01 Cleveland & Cuyahoga County
Sell your Cleveland house as-is. Fair cash offer, no fees, close on your timeline.
No repairs. No commissions. No obligation. Tell us about the house and we will bring you a straight number — then you decide.
- Local to Cleveland
- No fees or commissions
- Close in as little as 14 days
- No-obligation offer
02 How it works
Three steps, and you set the pace of every one.
No listing, no showings, no open houses, no waiting on somebody else's mortgage approval to come through.
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01
Tell us about the house
Fill in the short form or call us. We only need the address and a rough idea of the condition and your situation to get started.
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02
Walkthrough & cash offer
We look at the property — in person or on a video call if that is easier — and follow up with a written cash offer and the reasoning behind the number.
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03
Pick your closing date
Accept and choose a date at a local title company. They handle the title work and the paperwork; you show up, sign, and get paid.
03 Situations we help with
Most people who call us are dealing with something, not just selling.
None of these are unusual, and none of them are a problem on our end.
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Inherited a property
A house you did not plan for, often in another city, often full of a lifetime of belongings. You can leave all of it.
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Probate
We regularly buy through probate and can work with the estate's timeline and attorney rather than against them.
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Behind on payments or taxes
Missed mortgage payments or Cuyahoga County tax delinquency. Payoffs are handled at closing by the title company.
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Code violations
Open City of Cleveland violations, a condemnation notice, or a board-up order. We take the property with them.
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Tired of being a landlord
Late rent, turnover, repair calls at midnight. We buy with tenants in place — you do not need to evict anyone first.
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Vacant house
Sitting empty, insurance getting harder to keep, copper walking out the back door. Vacancy does not lower our interest.
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Divorce
A clean, quick sale with a certain date is often what makes the rest of the agreement workable. We keep it low-drama.
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Relocation
A job or family move that will not wait 90 days for a buyer's financing. Pick a closing date that fits your move.
04 Why a cash sale
Where a cash sale wins — and where it does not.
Selling to us is not better than listing in every case. Here is the honest comparison so you can tell which one fits your house.
| Selling to us | Listing with an agent | |
|---|---|---|
| Condition | Sold as-is. No repairs, no cleaning, no clear-out. | Repairs, paint, and staging are usually needed to get the best price. |
| Commissions & fees | None. We also cover customary closing costs. | Commission plus seller-paid closing costs and concessions. |
| Time to close | As little as 14 days, or a later date you choose. | Time on market, then 30–60 days for the buyer's financing. |
| Certainty | No lender, no appraisal contingency, no financing fall-through. | Deals can fall apart at appraisal, inspection, or underwriting. |
| Showings | One walkthrough. No open houses, no lockbox. | Repeated showings, often on short notice. |
| Price | Below full retail — that is the trade for the four rows above. | Highest potential price, minus fees, repairs, and carrying costs. |
Being straight about the price. A cash offer is normally below what the same house would fetch fully repaired and listed on the open market. We are buying condition, speed, and certainty, and that has a cost. If your house is in good shape, you can wait a few months, and you can afford the repairs, an agent will often net you more — and we will tell you so on the call rather than let you find out later.
05 Questions
The things sellers actually ask us.
Something not covered here? Call (216) 465-6007 and ask.
Are there any fees or commissions?
No. There is no commission, no listing fee, and no charge for the offer itself. We also cover the customary closing costs charged by the title company. The number we agree on is the number you see on the settlement statement, less any payoffs already secured against the property such as a mortgage, tax lien, or judgment.
How fast can you close?
As little as 14 days once title comes back clear, because there is no lender and no appraisal to wait on. If a title issue turns up, or if you simply need more time, we work to your date instead. Sellers regularly pick 30, 60, or 90 days out so they can line up their next move.
Do I have to clean out the house first?
No. Take what matters to you and leave the rest. Furniture, appliances, a full basement, decades of belongings — none of it needs to be removed, and none of it changes the offer. Clearing the property is our job after closing, not yours before it.
What if the house needs major repairs?
That is usually the kind of house we buy. Roof failure, foundation movement, fire or water damage, knob-and-tube wiring, a condemned or boarded property, open code violations from the City of Cleveland — none of it disqualifies a house. We buy as-is, which means we take the condition as it stands and never ask you to fix anything.
Am I obligated to accept the offer?
No. Requesting an offer costs nothing and commits you to nothing. You are free to accept it, sleep on it, take it to a real estate agent for comparison, or decline it outright. Nothing is binding until you sign a written purchase agreement, and there is no fee or penalty if you never do.
How do you calculate the offer?
We start from the after-repair value: what your house would realistically sell for on the open market once it is fully repaired and updated, based on what comparable Cleveland homes actually sold for recently. From that we subtract the cost of the repairs and updates it needs to reach that price, the costs of holding and reselling it, and our margin. What is left is your cash offer.
We will walk you through those numbers line by line if you want to see them. Nothing about the math is a secret.
Will my offer be less than a full retail listing?
Usually, yes, and we would rather say so plainly. A cash offer trades some price for speed, certainty, and the removal of repairs, commissions, showings, and financing risk. If your house is in good condition, you can wait several months, and you can afford to make repairs, listing with a good agent will often net you more money — and we will tell you that on the call if it is true for your property.
Do you buy rented or occupied houses?
Yes. We buy vacant houses, owner-occupied houses, and rentals with tenants in place, including tenants who are behind on rent. You do not need to evict anyone or end a lease before selling to us. Tell us the occupancy situation up front so the closing is structured correctly.
06 Get your offer
Tell us about the house.
Two short steps. We will call you back to talk it through and set up a walkthrough — there is nothing to sign and nothing to pay.
Prefer to talk first? Call (216) 465-6007.