Cash offer
Sell your house fast in Fort Worth — as-is, for cash
No repairs. No cleaning. No showings. No agent commissions. A written offer within 24 hours of walking the property, and a closing date you choose — as soon as seven days.
When a cash sale is the right move
A cash sale isn't for everyone, and anybody who tells you otherwise is selling something. It's the right call when one of these is true:
- Time is the constraint. A foreclosure sale date, a job that starts in three weeks, a divorce decree with a deadline, a second mortgage payment you can't keep carrying.
- The house won't finance. If the roof is shot, the foundation has moved, or there's active water damage, most retail buyers can't get a loan on it. The FHA and conventional appraisers will flag it, and the deal dies. Cash doesn't care.
- You don't have repair money. Getting a Fort Worth house market-ready often runs $15,000 to $60,000 before you list. If you don't have that sitting around, listing it just means selling at a discount anyway — after months of showings.
- You want it over with. Some people simply don't want strangers walking through their house, a lockbox on the door, or three months of uncertainty. That's a legitimate reason.
What "as-is" actually means here
It means as-is. Not "as-is, but please mow the lawn and haul off the garage." We have bought houses with the previous owner's furniture still in them, with hoarding conditions, with fire damage, with foundations that had dropped four inches, with tenants who hadn't paid in eight months. Take what you want out of the house, leave everything else, and hand us the keys.
You will not be asked to:
- Make a single repair or improvement
- Clean, stage, haul off junk, or landscape
- Pay for an inspection, survey, or appraisal
- Cover closing costs, title fees, or commissions
- Hold open houses or accommodate showings
The honest tradeoff
A cash offer is below full retail market value. That's the deal: you're trading some price for speed, certainty, and zero cost or effort. Anyone promising you "full market value in cash, closing Friday" is either misleading you or planning to renegotiate later.
But compare the net, not the headline number. On a Fort Worth house listed at $280,000 you'd typically pay roughly 6% in commissions, 1–2% in seller closing costs, several thousand in inspection-driven repair credits, plus three to five months of mortgage, taxes, insurance and utilities while it sits — before counting what you spent getting it ready. Once you run those numbers side by side, the gap is often far smaller than people assume, and occasionally it goes the other way entirely.
We'll run that comparison with you honestly. And if listing clearly wins for your house, we'll tell you so and point you toward finding a good local agent — we'd rather be the people who gave you a straight answer than the people who bought your house for less than it was worth.
What to watch out for in other cash buyers
Fort Worth has a lot of "we buy houses" signs, and not all of them are the same business. Before you sign anything with anyone, ask:
- "Are you buying this yourself, or assigning the contract?" Many operations never intend to close — they lock you up under contract and shop it to actual buyers. If they can't find one, they walk and you've lost weeks.
- "Can you show me proof of funds?" A real buyer produces it without hesitating.
- "Is this number final, or subject to inspection?" Get it in writing.
- "What's the earnest money, and is it non-refundable?" A serious buyer puts up real earnest money.
- "Which title company do we close at?" Closing at a reputable, independent local title company protects you.
Get your no-obligation cash offer
Tell us about the property. We'll follow up within one business day — no pressure, no fee, no obligation.
Cash offer vs. listing on the market
The real comparison, laid out plainly.
| Cash offer from us | Listing with an agent | |
|---|---|---|
| Time to close | 7–14 days, or your date | 60–120 days on average |
| Repairs needed | None — we buy as-is | Usually $10k–$60k to be competitive |
| Commissions | $0 | Typically ~5–6% of sale price |
| Seller closing costs | We cover them | Roughly 1–2% of sale price |
| Showings & open houses | None | Ongoing until it's under contract |
| Cleaning & hauling | Leave everything | Required — buyers judge on condition |
| Risk of falling through | Very low — no financing | Appraisal and loan denials are common |
| Holding costs while you wait | None | Mortgage, taxes, insurance, utilities |
| Sale price | Below full retail | Full market value — before costs |
| Best when | Speed, certainty, condition, or hassle is the issue | The house shows well and you have time |
FAQ
Cash offer questions
How do you calculate your cash offer?
We start with the after-repair value — what your house would sell for on the open market once it's fully renovated, based on actual recent sales within about a mile. From that we subtract the cost of the repairs the house needs, our carrying and closing costs while we own it, and a profit margin. What's left is your offer. We show you those numbers. If you think our repair estimate is high, tell us — we'll look again.
Are there any fees or commissions?
None. No commission, no listing fee, no closing costs, no 'processing' or 'transaction' fee. The number we offer is the number that hits your account, minus only your existing mortgage payoff and any liens or property taxes owed on the house.
Will you lower the offer after an inspection?
That's the single most common complaint about cash buyers, and it's a real problem in this industry. Our offer accounts for condition when we make it, which is why we walk the property first instead of quoting sight-unseen over the phone. The only thing that changes a number after the fact is a genuine surprise nobody could see — an undisclosed title issue, active foundation movement under a slab, that kind of thing — and we'd show you the evidence.
Do you actually buy with cash, or do you wholesale it?
We buy with our own funds and close in our own name. Ask any buyer this question and ask them to prove it — a proof-of-funds letter, or the closing statements from their last few purchases. A lot of 'we buy houses' operations are really assigning your contract to someone else, which is why their closings fall apart.
What if my house has a mortgage on it?
Completely normal. The title company pays your lender off at closing out of the purchase price, and you receive whatever is left. If you owe more than the house is worth, there are still options — including a short sale we can help negotiate.
Can I sell if there are tenants in it?
Yes. We buy tenant-occupied property regularly and take it subject to the existing lease. You do not need to evict anyone, give notice, or get the property vacant before selling to us.
Find out what your house is worth to us
It takes two minutes to ask and there is never an obligation. Worst case, you learn what your options are.