Buying in all 50 states
We buy houses for cash, in any condition, on your timeline.
No agent commissions. No repairs. No showings, no cleaning, and no waiting to find out whether a stranger’s mortgage gets approved.
And we do not make you an offer. If you are selling, you already know what you need to get for the house. Tell us that number and we will tell you straight whether we can work with it.
No commissions
We are the buyer, not an agent and not a wholesaler.
No repairs
We buy in any condition, including houses nobody would list.
You pick the date
Fast if you need fast. Later if you need later.
The price holds
We do not agree a number and then move it before closing.
We are a direct buyer using our own funds, not a lead broker. Your details are not sold on to a list of other investors, which is what happens on most sites that look like this one.
How selling to us actually works
Three steps, no pressure at any of them, and a real person on the other end of every one.
Tell us about the house, and your number
The address, a rough sense of its condition, and what you need to get for it. You do not need photos, an appraisal, repair estimates, or anything cleaned up first.
About 2 minutes
We check whether your number works
We pull comparable sales, look at the condition ourselves, and do the arithmetic against the figure you gave us. One walkthrough, at a time that suits you, and we pay for any inspection.
Usually within 24 to 48 hours
You get a straight answer, not a pitch
Yes we can do your number, or no we cannot and here is exactly where the gap is. In writing, with no pressure and no expiry games. If it works, a title company handles closing and you pick the date.
Close in about 1 to 3 weeks, or later if you prefer
Two things go wrong with cash buyers
Almost every bad story in this business is one of these. Both are worth recognising before you call anybody, including us.
The insulting number
A number so far below anything reasonable that it is obviously an opening move rather than a serious one. It is a tactic aimed at people assumed to be desperate enough to take it, and the reason it is so common is that it occasionally works. If a number ever makes you feel small, that is not a reflection of your house.
The number that moves
More common, and worse. Somebody agrees a good price, you sign, you stop taking calls, you book the movers. Then days before closing the number comes down. Usually this is because they were never buying it. They had it under contract to sell that contract on, could not find anyone at their price, and so yours has to move instead.
We are the actual buyer
We buy with our own funds and the deed comes to us. We are not assigning your contract to somebody else, which means there is no third party whose absence forces a renegotiation later. If we tell you your number works, that is the number we close on.
It is also why we can start from your number instead of ours. We buy three different ways: all cash, seller financing, or subject to your existing mortgage. So the question is which structure reaches what you need, not how far down we can talk you.
A high number is often reachable when you are flexible about when you get paid. If you need all of it on Friday, the number comes down. Both are real deals and we will show you the arithmetic for each.
How to tell a real buyer from a wholesaler, in one question →
Whether this beats listing depends on your house
Most sites in this business will not show you this comparison honestly, because one row of it does not favor them. Here it is anyway.
| Selling to us | Listing with an agent | |
|---|---|---|
| Commissions and fees | None. We are the buyer. | Typically 5 to 6 percent of the sale price |
| Repairs before selling | None. We buy as-is. | Usually required, plus whatever the inspection turns up |
| Cleaning and showings | None. One walkthrough. | Ongoing, on a stranger's schedule |
| Who pays closing costs | We cover the standard costs | Commonly split, varies by state |
| Time to close | About 1 to 3 weeks, or a date you pick | Roughly 30 to 60 days after a buyer's offer is accepted |
| Risk of the sale falling through | Low. No lender involved. | Real. Financing and appraisal can both end it. |
| Likely sale price | Below full retail | Full market value if the house shows well |
The last row is the trade-off and we are not going to hide it. Selling to a cash buyer buys speed, certainty, and the ability to skip repairs entirely. If your house is in good condition and you can wait, listing it will usually net you more money.
See the full breakdown, with the arithmetic worked through →
Why people call us
Almost nobody sells a house this way because it is convenient. There is usually a reason, and we have handled most of them before.
Facing foreclosure
There is usually more time and more equity left than lenders make it feel like.
What to know →Inherited a property
Often shared between siblings, full of belongings, and costing money every month.
What to know →House needs major repairs
Roof, foundation, mold, or a renovation somebody started and never finished.
What to know →Tired of being a landlord
Tenants in place, mid-lease, or one who has stopped paying entirely.
What to know →Divorce or separation
One clear number and a firm date, so both parties can move on.
What to know →Vacant or unwanted house
Empty houses deteriorate faster and cost more to insure than people expect.
What to know →Relocating for work
A start date that will not move and a house that has not sold yet.
What to know →Behind on mortgage payments
Missed payments are not the same as losing the house or the equity.
What to know →Back taxes or liens
Liens get paid from the proceeds at closing. They do not block a sale.
What to know →
Where we buy
All fifty states. Every market page carries the current numbers for that market rather than the same paragraph with the city name changed. Nationally, the typical home is worth $372,000 and takes about 51 days to go under contract, as of July 2026.
Who buys your house
You are dealing with me, not a call center
I am Nikita Levitan. I look at the property, work out the number, and sign for it myself. If you have a question about your number, you are talking to the person who decides on it.
More about how we work →Common questions
- Do you make an offer on my house?
- No, and that is deliberate. Almost everyone who calls us already knows what they need to get for the house, whether that is clearing the mortgage, covering a probate split, or funding the next move. So we ask for that number instead of opening with one of our own. Then we do the arithmetic out loud: what comparable houses nearby have actually sold for, what it will cost us to bring yours to that condition, the costs of holding and reselling it, and our margin. If your number fits inside that, we say yes. If it does not, we tell you exactly where the gap is rather than talking you down.
- Is there any cost or obligation to talk to you?
- No, on both counts. There is no fee to tell us your number, no fee if we agree on it, and no fee if you walk away. We are the buyer, so there is no commission. We also pay the standard closing costs.
- Will you pay full market value?
- Usually not, and anyone who promises that is not being straight with you. We buy below full retail because we take on the repairs, the carrying costs, and the risk of reselling. What you get in exchange is speed, certainty, no repairs, no showings, and no commissions. For some houses and some situations that is clearly the better deal, and for others it is not.
- How fast can you close?
- When title is clean, roughly one to three weeks. The limit is usually the title search and payoff statements rather than the money. If you need longer, say for a move or for probate to clear, we can set the closing date further out instead.
- Do I need to clean or repair anything?
- No. Not the roof, not the plumbing, not the carpet. You can leave furniture and belongings behind if you want to. We buy houses in genuinely any condition.
- Do you actually buy the house, or do you sell the contract to someone else?
- We buy with our own funds. You are dealing with the buyer directly, which is why we can commit to a closing date and hold to it.
Tell us what you need for the house
You already know your number. Tell us what it is and we will tell you straight whether we can work with it. About two minutes, no obligation, never a fee. If we are not the right answer for your situation, we will say so.