If you’ve ever driven past a bandit sign that says “We buy houses for cash” and wondered who’s behind it and whether anyone actually does that, you’re not alone. I spent years as a real estate investor and consultant, meeting homeowners in tricky situations: job relocations on tight deadlines, homes mid-renovation with a contractor who vanished, inherited properties full of furniture and old paperwork, places that wouldn’t pass a traditional inspection without expensive fixes. Cash home buyers exist to solve those scenarios quickly. When handled well, the process is straightforward and faster than a traditional sale. When handled poorly, you get missed details and misaligned expectations.
This guide walks the path from reaching out to a buyer to walking away with funds in your account, and all the decision points that come in between. If you’ve been thinking, “I need to sell my house fast,” this will help you judge whether working with cash buyers fits your needs.
What “we buy houses for cash” really means
Cash buyers use their own funds or private financing to buy property without waiting for a conventional mortgage. That eliminates the loan approval timeline, the lender’s appraisal requirements, and many of the contingencies that slow traditional deals. In practice, this can compress a sale from 45 to 60 days down to 7 to 21, sometimes even faster in states with streamlined title processes.
That speed comes with a trade-off. Cash offers tend to be below what you’d get if you listed the home, showed it for several weeks, negotiated through contingencies, and waited out an appraisal. The discount covers risk, holding costs, repairs, and the buyer’s profit margin. Depending on property condition and demand in your area, the difference might be modest or it might be significant. On a clean, move-in ready home in a hot zip code, the discount might be 5 to 10 percent from what a retail buyer would pay. On a house with a sinking porch, outdated electrical, and a roof at the end of its life, the gap can widen to 15 to 30 percent or more.
Not every company that says “we buy houses” is the same. Some are national brands with standardized processes, some are local investors who know every street and contractor by first name, and others assign contracts rather than closing themselves. The type matters if you care about certainty of closing and timeline.
A realistic timeline from hello to closing
When someone calls a cash buyer, the first conversation typically lasts 10 to 20 minutes. They’ll ask about the address, square footage, bedrooms, baths, roof age, HVAC age, and general condition. They might ask about your reason for selling. You are not obligated to share more than you’re comfortable with, but context helps the buyer propose solutions. For instance, if you need a leaseback after closing to coordinate a cross-country move, some buyers can offer that. If you need funds sooner for a medical bill, a buyer might offer an earnest money deposit you can access after inspection.
After the initial call, most buyers pull public records and comparables. They’ll propose either a preliminary range or a single number with the caveat that it’s subject to a quick walkthrough. The walkthrough is usually the next day or within a few days. Many buyers can work from photos and a video call if you prefer not to host someone in person, though in-person visits tend to lead to more solid offers.
From there, paperwork and title work start. In states with title companies, the buyer opens title, the company runs a search for liens, judgments, unpaid taxes, HOA balances, and any clouds on title. In attorney states, the attorneys handle that process. Title clean-up is where timelines stretch. A clean title can close in a week. Liens, probate issues, or missing releases can take 2 to 6 weeks to resolve.
It’s common for the buyer to offer to pay standard seller closing costs in a cash deal. That doesn’t mean there are zero costs, but it often means your net is simpler to calculate. Without agent commissions and with the buyer covering many fees, what you see on the contract can be close to what you walk away with, taxes and prorations aside.
The step-by-step, without fluff
Some processes look tidy on paper but messy in practice. This one genuinely runs in a clear sequence most of the time. Here is the core workflow as it plays out in the field.
- Initial contact and property info: You call, submit a web form, or text. They ask for basics and your timeline, and they confirm whether the property is owner-occupied, tenant-occupied, or vacant. Walkthrough and offer: They tour the home, either in person or virtually. Expect questions about systems, structural items, previous repairs, and any known issues. You get an offer the same day or within 24 to 48 hours. Contract and earnest money: If you accept, you sign a purchase agreement, often via e-sign. Earnest money goes to a neutral title company or attorney within a day or two. Title work and due diligence: Title search begins. The buyer may bring a contractor or inspector for a short follow-up visit. If the offer was “as is,” this is mostly to plan the rehab, not to renegotiate unless there is a serious surprise. Closing and payout: Once title is clear, you pick a closing date that fits your move. You sign, hand over keys, and funds hit your account by wire, often same day.
Many variations exist, but those five beats cover nine out of ten deals I’ve seen. When deviations happen, it’s usually because of title hiccups, occupancy issues, or a last-minute discovery like a city lien for unpermitted work. A competent buyer doesn’t panic at these, they sequence the fix and keep you updated.
How offers are actually calculated
Behind every quick offer is a simple investment equation. Most buyers start with the after repair value, or ARV, which is an estimate of what the home will sell for once fully renovated and listed. They subtract repair costs, holding costs, transaction costs, and their desired profit. What remains is the maximum they can pay.
Suppose your home would sell for 340,000 after a moderate renovation in your neighborhood. Repairs are estimated at 35,000 for a roof, paint, flooring, and electrical updates. Holding, utilities, insurance, and taxes during a 4 month project might be 8,000 to 12,000. Buyer transaction costs and resale costs can add another 8 to 9 percent when they list it later, say 27,000 to 30,000. If the investor needs a profit margin of 30,000 to 45,000, you can see how the initial offer lands somewhere near 200,000 to 230,000, depending on the exact numbers. The math isn’t a mystery, even if it’s not always spelled out.
