Honest answers to every
question you have.

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

We’re not going to offer you pennies on the dollar. We also can’t offer full retail value — if we could, we’d go out of business. What we offer is a fair price for the certainty, speed, and simplicity we provide.

We start with the after-repair value (ARV) of your home — what the property would sell for on the open market once fully renovated. From there we subtract our estimated repair costs, our holding costs (insurance, taxes, utilities while we own it), and a modest profit margin that keeps us in business.

The result is what we can offer you in cash, as-is, with no fees on your side. It’s not a secret formula — it’s straightforward math, and we’re happy to share it with you.

None whatsoever. Requesting an offer costs you nothing and commits you to nothing. We’ll research your property, put together a real written number, call you to discuss it, and then the decision is entirely yours. 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. In some cases — particularly for estate properties where we need additional research — it may take a bit longer, but we’ll always keep you informed on timing.

Yes. Our initial offer is based on the information we have, and we’re always open to conversation. If you have information about the property we may not have accounted for — recent upgrades, comparable sales, or circumstances that affect timing — share it with us and we’ll reconsider.

We can’t promise we’ll always adjust the number, but we’ll always give you an honest explanation for where we land.

Step 1 — Tell us about your property. Fill out our form or call us directly. Takes about 90 seconds.

Step 2 — We research and call you. We review comparable sales, assess the property remotely, and call you back within 24 hours with a written offer.

Step 3 — You decide. Review the offer with zero pressure. Take as much time as you need. Say yes, say no, or ask questions — it’s completely your call.

Step 4 — We close. If you accept, we open title at a local Maryland title company, handle all the paperwork, and close on your chosen date. You receive cash at closing.

You’ll need to sign closing documents, but in many cases — particularly for out-of-state sellers or estate sales — this can be done remotely via mail-away or mobile notary. Talk to us about your situation and we’ll figure out the most convenient option.

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

For most properties, yes — we like to do a brief walkthrough before finalizing an offer. It’s not a formal inspection or appraisal, just a chance to confirm the condition and make sure our offer accurately reflects the property. We work around your schedule and try to make this as easy as possible.

For out-of-state sellers or estate properties where access is difficult, we can sometimes work with photos and available records to make a preliminary offer, with a final walkthrough before closing.

Yes — this is one of our specialties. We regularly buy properties that are going through the Maryland probate process. We understand the legal requirements, work directly with Personal Representatives, and coordinate with estate attorneys when needed.

We can make an offer early in the process and close once the estate has the authority to sell — we work around the probate timeline, not the other way around.

As Personal Representative, you have the authority to sell estate property once your Letters of Administration are issued by the Register of Wills. You’ll sign on behalf of the estate rather than as an individual seller.

We’re familiar with Maryland probate requirements and can work with your estate attorney to make sure the transaction is properly documented for court purposes. We also move at whatever pace the estate administration requires — there’s no pressure to close before you’re ready.

Yes, though the process is more complex. When someone dies intestate (without a will), the estate goes through Maryland’s intestacy laws to determine who the heirs are. Once an administrator is appointed and the heirs are identified, the property can be sold.

We’ve worked through many of these situations. The key is getting the right legal authority in place first — we can often help point you in the right direction if you’re not sure where to start.

Not inherently — it just takes longer. All heirs with an ownership interest typically need to agree to the sale and sign at closing. We’re used to working with multiple family members, some of whom may be out of state or have different opinions about selling.

We’re patient, we’re flexible, and we don’t create pressure that makes family dynamics harder. If you’re navigating disagreements among heirs, we recommend working with an estate attorney to clarify each party’s rights.

Absolutely — and we encourage it. Estate attorneys play an important role in making sure the transaction is legally sound and properly documented for the estate. We’re happy to communicate directly with your attorney, provide documentation they need, and coordinate our closing timeline with the estate administration schedule.

Yes. We’ve bought properties with foundation issues, roof failures, fire damage, water damage, mold, outdated electrical and plumbing, full hoarder cleanouts, and everything in between. The condition affects the offer price — it doesn’t affect our willingness to buy.

We factor code violations and unpermitted work into our offer, but they don’t prevent us from buying. We’ve dealt with city citations, open permits, and properties flagged by Baltimore City or county housing departments many times. We handle the resolution after closing — you don’t have to.

