Buying in all 50 states
Whatever is going on with the house, there is a way through it.
We are Nikita and Sabrina, and we buy houses for cash ourselves, with our own money. The ones that need work. The ones with tenants who stopped paying. The ones still full of forty years of somebody’s life.
You do not have to fix anything, clean anything, or explain anything. We also will not put a number on your house. You already know what you need to get for it. Tell us that, and we will tell you straight whether we can work with it.
Call and you will usually get Sabrina. (615) 576-8827
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
Once we agree on a number, we do not move it before closing.
We buy with our own money. We are not a lead broker. Your details are never sold 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 idea of its condition, and what you need to get for it. No photos, appraisal, or repair estimates needed, and nothing has to be cleaned up first.
About 2 minutes
We check whether your number works
We look up recent sales of similar homes nearby and see the house ourselves. Then we check the math against your number. It takes 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
Either yes, we can do your number, or no, we cannot, and here is exactly where the gap is. You get it in writing, with no pressure and no deadline 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 two. Learn to spot both before you call anyone, including us.
The insulting number
A number so low it is clearly an opening move, not a serious one. It is a tactic aimed at people who seem desperate enough to take it. It stays common because it sometimes works. If a number ever makes you feel small, that says nothing about your house.
The number that moves
This one is more common, and worse. Someone agrees to a good price. You sign, stop taking calls, and book the movers. Days before closing, the number drops. Usually they were never buying the house. They meant to sell your contract on, found no one at their price, and now yours has to move.
We are the actual buyer
We buy with our own money, and the deed comes to us. We do not pass your contract on to someone else. So there is no missing third party to force a new price 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 one reaches what you need, not how far down we can talk you.
You can often reach a high number if 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 math 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. A failed loan or a low appraisal can 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 will not hide it. Selling to a cash buyer gets you speed, certainty, and no repairs at all. If your house is in good shape and you can wait, listing it will usually get 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 shows the current numbers for that market, not the same paragraph with a new city name. Nationally, the typical home is worth $369,000 and takes about 53 days to go under contract, as of August 2026.
Who buys your house
You are dealing with me, not a call center
I am Nikita Levitan. I look at the property, check the math on your 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 on purpose. Almost everyone who calls us already knows what they need from the house. It might be clearing the mortgage, splitting an estate in probate, or paying for the next move. So we ask for your number instead of opening with ours. Then we do the math out loud. We start with what similar houses nearby have actually sold for. We take off what it will cost us to bring yours up to that condition, the costs of holding and reselling it, and our margin. If your number fits, we say yes. If it does not, we show you exactly where the gap is. We never try to talk 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, 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 holding costs, and the risk of reselling. In exchange, you get speed, certainty, no repairs, no showings, and no commissions. For some houses and situations, that is clearly the better deal. For others, it is not.
- How fast can you close?
- When the title is clean, about one to three weeks. What slows things down is usually the title search and the loan payoff paperwork, not the money. Need more time, for a move or for probate to finish? We can set the closing date further out.
- 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. We buy houses in truly 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.
Talk to us before you decide anything
You do not need a number ready, or photos, or a plan. Want to know your real options, even the ones that do not involve us? Call and ask.
Sabrina usually picks up. (615) 576-8827