Questions we get asked, answered properly

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.

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.

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.

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.

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.

All of San Diego County — the City of San Diego, Chula Vista, Oceanside, Escondido, Carlsbad, El Cajon, Vista, San Marcos, Encinitas, National City, La Mesa, Santee, Poway, Spring Valley, Lemon Grove, Imperial Beach, Coronado, Del Mar, Solana Beach, and the unincorporated county including Ramona, Fallbrook, Alpine and Lakeside. See the areas we buy in.

Yes. Documents are signed electronically or with a mobile notary wherever you are, escrow handles the rest, and your proceeds are wired. You never need to travel to San Diego.

Talk to us. Once escrow opens there is a signed contract with real terms, but we are not in the business of forcing an unwilling seller through a closing. In practice we would far rather cancel cleanly than drag someone across a finish line they no longer want to cross.

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.

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.

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.

We pull recent closed sales of genuinely comparable properties near yours — same neighbourhood, similar size, similar lot, adjusted for condition — to establish what the house is worth once renovated. Then we price the work it needs at what our contractors actually charge, subtract holding and resale costs, subtract a return on the project, and that is the offer. The full breakdown is on how we calculate your offer, including a calculator you can run yourself.

We pay standard seller-side closing costs — escrow fees, title insurance and the customary transfer costs. You remain responsible for paying off your own loan and liens and for your share of prorated property taxes, both of which come out of the proceeds at closing rather than out of your pocket.

Very common and usually solvable. Tax liens, mechanics liens, HOA liens, judgment liens and delinquent property taxes are typically paid out of the proceeds through escrow, so you do not pay them up front. Open code enforcement cases and unpermitted work do not stop us either — we buy the property as it is and deal with the jurisdiction afterward. Tell us early; every one of these is easier to price at the start than to discover in escrow.

Then a straightforward cash sale may not work, and we will tell you that rather than waste your time. Options can include a short sale negotiated with your lender, a loan modification, or bringing money to closing. We will run the payoff math with you on the first call so you know which situation you are actually in.

Yes. We buy occupied properties subject to the existing leases, so you do not need to serve notices, pay relocation assistance, or create a vacancy. Send the rent roll with the address. More on selling with tenants in place.

Yes, including sales that require court confirmation. What matters is whether the personal representative has authority to sell; we can sign a contract before that and close once authority is in place. More on selling an inherited house.

Yes, and it is one of the most common calls we get. Financed escrows collapse over appraisals, insurance quotes, inspection findings and buyer loan denials. Because we use our own funds and no appraisal, none of those apply. If your house is already listed, check your agreement — you may owe your broker a commission on a sale during the listing period, and we would rather you know that before we talk numbers.

Some are, some are not. The useful test is whether the buyer is actually buying. A large share of the signs and postcards you see come from wholesalers who put your house under contract and then shop that contract to real buyers, which is why deals get renegotiated late or fall apart entirely. Ask any cash buyer three questions: Are you buying this yourself or assigning the contract? Can you show proof of funds? Which title or escrow company do you use? A real buyer answers all three immediately. We buy with our own funds, we do not assign contracts, and we will send proof of funds before you ever sign anything.

Yes, on request and before you sign anything. If a cash buyer hesitates when you ask for proof of funds, that tells you what you need to know.

A local principal who has worked in San Diego real estate and mortgage since 2003, has renovated close to a hundred houses in this county, and now develops small multifamily here. You deal with that person directly, not a call centre and not an acquisitions rep three states away. The principal is a licensed California real estate licensee (DRE #01902107) buying as a principal for his own account — he is not acting as your agent in a cash purchase.

Then list it, and we will say so. For a clean, updated house in a strong neighbourhood with time to wait, the open market usually wins and it is not close. Our offer is worth taking seriously when the house needs real work, when you need certainty on a date, or when the situation — a probate, a divorce, tenants, a default — makes a conventional listing painful. If listing is clearly better for you and you would like an introduction to a local agent who works your area, we are glad to make one and we take nothing for it.