No. This is especially common with estate properties where clearing out a full household is emotionally difficult or logistically complicated. Take what matters to you — we’ll handle the rest. There’s no charge for this; it’s just part of how we work.

Yes. Liens and back taxes are typically resolved at closing from the sale proceeds — you don’t have to pay them out of pocket beforehand. Our title company handles the payoffs as part of the closing process. We’ll factor any known liens into our offer so you know exactly what you’ll net.

We’ve closed in as little as 7 days. The typical timeline is 2–3 weeks to allow for title search and paperwork. The limiting factor is usually title — not us.

Estate and probate sales take longer by nature since the court process has to run its course. We work within whatever timeline the administration requires.

Yes — this is one of the main advantages of selling to us rather than listing on the market. Once we have a signed agreement, we coordinate with our title company to schedule closing on the date that works best for you. If you need more time to move out, make arrangements, or wait on another transaction to close, we work around your schedule.

Funds are wired to you at closing by the title company — the same way any real estate transaction works. You’ll receive the agreed amount minus any liens, back taxes, or fees that are paid off at closing on your behalf. We don’t handle the money directly; the title company acts as the neutral third party.

Life happens. If you need to push the closing date, let us know as early as possible and we’ll do our best to accommodate you. We’ve delayed closings for all kinds of reasons — family situations, estate complications, moving logistics — and we’ve never walked away from a seller who communicated with us openly.

Possibly — if your property is in good condition, you have time to wait, and the market cooperates. Listing on the MLS gives you access to the broadest pool of buyers, which can drive up the final price.

But “more money on paper” isn’t always more money in your pocket. Consider agent commissions (typically 5–6%), closing costs, repair requests from buyers, carrying costs during the listing period, and the risk of deals falling through on financing.

When you sell through a traditional agent, typical costs include: agent commission (5–6% of sale price), closing costs (1–3%), repairs or updates to get the home “market ready,” staging costs, carrying costs during the listing period (mortgage, taxes, insurance, utilities), and the risk of a buyer’s financing falling through after weeks or months of waiting.

On a $250,000 home, those costs can easily total $25,000–$40,000 before you net your proceeds — and that’s before accounting for the time and stress involved.

You can — and some sellers do exactly that. The risk is that a property that sits on the market accumulates “days on market” which signals to buyers that something is wrong, often leading to lower offers over time. Listings that expire or are relisted tend to sell for less than they would have originally.

If your property needs significant repairs or you’re in a time-sensitive situation, listing first can cost you more in the long run than accepting a fair cash offer upfront.

No — we are direct buyers, not agents. We don’t list your property or represent you in finding another buyer. We buy your house directly with our own cash. This means no commissions, no MLS listing, no showings, and no waiting for a buyer to get financing approved. We are the buyer.

Yes — and time matters. If you’re behind on payments or have received a Notice of Intent to Foreclose, selling before the auction date may allow you to walk away with cash in hand rather than losing the property and your equity entirely.

We move fast in foreclosure situations and work directly with lenders when needed. Contact us as early as possible — the more time we have, the more options we can explore together.

No. We buy properties with tenants in place. You don’t have to go through a costly and stressful eviction process before selling to us. We’ll assess the tenant situation and factor it into our offer — but it doesn’t stop us from buying.

It matters in terms of the condition we’ll find when we walk through — vacant homes tend to deteriorate faster, and we’ll account for that in our offer. But it doesn’t prevent us from buying. We’ve purchased homes that sat vacant for years and were in significant disrepair.

If your vacant property is also accruing tax debt or has city violations, we can help you get out from under those as part of the transaction.

Absolutely — this is very common. We work with out-of-state heirs regularly. We can conduct the property walkthrough ourselves and share our findings with you remotely. Closing documents can often be signed via mail-away or mobile notary. You don’t need to travel to Maryland to sell your inherited property to us.

Yes. We handle divorce-related sales with discretion and move as quickly as both parties need. Both owners will need to agree to the sale and sign at closing, but beyond that, we keep the process as simple as possible. If there’s a court order involved, we can work with your attorneys to make sure the transaction is properly structured.