No repairs. No cleanout. No judgment. We buy houses exactly as they sit.
Foundation failure, fire damage, forty years of deferred maintenance, a house packed to the ceiling — we've bought them all. Condition changes our number, never our answer.
The as-is trap on the retail market
Technically you can list any house 'as-is' with an agent. Practically, the retail market punishes it three ways: most buyers can't get financing on a house with serious condition issues (lenders require the roof, foundation, and systems to pass), the buyers who remain are bargain-hunting flippers, and even they will re-negotiate after the inspection report lands. 'As-is' listings routinely die at inspection — twice — before selling for less than the first cash offer would have been.
When we say as-is, the inspection is our problem. We look once, we price it, and the number doesn't shrink on the way to closing.
What we've bought (actually, not theoretically)
- Foundation problems — slab cracks and pier-and-beam failures, the North Texas clay-soil classic
- Roof and storm damage — including houses with active leaks and hail history insurers walked away from
- Fire and water damage — partially burned and flood-damaged structures that only a cash buyer can legally close on
- Hoarder houses — packed to the ceiling. Take what you want; we clear the rest after closing, no judgment ever
- Unfinished projects — the remodel that ran out of money or steam, torn-open kitchens and all
- Code violations & condemnations — citation stacks, demolition orders, and city liens resolved through title at closing
- Aging systems — aluminum wiring, cast-iron drains, original 1960s everything
How condition affects the offer (the honest version)
Repairs come out of the number — we won't pretend otherwise. We estimate what it truly costs to bring the house to market standard, using the same contractor pricing we pay every month, and subtract it from the fixed-up value along with our margin. What you skip in exchange: months of contractor quotes, $0 spent up front, no inspection renegotiation, no financing fall-throughs, and a guaranteed close. For a house that needs real work, that trade usually beats the theoretical retail price nobody was actually going to pay.
Get your options in 24 hours
Tell us the address — we'll call with a real number and straight answers.
Questions we hear most
Is any house too far gone for you to buy?
Almost never. If the structure is standing, we'll make an offer — and if the house is truly past saving, the land still has value and we'll price it that way. The only honest 'no' we give is when we can't make a number that beats your alternatives, and we'll tell you that straight.
Do I need to clean the house out first?
No — not even a little. Take what you want to keep and leave everything else: furniture, appliances, the garage, the shed. Post-closing cleanout is built into how we operate.
The city has cited my property and fines are stacking up. Can you still buy it?
Yes. Code liens and fines get identified in the title search and paid from proceeds at closing, and the buying stops the meter running. Bring us the notices — the sooner we close, the less the city collects from your equity.
Will you still buy if the house has unpermitted additions?
Yes. Garage conversions, add-on rooms, enclosed patios done without permits — extremely common, and a nightmare for financed buyers. We price the house as it actually stands, permits or not.
Get a straight answer today.
One call or one short form. Within 24 hours you'll know your number and your options — with zero obligation to take either.