San Diego County · Local buyers since 2003
Sell your San Diego house for cash, exactly as it sits.
No repairs. No cleanout. No commissions. No showings. A written offer within 24 hours and a closing date that you pick — not the bank.
- We show you the math. Every offer arrives with the comps, the repair estimate and the arithmetic behind the number.
- We buy with our own funds. No assigning your contract to a stranger. Proof of funds before you sign.
- We'll tell you when listing is better. If the open market nets you more, we say so and can introduce you to a local agent.
Get your cash offer
Free, no obligation, no repairs — an answer within 24 hours.
We buy with our own funds
No assigning your contract to a stranger, no "investor network," no daisy chain. Proof of funds on request.
Since 2003 in this market
Two decades in San Diego real estate and mortgage, roughly 100 houses renovated, now building multifamily here.
We show you the math
Every offer comes with the comps, the repair estimate and the arithmetic behind the number.
Honest about the alternative
If listing on the open market nets you more, we say so and can introduce you to a local agent.
The process
Three steps, and you can stop at any one of them
There is no cost and no obligation until you sign a purchase agreement. Most sellers go from first call to written offer in about a day.
Tell us about the property
Send the address and anything we should know — tenants, a probate, damage, a deadline. Fill in the form or just call. We do not need photos or paperwork to start.
We walk the house
One short visit, usually within 24 to 48 hours. Nothing needs to be clean or empty. You will meet the person who actually signs the check, not an acquisitions rep from out of state.
You get a written offer
With the comparable sales, the repair scope and the arithmetic attached. Accept it and pick a closing date, or take it to another buyer and compare. Either is fine with us.
The part nobody else publishes
Here is exactly how we arrive at a number
Most cash buyers will not tell you how they price a house, which is why so many sellers assume the offer is arbitrary. It is not. There are four variables and everyone in this business uses the same four.
Offer = After-repair value − Repairs − Holding & resale costs − Return
Run it yourself with your own numbers, then compare our offer against it. If our arithmetic does not hold up, you should not sell to us.
Open the offer calculator- Typical range70–85% of after-repair value, depending on the repair scope
- What raises itLight cosmetic work, a strong location, clear title, a simple close
- What lowers itMajor systems, foundation or fire damage, permit problems, long timelines
- What we never chargeCommissions, listing fees, service fees, repair credits
- What we payStandard seller closing costs — escrow, title and transfer
Why people call us
The situations we handle every week
Almost nobody sells this way because it is fun. They sell this way because something about their situation makes a conventional listing painful, slow or impossible.
Inherited a house
Probate, out-of-state heirs, a full house and siblings who need to agree.
Selling an inherited homeBehind on payments
A notice of default recorded, a sale date set, and equity you can still protect.
Foreclosure optionsDivorce or separation
A clean, fast, provable number when neither of you wants a six-month listing.
Selling during a divorceRental with tenants
Sell occupied. No notices to serve, no relocation to pay, no vacancy to create.
Selling with tenants in placeFire, water or mold damage
Damaged, red-tagged or mid-claim — we buy before the repairs, not after.
Selling a damaged houseRelocating or downsizing
A firm closing date so you are not carrying two housing payments.
Selling around a moveAn honest comparison
Cash offer, agent listing, or national iBuyer?
We are not the right answer for every house. Here is the comparison with the parts that usually get left out.
| Selling to us (cash) | Listing with an agent | National iBuyer | |
|---|---|---|---|
| Time to a firm price | Within 24 hours of seeing the property | 30–60 days of showings before a solid offer | 24–48 hours, then often revised after inspection |
| Typical days to close | 7–21 days, or any date you pick | 45–75 days including loan underwriting | 14–60 days |
| Repairs and cleanout | None — leave what you don't want | Usually required to compete | Repair credits deducted after inspection |
| Showings and open houses | None | 10–30+ strangers through your home | None |
| Agent commission | $0 | 5–6% of the sale price | $0 commission, 5%+ service fee |
| Closing costs | We pay standard seller closing costs | Seller pays 1–2% | Deducted from proceeds |
| Financing falling through | No lender involved | Roughly 1 in 15 escrows fall apart | No lender involved |
| Price you receive | Below retail — see the math | Highest gross price | Below retail, minus fees |
Where we buy
Every city in San Diego County
We are local. We know the difference between a Casa de Oro hillside lot and an Otay Ranch tract house, and we price them differently.
