissions

$\approx$ 5% to 6% of the sale price.

0% – You pay nothing.

Repair Costs

You pay for all repairs upfront or give concessions.

We pay for all repairs.

Closing Costs

You pay 2% to 4% of the sale price.

We cover standard closing costs.

Time to Close

45-90 days, often with delays.

As fast as 7 days, on your schedule.

Certainty

Deals can fall through due to financing or inspection issues.

Guaranteed cash, no financing risk.

Our goal is to give you a fair, guaranteed cash price today, which, when compared to the net proceeds and effort required in a traditional sale, often proves to be the most profitable and convenient option.

Is Selling My Home for Cash the Right Option?

A traditional sale and a cash sale offer two very different paths. Selling for cash is not always about getting the highest possible price; it's about prioritizing speed, certainty, and convenience while still receiving a fair offer.

This option is likely the best fit for you if you identify with one or more of the following scenarios:

1. You Need to Sell Quickly (Speed)

The traditional process involves waiting for loan approval, inspections, appraisals, and disclosures, which often takes 60–90 days, even in a good market.

You Should Choose Cash If:
- You need to close in less than 30 days (we can close in as little as 7).
- You are relocating for a job and need guaranteed funds by a specific deadline.
- You are facing foreclosure or another urgent financial situation.
- You are buying a new home and need the capital from your current house to secure the next purchase.

2. Your Property Needs Significant Repairs (Convenience)

The burden of repair costs and project management is the single biggest advantage of a cash sale.

You Should Choose Cash If:
- Your home has deferred maintenance (old roof, failing systems, dated interiors) that would scare off retail buyers.
- You cannot afford the thousands of dollars and months of work required to bring the house up to retail standards.
- You do not want to deal with contractors, permits, or renovation stress.
- You want to sell the house "as-is"—meaning you leave behind whatever you don't want, and we take care of the rest.

3. You Value Simplicity and Certainty (Control)

Traditional sales involve agents, showings, open houses, negotiations, and the constant risk of a buyer's financing falling through.

You Should Choose Cash If:
- You want to avoid paying the 5% to 6% agent commission.
- You don't want strangers constantly walking through your home for showings.
- You need a guaranteed closing date that you choose, with no risk of the deal falling apart due to inspection issues or failed bank appraisals.
- You inherited a house and live out of the area (absentee owner), making it impossible to manage repairs or an extended selling process.

If a Cash Sale is NOT the Right Option for You

If your house is in excellent, move-in-ready condition and you have plenty of time (3-6 months) to wait for the highest possible price, then listing with an agent might yield a higher gross sales price.

But for speed, convenience, and absolute certainty, our all-cash offer is unparalleled.

Do I need to clean my house before?

Our "Sell As-Is" Guarantee

One of the greatest benefits of selling your home for cash is the ability to walk away without doing anything to the property—no cleaning, no repairs, no staging, and no hauling junk to the curb.

What "As-Is" Truly Means

"As-Is" means that we will buy your house in its exact current condition, regardless of what needs to be fixed, cleaned, or removed.

1. No Cleaning Required

You do not need to lift a finger to clean the house before closing.

Leave It All: If the kitchen is dirty, the carpets are stained, or the garage is cluttered, it doesn't matter. We handle the deep cleaning and sanitation after the closing.
Move Only What You Want: Focus your energy on packing the items you want to keep.

2. No Repairs, Period

Forget about hiring contractors, getting quotes, or spending time fixing leaks and patching holes.

Structural Issues: Roof leaks, foundation problems, old HVAC—we factor all of these costs into our offer, but you are not responsible for fixing them.
Cosmetic Issues: Peeling paint, old appliances, outdated wallpaper—we cover the replacement and updating of everything.

3. Take What You Want, Leave the Rest (Junk Removal)

This is the feature sellers love the most. You do not need to rent a dumpster or pay for junk removal.

Unwanted Furniture: Leave old couches, mattresses, or bulky items.
Trash and Debris: Leave the general clutter, trash, and debris that has accumulated in the basement, attic, or garage.
Gardening Equipment, Tools, etc.: If you don't want it, leave it behind.

When you sell to us, your only responsibility is moving your personal belongings and signing the paperwork. We take care of everything else.

What areas do we buy houses in?

Michiana Service Area: Counties and Key Cities

We proudly buy houses for cash across the entire Michiana region, encompassing counties in both Northern Indiana and Southwest Michigan. If your property is located within any of the areas listed below, we are ready to make you a no-obligation, all-cash offer.

Northern Indiana Counties

County

Major Cities & Towns Included

Elkhart County

Elkhart, Goshen, Nappanee, Bristol

Kosciusko County

Warsaw, Syracuse, Winona Lake, North Webster

LaPorte County

LaPorte, Michigan City, Westville, Walkerton

Marshall County

Plymouth, Bremen, Argos, Bourbon

St. Joseph County

South Bend, Mishawaka, Granger, Osceola

Starke County

Knox, North Judson, Hamlet

Southwest Michigan Counties