Honest answers.

Below retail. That's the truth on every cash offer in this category. The exact number depends on your house's after-repair value, the rehab it needs, and the closing/holding costs. We explain every line on the offer email — see how we make offers for a worked example.

If you have six months and the house is in good shape, a Realtor will likely net you more. We'll say so if it's true.

Yes — funded out of our operating account, wired to the title company's escrow before closing, disbursed to you at signing. No mortgage on our side, no financing contingency, no appraisal requirement. The "cash" in cash offer means we close without a lender involved.

No. No application fee, no service fee, no agent commission, no closing fees on your side. The number on the offer is the number you walk away with, minus any mortgage payoff, liens, or back taxes that the title company resolves directly with the lien holder at closing.

You're trading retail price for speed and certainty. That's the catch. We pay below what a fully-renovated, listed-on-MLS, staged-and-showed version of your house would sell for. In exchange you get a 24-hour offer, 7-to-21-day close, no repairs, no showings, no commission, and no chance the buyer's financing falls through at the last minute.

About 90 seconds after you enter the address. Five short steps, almost no typing — most of it is dropdowns and checkboxes. You can pick "not sure" on most fields if you don't know the answer.

Within 24 hours of submitting, by email. If we need anything to make the offer (a follow-up question about a structural issue, or a clarification on the address), the email will say so. Otherwise the email contains the offer and the math.

Not unless you ask us to. We don't list a phone number on this site, and our default is email-only. If you'd like a call, the form has a checkbox for it on the contact step — we'll call within a business day.

Usually no. For most properties, we make the initial offer based on what you describe in the form plus our own comp research and (sometimes) a public-records lookup. If we need to see the inside before closing, we'll say so on the offer email — one walkthrough at a time you choose, with us (no parade of buyers, no open house).

Before you sign the purchase agreement: no problem. Reply to the offer email and say so, and we close the loop. After you sign: there's a standard inspection contingency window where either side can back out. After that, we both perform — but we don't pursue you for damages if you change your mind at closing. Life happens.

Yes. Leave whatever's in the house — furniture, clothes, documents, the contents of the basement and attic. We take the property as-is and handle removal ourselves. You don't need to fly back, sort through anything, or hire a clean-out service. If there's anything you want preserved, just tell us before closing.

Usually yes, depending on how close the date is. The faster you submit, the more options. We can close in as little as 7 days if the title is clean. Closing before the foreclosure sale satisfies the mortgage at closing — your credit record shows "paid in full" instead of "foreclosure," which is the difference between a 2-year credit ding and a 7-year one.

No. The title company handles lien and tax payoff at closing — the amount comes out of the cash at closing, and you get the remainder. We've closed plenty of deals with judgment liens, mechanic's liens, code-violation fines, and 5+ years of back taxes. As long as the math still works after paying everything off, we can make it work.

Yes. We buy occupied properties. We do not require you to evict, give notice, or "deliver vacant." We take the tenants and the existing leases. Some of our purchases stay as rentals after we close.

If you're dealing with non-paying or problem tenants, mention that in the form — it doesn't disqualify the property, and it affects close timing more than offer price.

All of those are buyable. The condition is reflected in the rehab line of the offer math, not in whether we'll make an offer. The more accurate you are in the form about what's wrong, the more accurate the initial offer — and the less likely we need to renegotiate after a walkthrough.

That's a common situation, and it's not a problem. Pick "hoarder / cleanout situation" in the form. We've seen it. You don't need to clean a single room, sort a single pile, or apologize for anything when we walk through. Leave the keys; we take it from there.

At a local title company in Allegheny County. You pick from a short list we work with regularly, or we'll use whichever one your title is already with. Closing typically takes 30 to 60 minutes — you sign the deed and a handful of standard transfer documents, the title officer notarizes, and the wire goes out.

At closing. The title company wires the proceeds to your bank account the same day you sign — usually within a few hours. If you prefer a check, that's an option too.

If your mortgage payoff plus liens and taxes exceeds our offer, the title company will calculate the shortfall and either you bring funds to closing, or we work with the lender on a short sale (where the lender accepts less than the full balance). We'll be clear about which it is on the offer email — and we won't close a deal where you'd have to bring money out of pocket without telling you up-front.

Not required, but always your right. Pennsylvania doesn't require attorney representation for residential closings — the title company handles the documents. If you'd feel better with your own attorney reviewing the purchase agreement, you should hire one. We'll send the documents to whatever email address you specify.

Submit the address and ask in the form's notes field on the contact step, or reply to our offer email with the question. We answer everything by email within a business day.