You can ask the buyer how they arrived at the number. Good buyers will walk you through comps, repair assumptions, and their timeline. If they can’t explain it without jargon, that’s a flag.
Where speed truly saves you money
The phrase sell my house fast sounds like a marketing line until you stack up the carrying costs of waiting for a retail buyer. A vacant house that sits for 3 months might rack up 3,000 to 6,000 in mortgage payments, taxes, insurance, and utilities. If you’re maintaining lawn and pool service, add more. If the house needs repairs to qualify for FHA or VA financing, you might spend 8,000 to 20,000 upfront just to list. And if the buyer’s inspection asks for repairs or credits, you can be back in negotiations weeks into the process.
I saw a seller in Phoenix clear more by taking a cash offer that was 15,000 lower than a financed offer, simply because the financed buyer needed two repairs, an appraisal gap credit, and a 45 day timeline that overlapped a move to Texas. The cash buyer closed in nine days, covered HOA fees and closing costs, and gave the seller a two week leaseback at no charge. The soft costs and stress avoided mattered more than squeezing the last 1 percent of price.
On the other hand, if you’re not under time pressure and the home shows well, a traditional listing often nets more. That’s the honest trade-off.
Common scenarios where cash buyers shine
Inherited houses often come with distant heirs, packed garages, and paperwork that predates email. A cash buyer can buy the property with contents included and arrange post-closing cleanouts. If the estate is still in probate, an experienced buyer will coordinate with your attorney and structure the contract contingent on court approval.
Distressed properties with structural issues, code violations, or unfinished renovations can be tough to finance. Traditional lenders want habitability and safety. If the electrical panel is outdated or the roof leaks, many loan programs say no. Cash buyers say yes if the spread and scope make sense.
Landlord fatigue is real. A tenant stops paying, you’re out of state, and the eviction process could stretch months depending on jurisdiction. Some cash buyers will purchase occupied properties, even with nonpaying tenants. The price reflects the risk and the legal work to follow.
Sudden relocations, divorces, and medical situations often carry urgency. If you need control over timing, a cash sale lets you pick a date and avoid open houses, repairs, and inspections that stretch for weeks.
Paperwork, title, and what can slow you down
The contract for a cash sale is typically short. You agree on price, closing date, and a few key terms like who pays which fees, whether there’s an inspection period, and what stays with the property. You can insist on clarity about rent-backs, personal items, and penalties if either party misses a deadline. Do not skip reading these details. The contract sets the tone for everything that follows.
Title searches can surface surprises. I’ve seen unpaid solar leases that never got recorded properly, mechanics liens from a contractor dispute four years prior, and decades-old mortgages that were paid but never formally released. None of these are fatal, but they add days or weeks. If you suspect anything, mention it early. Buyers aren’t scared of problems they can plan for.
Property taxes, HOA dues, and utilities are prorated as of closing. If you owe back property taxes, expect them to be paid from your proceeds. If you’re in an HOA, ask for a payoff letter early. Some HOAs take a week or two to respond.
If you’re selling an inherited property without all heirs aligned, get a probate attorney involved as soon as possible. Many cash buyers will be patient and work within the legal process, but timelines depend on local courts, which means you should set expectations around months, not days.
Inspections and repairs in an as-is sale
As-is usually means the buyer isn’t asking you to fix anything. It does not mean the buyer won’t look carefully. A competent buyer wants to avoid ugly surprises like a failed sewer line or foundation heave, so they’ll bring a contractor to verify the scope. If their initial estimate assumed cosmetic updates and they discover a failing main drain that requires trenching a slab, they may attempt to renegotiate or walk away during the inspection period. You can negotiate back, or insist the original price stands and let them decide whether to proceed.
There’s a balance between transparency and oversharing. If you know the AC died last summer, say so. If you’ve never been in the crawlspace and have no idea about plumbing, that’s fine to state. Many renegotiations happen because the buyer’s expectations and the property’s reality didn’t match. Better alignment upfront leads to smooth closings.
Assignment vs. direct close: why it matters
Some companies go under contract with you, then assign the contract to another investor who actually brings the funds. This is common and legal in many places, but it introduces a variable. If you need certainty of closing on a fixed date, ask whether they are the end buyer or if they may assign. If assignment is allowed, you can require pre-approval of the assignee or insist on a nonrefundable deposit after a short inspection window.
Direct buyers close with their own funds or a line of credit. They usually bring more certainty but sometimes less flexibility on price. Assigners can occasionally pay more because they’re selling the opportunity to a broader network at a small spread. There’s no universally better choice, only what fits your goals.
Fees, closing costs, and what you actually net
Agent commissions don’t apply if you’re selling off-market directly to a buyer, though you can involve an agent if you want representation. Many cash buyers offer to cover standard seller costs: title policy, escrow fees, and sometimes transfer taxes. Always read the settlement statement before closing. It should list the contract price, your credits or charges, prorations, liens paid off, and your net proceeds.
