Good to know
Questions, answered.
Policies, fees and the awkward questions, like how we make money and whether we ever sell your contract to someone else. All in plain language.
The offer
How do you come up with your offer?
We start with what the house would sell for after it's fixed up (the after-repair value), based on recent nearby sales. Then we subtract the repairs, our costs to buy, hold and resell, and our margin. Every one of those lines is on your written offer.
Why is a cash offer lower than what an agent says my house is worth?
Because we pay for the repairs, the holding costs and the resale costs, and we need a margin to stay in business. If your house needs little work, that gap is big, and listing usually makes more sense. We'll tell you that.
How long is the offer good for?
14 days. No countdowns and no "today only". If you need longer to talk it over with family, ask.
Will you lower the offer later?
Only if something turns up that neither of us knew about, like a sewer line break found on a camera scope. If that happens, we show you the evidence and you can walk away.
Fees and closing
Do I pay any fees or commissions?
No commission and no fees to us. We pay the title company's closing fees. Like any sale, your mortgage and any liens get paid off from the sale money, and property taxes are split by date.
Who handles the money?
An independent local title company. Our earnest money goes to them when we sign, and they pay you at closing by wire or check.
Can I back out after I sign?
The contract spells out when either side can cancel. Read it, and have a lawyer read it if you like. We'd rather you take a week and feel good than sign fast and regret it.
Who we are
Are you real estate agents?
No. We buy houses with our own money and our lenders' money. We don't represent you, and our offer is not an appraisal. If you'd like someone on your side, hire an agent or a real estate lawyer.
Do you ever sell my contract to another investor?
Rarely. Most houses we renovate and resell, and some we keep as rentals. If we ever plan to assign your contract to another buyer, we tell you in writing before you sign, not after.
How do you make money?
From the margin line on your offer, after the repairs and the resale. On a typical house that's about 10% of the after-repair value, and it covers the risk of surprises.
Your situation
I'm behind on my mortgage. Should I call you?
Call a HUD-approved housing counselor first. They're free. If selling turns out to be your best option, we're happy to show you the numbers.
Do I need to clean out the house?
No. Take what you want and leave the rest. We set aside anything that looks personal, like photos and papers.
Can you buy a house with tenants in it?
Yes. Leases transfer to us and deposits move at closing.
Which areas do you buy in?
St. Louis City, St. Louis County, St. Charles County and northern Jefferson County.
Behind on payments? Free HUD-approved housing counselors: (800) 569-4287. Have a legal question? Please ask an attorney; we can't give legal advice. More about how we price on How it works.
Get started
Get the numbers. Then decide.
Call or fill in five quick steps. You'll get a written offer with the math, and it stays open for 14 days. If listing would net you more, we'll say so.
When we answer
- Monday to Friday
- 8 a.m. to 6 p.m.
- Saturday
- 9 a.m. to 1 p.m.
- Sunday
- Closed
Leave a message after hours and we call back the next morning.
Or start online
Five short steps: the address, the condition, your timeline, how to reach you, and a review. About three minutes.
Get my cash offer4400 Chippewa St, Suite 3, St. Louis, MO