How It Works

Step 1: Submit Your Property

Use the form on our contact page. There are separate tabs for a house and for land, because the questions are different. For a house we ask about condition, occupancy, and property type. For land we ask about acreage, zoning, and utilities.

What actually helps us move fast:

The full address, or the parcel ID and county for land
An honest description of condition, including anything you know is broken
Whether the property is occupied, vacant, or rented
Your ideal timeline, and whether there is a hard deadline like an auction date
Any survey, plat, title report, or inspection you already have

You do not need to clean, stage, or photograph anything. Photos help but are not required.

Step 2: We Research the Property

This is the part most sellers never see, and it is where the offer comes from. We look at:

Comparable sales. Recent sales of similar properties in the same area, adjusted for condition and size.
Repair scope. A line-item estimate for what the property needs, based on age, condition, and what we can see.
Title status. Open liens, judgments, back taxes, and anything that will need to be cleared at closing.
Local demand. How quickly properties like this are moving in that submarket right now.
Carrying cost. Taxes, insurance, utilities, and the time we expect to hold it.

We may call you with a few questions. We may also walk the property if you are local to Louisville. For out-of-state properties we work from photos, county records, and a local contact where needed.

Step 3: You Receive a Written Offer

For a house, the offer usually arrives within 24 hours. Land takes longer because county research and comparable land sales take more digging, so expect a few business days.

The offer states the price, the closing costs we cover, the earnest money we will deposit, and the timeline. It is written, not verbal, and it does not expire in an hour to pressure you.

You have three options: accept it, counter it, or decline it. There is no fee and no obligation at any point. If you want to see the math behind the number, ask and we will walk through it.

Step 4: Close Through a Title Company

Once you accept, we open title with a licensed title company or real estate attorney in your state. They handle the deed, the payoff of any existing mortgage or lien, and the settlement statement.

You choose the closing date. Seven days is the fastest realistic timeline for a clean house. Two to three weeks is typical. If you need 60 or 90 days to move, we can hold the contract open.

You do not have to attend in person. Many title companies offer remote or mobile signing, and some sellers close entirely by mail.

Typical Timeline

Day 0

You submit the property details. Two minutes on the form.

Day 1 to 3

We research comps, condition, and title. You receive a written offer.

Day 3 to 10

You accept, we open title, and the title company clears any liens or payoff items.

Day 10 to 21

Closing. You sign, you get paid, and we take the property as-is.

Land timelines run longer because surveys, plats, and heir research take time. A clean lot with clear title can still close in two to three weeks.

What Can Slow a Closing Down

Most delays are paperwork, not people. The ones we see most often:

Open probate. The estate has not been closed, so the seller does not yet have authority to convey title.
Unreleased liens. An old mortgage, judgment, or mechanic's lien that was paid but never released of record.
Missing or unknown heirs. Common with inherited land that has passed through several generations.
Survey and deed mismatches. The legal description does not match what is on the ground.
Open code enforcement or municipal liens. The city or county has a claim that must be resolved at closing.
Tenant occupancy. A lease that needs to be addressed before possession transfers.

We identify these as early as possible. A delay you know about in week one is manageable. A delay you discover the day before closing is a problem.

What We Handle So You Do Not Have To

Repairs, renovations, and cleanout after closing
Coordination with the title company and any lienholders
Payoff of existing mortgages and recorded liens from the proceeds
Utility transfers and property tax proration
Code enforcement follow-up on properties we buy
Disposal of anything you leave behind

Houses and Land Work Differently

A house offer is driven by after-repair value and repair cost. A land offer is driven by access, utilities, zoning, and comparable land sales. That is why the land form asks different questions and why land offers take a few extra days.

If you are selling both, submit them separately so each gets the right analysis. See sell vacant land for the land-specific detail.

Frequently Asked Questions

How long does the whole process take?

For a house with clear title, the offer usually comes within 24 hours and closing takes two to three weeks. Seven-day closings are possible but depend on the title company. Land takes longer to research, so expect a few business days for the offer.

What information do you need from me?

The property address or parcel ID, the general condition, whether it is occupied, and your ideal timeline. If you have a survey, plat, or title report, send it, because it speeds up the offer.

Do I need to be at the closing?

Not necessarily. Many title companies offer remote or mobile signing, and some sellers close by mail. If you are out of state, tell us and we will arrange it.

What can delay a closing?

The most common delays are title issues, open probate, unreleased liens, missing heirs, and surveys that do not match the deed. We identify these early so they do not surprise you at the closing table.

Is there any cost to get an offer?

No. There is no fee, no obligation, and no contract required to receive an offer. You can accept it, counter it, or decline it.