If a buyer markets “no fees,” they usually mean no commissions and they cover most closing costs. They do not mean they’ll pay off your mortgage or back taxes for you without deducting them from proceeds. Be cautious with overly rosy promises. Good buyers will give you a net sheet early, even if it’s a rough draft, showing exactly how they expect the numbers to land.
Practical negotiation tips from the trenches
You can negotiate more than price. If you need to stay two weeks after closing, ask for a free leaseback or a nominal rent. If you need to leave belongings, ask whether the buyer will handle a cleanout. If you need funds early, some buyers will release part of the earnest money after the inspection period as a nonrefundable deposit you can use to book movers.
If you’re interviewing multiple buyers, say so. Provide the same information to each. Apples-to-apples comparisons work best when everyone’s working from the same facts. The highest offer isn’t always the best if the terms add uncertainty. A slightly lower offer with a hard earnest money deposit and a shorter inspection window might be safer.
When a buyer adjusts an offer after inspection, ask to see the line-item breakdown that changed. Maybe they discovered aluminum branch wiring, which requires special connectors at every junction. That’s a legitimate cost. Maybe they’re padding. You won’t know unless you ask.
How to vet a cash buyer quickly
You don’t need a magnifying glass, just a few solid checks. Ask for the company name as registered, not just a brand moniker. Look up their LLC in the state registry. Check reviews, but read them for substance, not just star ratings. Ask for a proof of funds letter. Reputable buyers won’t hesitate. Call the title company they propose and ask whether they’ve closed deals with this buyer before.
If something feels off, trust your instincts. High-pressure tactics, vague answers about funding, or reluctance to use a reputable local title company are red flags. There are plenty of legitimate cash buyers. You don’t need to tolerate sloppy behavior to sell fast.
Special cases: tax liens, foreclosures, and probate
Tax liens are common. Counties will gladly accept payment at closing, and the title company can handle this. The key is getting exact payoff amounts early, since interest can accrue monthly. The same goes for HOA liens and utility liens.
If you’re behind on your mortgage and foreclosure is on the horizon, disclose the timeline. Buyers can still close, but trustees’ sale dates are immovable after a certain point. I’ve seen buyers postpone sales by getting the lender what they need quickly, but that requires precision. Waiting until the week of the auction leaves very little room for error.
we purchase housesWith probate, timing hinges on the court. An investor who’s handled estate sales will help keep everyone aligned: heirs, attorney, and title. Expect a longer runway and consider the convenience premium part of the equation.
What you should gather before you call
Gathering a few items upfront makes everything smoother. You don’t need a thick stack of documents. Start with your mortgage payoff information or servicer contact, knowledge of any liens or solar agreements, HOA contact, and recent utility bills if the property is vacant. Photos help, even if the house isn’t staged. Exterior shots, kitchen, bathrooms, mechanicals if accessible, and any known trouble spots.
Having realistic expectations is just as important as paperwork. If your house needs 50,000 in work, you won’t net top-of-market numbers. But you can trade repairs and time for certainty and speed. That trade is what cash buyers offer.
When a traditional listing beats a cash sale
I’ve advised sellers to list rather than sell to me when the house showed well, needed less than 10,000 in work, and the neighborhood had strong buyer demand. If you have flexibility on timing and you’re comfortable with showings, it’s hard to beat full market exposure. An experienced agent can price strategically, manage multiple offers, and protect you through inspections and appraisal. You’ll pay commissions and live with a more complex process, but you may net more.
A hybrid is possible. Some sellers test the open market for two weeks with a strong list price and clear showing windows. If they receive weak offers or inspection demands are unreasonable, they pivot to a cash buyer with whom they’ve already opened a conversation. That way, they don’t lose momentum.
A brief, honest checklist to finish strong
Use this short checklist to keep the process tight and your stress low.
- Confirm the buyer’s ability to close: proof of funds, title company reference, and clarity on whether they assign contracts or close themselves. Lock down the terms that matter: price, closing date, inspection period length, who pays which fees, and any rent-back or personal property arrangements. Start title and payoff orders early: HOA statements, mortgage payoff, tax lien payoffs, and any solar or utility balances. Keep communication simple: one primary contact at the buyer’s company and one at the title company. Review your settlement statement the day before closing: confirm wire instructions, net proceeds, and prorations.
The bottom line on “we buy houses” companies
Cash home buyers fill a specific need: speed, simplicity, and certainty for properties or situations that don’t fit neatly into the traditional listing box. The process isn’t complicated, but it does rely on responsive communication and realistic expectations on both sides. Done right, you can go from first call to wire in 7 to 21 days, skip repairs and showings, and move on with your plans.
If that fits what you’re trying to solve, start with two or three reputable buyers, compare more than the headline price, and pick the team that answers clearly and puts things in writing. Plenty of sellers have used “we buy houses for cash” companies and sell my house fast walked away satisfied because they valued a sure thing over a higher but uncertain number. Your situation might call for the same, or it might point to the MLS. The good news is you have options, and with a little preparation, you can make the choice that serves you best.