Chula Vista
From 1950s Westside ranch homes to Otay Ranch tract houses with Mello-Roos.
Cash offers in Chula VistaOceanside
Beach bungalows in South O, inland tract homes, and fast military relocations.
Cash offers in OceansideEscondido
Old Escondido bungalows, 1970s ranch homes, and rural parcels on well and septic.
Cash offers in EscondidoEl Cajon
1950s–70s ranch homes on big East County lots, plus fire-zone insurance headaches.
Cash offers in El CajonCarlsbad
Olde Carlsbad teardowns, Barrio cottages and La Costa homes that need work.
Cash offers in CarlsbadLa Mesa
Village bungalows and hillside ranch homes, many held by one family for decades.
Cash offers in La MesaNational City
Small lots, older stock and a lot of tenant-occupied houses and 2–4 unit buildings.
Cash offers in National CitySpring Valley
Unincorporated County lots, unpermitted additions and hillside acreage.
Cash offers in Spring ValleyAlso buying in La Mesa, Santee, Poway, Spring Valley, Lemon Grove, Imperial Beach, Coronado, Del Mar, Solana Beach, Ramona, Fallbrook, Bonita, Lakeside, Alpine, Rancho Santa Fe and the surrounding unincorporated county.
All areas we buyQuestions sellers ask us first
How fast can I sell my house for cash in San Diego?
Most sellers get a written offer within 24 hours of us seeing the property, and closings typically run 7 to 21 days from an accepted offer. Seven days is realistic when title is clear and there is one owner; longer if there is a probate, a lien to clear, or a payoff demand that a lender is slow to produce. If you need more time, you set the date — a 60- or 90-day close is just as easy for us as a fast one.
How much will you actually pay for my house?
As a rule of thumb, a cash offer on a house needing work lands somewhere around 70% to 85% of what the house would be worth fully renovated, with the exact figure driven by the repair scope. We do not think you should have to take that on faith, so we publish the formula and the assumptions on how we calculate your offer, and every offer we send includes the comparable sales, the repair estimate and the arithmetic.
Are there any fees or commissions?
None. There is no agent commission because no agent is involved, no listing fee, no service fee, and we pay the standard seller-side closing costs including escrow and title. The number we agree on is the number that goes on your settlement statement, minus only your existing loan payoff, any liens, and prorated property taxes.
Do I need to make repairs or clean the house?
No — and please do not. We buy in as-is condition, and money you spend on repairs before selling to us does not come back to you in a meaningfully higher offer. Leave the furniture, the appliances, the garage contents and anything else you do not want to move. Clearing the property is our cost.
How does the process work, step by step?
Four steps. One: you send the address and a bit about the property. Two: we walk it, usually within 24 to 48 hours — about twenty minutes, no staging required. Three: you get a written offer with the comps and the repair estimate attached. Four: if you accept, we open escrow at a reputable local title company and close on the date you chose. There is no obligation at any point before you sign.
Am I obligated to accept the offer?
No. An offer is an offer. Plenty of the people we make offers to end up listing with an agent instead, and a few decide not to sell at all. We do not charge for the visit, we do not use high-pressure tactics, and we do not need an answer on the spot. A written number in hand makes every other option easier to evaluate.
Why is a cash offer lower than the market price?
Because you are selling a different thing. On the open market you sell a renovated, staged, marketed house to a buyer who waits 45 days for a loan — and you pay for the renovation, the wait and about 8% in commissions and costs to get there. Selling to us, you sell the house exactly as it is, today, with no work, no showings, no fees and no risk of the deal collapsing. We take on the repairs, the holding cost, the market risk and the resale expenses, and our offer reflects that. The honest question is not which price is bigger but which one nets you more once every cost is counted.
What types of property do you buy?
Single-family houses, condos and townhomes, duplexes, triplexes and fourplexes, manufactured homes on owned land, and vacant land in most of the county. Any condition, occupied or vacant, tenanted or empty, in probate, in default, damaged, or perfectly fine but inconvenient to list. We do not buy timeshares.
See what your house is worth in cash.
One short form. A real number within 24 hours. Zero pressure.