Straightforward answers about selling your Maryland house for cash.

We make offers based on real data — comparable sales, estimated repair costs, and carrying costs. Our offers are fair given that we’re buying as-is, in cash, with no contingencies and no commissions on your side.

We start with the after-repair value (ARV) — what the property would sell for on the open market once fully renovated. From that number we subtract estimated repair costs, holding costs during renovation (typically 3–6 months of taxes, insurance, utilities, and financing), transaction costs on our eventual resale, and a profit margin that makes the investment viable. On a $300,000 ARV property needing $60,000 in repairs, a typical offer might fall in the $195,000–$215,000 range depending on location and market conditions. We’re transparent about this math and will walk you through it if you ask.

None whatsoever. Requesting an offer costs you nothing and commits you to nothing. We don’t pressure, we don’t follow up aggressively, and we don’t take it personally if you decide not to sell to us.

Most sellers receive a written cash offer within 24 hours of contacting us. Estate properties may take a bit longer, but we’ll always keep you informed on timing.

Yes. If you have information we may not have accounted for — recent upgrades, comparable sales, or circumstances affecting timing — share it with us and we’ll reconsider. We’ll always give you an honest explanation for where we land.

Step 1 — Contact us with your property address and basic details. Takes about 90 seconds.

Step 2 — We research comparable sales, pull property records, and call you back within 24 hours with a written cash offer and a clear explanation of how we arrived at the number.

Step 3 — You review the offer with no pressure and no deadline. Ask questions, involve your attorney or family — we’re not going anywhere.

Step 4 — If you accept, we open title at a licensed Maryland title company, conduct a brief walkthrough, and schedule closing on whatever date works for you. Funds are wired at closing.

Total time from first contact to cash in hand: typically 2–3 weeks for a straightforward sale, 7 days if you need to move fast, or longer for estate and probate situations.

You’ll need to sign closing documents, but for out-of-state sellers or estate sales this can often be done remotely via mail-away or mobile notary.

No. You don’t repair, clean, or stage anything. You don’t need to remove furniture or belongings — we handle that after closing. We buy the property exactly as it stands.

For most properties, yes — a brief walkthrough to confirm condition. For out-of-state sellers or difficult-access estate properties, we can sometimes work with photos for a preliminary offer with a final walkthrough before closing.

Yes — this is one of our specialties. We work directly with Personal Representatives and coordinate with estate attorneys. We make an offer early and close once the estate has authority to sell.

Once your Letters of Administration are issued, you can sign on behalf of the estate. We’re familiar with Maryland probate requirements and work with your attorney to ensure everything is properly documented.

Yes, though it’s more complex. Once an administrator is appointed and heirs are identified under Maryland’s intestacy laws, the property can be sold. We can help point you in the right direction if you’re unsure where to start.

Not inherently — it just takes longer. All heirs typically need to sign at closing. We’re patient and flexible, and we don’t create pressure that makes family dynamics harder.

Absolutely — and we encourage it. We’re happy to communicate directly with your attorney, provide documentation they need, and coordinate our closing timeline with the estate administration schedule.

Yes. Foundation issues, roof failures, fire damage, water damage, mold, hoarder cleanouts — condition affects the offer price, not our willingness to buy.

We factor violations and unpermitted work into our offer but they don’t prevent us from buying. We’ve handled city citations, open permits, and housing department flags many times. We deal with it after closing.

No. This is especially common with estate properties. Take what matters to you — we handle the rest. No charge for this; it’s just part of how we work.

Yes — this is very common and it doesn’t prevent a sale. Liens, back taxes, HOA arrears, and judgments against the property are identified in a title search early in the process and paid off at closing directly from sale proceeds. You don’t need to come up with those funds in advance. Our title company acts as the neutral party that handles all payoffs. We factor the lien amounts into a net proceeds estimate so you know exactly what you’ll walk away with before you decide to proceed. Maryland tax sale properties and homes with Baltimore City housing citations are situations we’ve handled many times.

We’ve closed in as little as 7 days. The typical timeline is 2–3 weeks for title search and paperwork. Estate and probate sales take longer by nature — we work within whatever timeline the administration requires.

Yes — this is one of the main advantages of selling to us. Once we have a signed agreement, we schedule closing on whatever date works best for you. Need more time to move? No problem.

Funds are wired to you at closing by the title company. You receive the agreed amount minus any liens or back taxes paid off on your behalf. The title company acts as the neutral third party — we don’t handle the money directly.

Life happens. Let us know as early as possible and we’ll accommodate you. We’ve delayed closings for family situations, estate complications, and moving logistics — and we’ve never walked away from a seller who communicated openly.

Possibly — and we’ll tell you honestly when we think it’s true. If your property is in good condition, in a strong Maryland market, and you have 60–90 days to spare, a traditional sale might net you more. But the comparison isn’t offer price to offer price — it’s net proceeds after agent commissions (5–6%), repair costs to get “market ready,” carrying costs during listing, buyer concessions, and the risk of financing falling through. On a $250,000 sale those costs can easily total $20,000–$35,000. Our offer already has those costs factored in on our side, so what we offer is what you receive at closing.

Agent commission (5–6%), closing costs (1–3%), repairs to get “market ready,” staging, carrying costs during the listing period, and the risk of financing falling through. On a $250,000 home that can easily total $25,000–$40,000 before you net proceeds.

You can — some sellers do. But a property that sits accumulates “days on market” which signals problems to buyers and leads to lower offers over time. If your property needs significant repairs or you’re time-sensitive, listing first can cost you more in the long run.

No — we are direct buyers, not agents. We buy your house with our own cash. No commissions, no MLS listing, no showings, no waiting on financing approval. We are the buyer.

Yes — and time is the critical variable. In Maryland, foreclosure is a judicial process that typically takes several months from first notice to auction. As long as the auction hasn’t occurred, you generally still have the right to sell your home. A fast cash sale can pay off the mortgage balance in full, stop the foreclosure, and potentially leave you with proceeds rather than a foreclosure on your credit record. We can typically move from offer to closing in 7–14 days when there’s urgency. Call us immediately if you have an auction date — don’t wait.

No. We buy properties with tenants in place. You don’t need to go through an eviction process before selling. We assess the tenant situation and factor it into our offer.

Vacant homes deteriorate faster and we’ll account for that in our offer — but it doesn’t prevent us from buying. We’ve purchased homes vacant for years in significant disrepair. If it’s accruing tax debt or violations, we help resolve those as part of the transaction.

Very common — we work with out-of-state heirs regularly. We conduct the walkthrough ourselves and share findings remotely. Closing documents can be signed via mail-away or mobile notary. You don’t need to travel to Maryland.

Yes. We handle divorce-related sales with discretion. Both owners need to agree and sign at closing, but beyond that we keep it as simple as possible. If there’s a court order involved, we work with your attorneys to structure it properly.