Sell Your House As‑Is. On Your Timeline.

We are a real estate investment company that buys single-family homes directly from their owners, in as-is condition, and usually plans to assign the purchase contract to a cash buyer before closing.

In plain terms: you tell us about the property, we send a written offer, and you decide whether to accept it. If you do, the home sells without a listing, without repairs on your side, and without an agent commission coming out of your proceeds.

No. We are the buyer, not your agent, and we are not a brokerage, a law firm, or a title company. We do not put your home on the MLS, we do not represent you in the transaction, and we do not give legal, tax, or financial advice.

If you want someone in your corner, hire an attorney or a tax professional you trust before you sign. We would rather you did that than skip it.

An assignment transfers our rights under the purchase agreement to another buyer, who then closes on the same terms we agreed with you. We tell you in writing that we may assign the contract before you sign anything, and any assignment fee we earn is disclosed in writing too. The price we agreed with you does not change because of it.

Single-family houses are the focus. We also look at townhouses, duplexes, small multi-family buildings of three or four units, and mobile or manufactured homes on land the owner controls.

Condition matters much less than location and title. We buy homes that need a roof, have kitchens from thirty years ago, have sat empty for years, or carry code violations that would stop a mortgage lender from financing them.

No. As-is means no repairs, no cleaning, no staging, no showings, and no open houses. Take what you want with you and leave the rest; the cleanout is part of what we buy, not a chore we hand back to you.

Most of the sellers who contact us are dealing with one of these: property tax debt or another lien they cannot clear, an inherited home or an estate still in probate, a house that has been sitting vacant, a home that needs more work than they want to take on, a rental they are tired of managing, a divorce or separation, or a job move that makes the timeline tight.

None of that is required. If you simply want to sell without listing the house, that is reason enough to ask for an offer.

Usually, yes, when it is a single-family home or a small multi-family building. An existing lease keeps running after closing, so the tenant keeps their home and their terms. We ask for the lease details early so the offer reflects the rent and the condition of the property.

Often. Probate takes time, and we would rather wait for the court than push an estate faster than it should move. We can make an offer while probate is open and close once the personal representative has authority to sell.

Every heir does not need to agree before we talk to you, but everyone with an interest in the property does need to sign before closing.

As fast as the title work allows, or as slowly as you need. Because we pay cash there is no lender underwriting, no appraisal contingency, and no financing that can fall through, so a straightforward home with clear title can close in a couple of weeks. Probate, a quiet-title problem, or a payoff negotiation with a lienholder takes longer, and we say so up front rather than after you have moved out.

The closing date is agreed in writing before you sign, and it can move later if you need it to.

No. An offer is only an offer. Asking for one costs nothing, there is no commission on our side of the table, and nothing binds you until you sign a purchase agreement. If the number does not work for you, say so.

We start with recent sales of similar homes nearby, then subtract what the house needs, the cost of holding and reselling it, and the risk of whatever we cannot see yet. That is why an as-is offer usually lands below the price a renovated home would fetch on the open market.

It is an estimate of what we can pay, not an appraisal of what your home is worth.

No. An appraisal is an opinion of market value prepared for a lender by a state-certified appraiser. Our offer is a business proposal: what we are willing to pay, in cash, as-is, on written terms. If you need a value opinion for a lender, an estate, or a tax matter, you need an appraisal, not our number.

Nothing. There is no fee to ask and no obligation to accept. If you do accept, the usual seller-side closing costs are set out in the written offer before you sign, so there are no surprises at the closing table.

We work in Riverside County in California; Harris, Dallas and Tarrant in Texas; Franklin, Cuyahoga and Hamilton in Ohio; Maricopa, Pima and Pinal in Arizona; Jefferson, Mobile and Madison in Alabama; and Miami-Dade, Broward and Palm Beach in Florida. That is deliberate: the rules, the recording offices, and the demand all differ from one county to the next, so we confirm in writing whether we can buy where your property sits before we make an offer. If we cannot, we tell you instead of stringing you along.

"Yard" refers to the land around the house(the property itself)not landscaping. We do not offer lawn care, landscaping, maintenance, or repairs. Our business is buying and selling real estate, and the name has never meant yard service.

No. We reply by email, usually within two business days, and we answer questions before we ask for anything. If you decide the timing is wrong, tell us and we will stop. Your information is not sold and not added to a mailing list, and you can ask us to delete it at any time. The privacy policy explains how.

Yes. If you buy single-family homes in one of our states, join the buyer list with your price range, the property types you want, and your criteria. We email you when a contract is signed in a market you asked about, and not before.