Straight answers about selling your house to us

A cash offer is a direct, as-is purchase that can close in as little as 15 days. The Retail Buyer Program fixes your net in writing, then we sell to an owner-occupant buyer, typically in 30–45 days. It usually nets more but takes longer. We can show you both numbers.

A cash sale can close in as little as 15 days when title is clear, or on any later date you choose. Retail Buyer Program sales typically close 30–45 days from contract.

No. We buy as-is, and you can leave behind anything you don't want. In the Retail Buyer Program, buyer credits of up to $15,000 replace repairs, and we clean vacant homes before showings at our expense.

Single-family homes, rentals, inherited and estate properties, vacant homes, homes needing major repairs, and homes with code violations or liens. If it is unusual, send it anyway.

You pay no agent commission on a cash sale, and nothing comes out of your agreed net in the Retail Buyer Program. Closing costs are spelled out in the agreement before you sign.

After-repair value, minus repairs, minus resale costs, minus a margin that makes the deal work. We show you each number. Read more in how cash offers are calculated.

Only if a walkthrough reveals something photos could not show, like a failing roof or smoke damage. If that happens, we show you exactly what changed and why, and you decide how to proceed.

It may not be. Some buyers send inflated numbers and cut them right before closing, or cancel when their inspection period ends. Our number is based on what we and our partners actually pay, so it is one we can close on.

That's fine. An offer doesn't obligate you to anything. Use it as a benchmark.

A title company and escrow agent, or a closing attorney in attorney states. Buyer funds go to them, and they wire your proceeds to you. Money never passes through us.

Usually, yes. These are paid from the sale proceeds at closing, so you need no cash upfront. See selling with liens or back taxes.

Often, yes, if there is enough time before the sale date. Contact us as early as possible. See selling a house in foreclosure.

Yes. The personal representative usually needs court authority to sign, and we coordinate with the estate attorney. See probate sales and inherited houses.

Yes, with leases in place. We coordinate access respectfully with your tenants. See selling a rental with tenants.

No. On cash sales we can often build in time to stay after closing. In the Retail Buyer Program, a leaseback of up to 30 days is available with a holdback.

No. We are real estate investors who buy homes directly through SMS Capital Solutions LLC. On a cash offer, the home may be purchased by us or a vetted investor partner. Retail Buyer Program sales are marketed and negotiated with a licensed broker or agent.

Yes. If you have a property under contract, visit our JV page to submit your deal.