How It Works
Submit, Sign, Close: Cash in Your Account in as Little as 7 Days
We buy houses directly across Iowa. Submit your property in two minutes, get a cash offer within 24 hours, and close on your timeline through a local Iowa title company. No commissions. No staging. No financing or inspection conditions. No surprises.
The Process
Three Steps, Submission to Closing
Tell us about your property
Submit the address and a few details, situation, timeline, mortgage status, condition. Two minutes, no obligation. We don't need showings or inspections to issue an offer.
Get a cash offer in 24 hours
We pull comparable sales, factor in condition, and send a clear offer within one business day. No financing condition, no inspection condition, no insurance condition.
Close on your timeline
Pick the closing date that works, as little as 7 days, or out to several months. Closing happens through a local Iowa title company. Your mortgage gets paid out, net proceeds wired to your account.
The Detailed Walkthrough
What Each Step Actually Looks Like
Most sellers reaching out are in a tight spot, financial, logistical, or both. Below is the honest play-by-play of how a direct cash sale runs from the day you submit your property to the day net proceeds land in your account.
- 1
Day 0 · 2 minutes
Submit your property
Fill out the form on any page or call us. We ask about the address, your situation, your timeline, the mortgage status, and the condition of the property. We don't need access, photos, or inspections to issue an offer, most sellers never let us inside until after the offer is accepted.
What you provide
- Property address
- Brief situation context (inherited, behind on mortgage, tired landlord, relocating, divorce, etc.)
- Your ideal closing timeline
- Mortgage balance, if known
What happens next
The submission lands with our acquisitions team, who pull comparable sales, condition signals, and any title-side flags. You'll hear from us within 24 hours with a offer.
- 2
Day 1 · within 24 hours
Receive a cash offer
Our offer is anchored to the property's after-repair value (ARV) less the cost to bring the home back to retail-ready, holding costs while we hold it, and a reasonable margin. The number is what we can pay, transparent, no bait-and-switch. No financing condition, no inspection condition, no insurance condition. Take your time reviewing it; talk to your attorney or accountant; come back with questions.
What you provide
- Time to review, no pressure to sign on the spot
What happens next
Once you accept, the deal goes to a local Iowa title company. The purchase agreement documents the price, closing date, and any specific terms (contents-and-all, vacancy date, tenancy assumption, whatever the file requires).
- 3
Days 7 to 60 · your choice
Close through a local title company
Closing happens through a local Iowa title company (yours or one we recommend). They confirm the title is clear, pay off your existing mortgage, and walk you through the simple closing paperwork. On closing day, your mortgage and any back taxes are paid off and the rest is sent straight to your account. Closing can be as fast as 7 days, or further out if you need more time.
What you provide
- Photo ID for closing
- Most recent property tax statement
- Current mortgage statement
- HOA / condo documents, if applicable
- Probate paperwork, if it's an inherited property
What happens next
The money lands in your account on closing day, the title transfers to us, and the sale is done.
Cash Sale vs MLS
Direct Cash Sale vs Listing on MLS
The two paths look different the day you submit, the day you close, and every day in between. The honest comparison.
| Direct Cash Sale | Listing on MLS | |
|---|---|---|
| Time to offer | Written offer in 24 hours | Listing prep + photography + listing agreement (1-2 weeks before going live) |
| Time to closing | As little as 7 days from accepted offer | 60 to 120 days from listing, listing window + conditional period + closing |
| Showings | None | Open houses and private showings throughout listing period |
| Repairs and staging | None, sold as-is, contents-and-all if needed | Buyer-side inspection often demands repairs; staging typically required |
| Financing and inspection conditions | None | Buyer's financing, inspection, and insurance conditions are common deal-breakers |
| Commission | $0, no listing commission, no buyer-side commission | Typically 5–6% of sale price |
| Closing process | Through a local Iowa title company; net proceeds wired to your account | Through a local Iowa title company; commissions and conveyance costs deducted at closing |
| Best for | Sellers who want speed, certainty, and as-is, distressed files, estates, tenanted units, condition issues | Turnkey homes with cooperative timelines, traditional buyers, no time pressure |
Common Questions
How It Works , FAQ
How long does it take to get a cash offer?
We send a cash offer within 24 hours of receiving your property submission. Most sellers hear from us the same business day.
How fast can you close?
Closing can happen in as little as 7 days from accepted offer, or out to several months if you need more runway. We close on your timeline through a local Iowa title company.
Do I have to clean or repair the property before selling?
No. We buy houses as-is. That includes deferred maintenance, hoarder situations, fire and water damage, knob-and-tube wiring, oil tanks, mould, and any other condition issues. We also purchase contents-and-all where the family doesn't want to move belongings.
Are there fees, commissions, or closing costs I'll owe?
No commission. No listing fees. No staging or marketing costs. We cover the standard closing costs. The only money out of your proceeds is your existing mortgage payoff and any back taxes or liens, settled at closing.
How is the offer calculated?
We anchor the offer to the property's after-repair value (ARV), what the home would sell for fully renovated and listed traditionally, less the cost of bringing it back to retail-ready (repairs, permits, contractor margins), holding costs while we hold the property, and a reasonable margin to make the work worthwhile. The number we send is transparent. We can walk you through the math if you want it broken down.
What happens after I accept the offer?
The purchase agreement goes to a local Iowa title company of your choice (or we'll recommend one). The title company handles title work, the payoff of your existing mortgage, the closing documents, and the wire of net proceeds to your account on closing day. You sign the documents at the title company's office or remotely if you're out of state or country.
Can I sell if I'm behind on my mortgage or facing foreclosure?
Yes. A lot of the homes we buy are in some stage of mortgage trouble, behind on payments, or a foreclosure sale date coming up. If there's enough equity, a cash sale can pay off the mortgage and stop the process before the sale date. The earlier you reach out, the more options you have.
Do I need to live in the property, or can I sell from out of state or country?
You can sell from anywhere. Out-of-state owners, especially people who inherited a house or own a rental from a distance, close remotely all the time. Documents are signed online or by mail, and the money is sent to whatever account you choose.
Ready When You Are
Submit Your Property: Written Offer in 24 Hours
No commissions, no showings, no surprises. Two minutes to submit; one business day to a offer; close in as little as 7 days through a local Iowa title company.