0%
No commission
No agent fees, and we pay the standard closing costs.
Cedar Park, Texas · Austin metro
Sell your house as-is, on your date, with a number you can check.
We're a small investment team based in Cedar Park, buying for our own account. No repairs, no showings, no commission, and a written offer with the math behind it. And if listing with an agent would put more in your pocket, we'll tell you that too.
- About 90 seconds
- No obligation
- We never sell your details
- Commission
- 0%
- Repairs you make
- $0
- Days to close
- 10–14
The short version
Numbers before promises.
Selling to us trades some price for speed and certainty. Here is exactly what you don't have to do.
$0
No repairs
We buy as-is. Leave behind whatever you don't want.
10–14
Your date
Close in 10–14 days, or pick a day months out.
1
No showings
One visit from one of us. No open houses, no strangers.
How we price
Our offer, in one line.
The same formula we use on every file. Change the numbers and watch it work. No black box, no "we'll get back to you."
Our ratio70%
Cash offer, roughly
If you fix it up and list it, you'd pay
- Agent commission
- $24,750
- Seller closing costs about 1.5%
- $6,750
- Repairs, paid up front
- $45,000
- Taxes, insurance & utilities while it sits
- $4,600
Out of pocket before you see a dollar$81,100
Sell to us, and you pay
$0
- No commission, no closing costs
- No repairs, no cleaning, no hauling
- No showings, no buyer's loan to fall through
- A closing date you choose
If the house is in good shape and you have 60–90 days, listing will usually put more in your pocket. We'll tell you that on the first call.
An illustration, not an offer. Real numbers come after one walkthrough, in writing. Taxes are estimated at about 2% of value a year plus $400 a month for insurance and utilities.
Where we are
Based in Cedar Park. Close to every file.
We live and work in northwest Williamson County, so most of the houses we buy are a short drive away. We walk every property ourselves and meet you at a title company near you.
- Home baseCedar Park, TX 78613
- Same-week walkthroughsCedar Park, Leander, Round Rock and Northwest Austin
- Three countiesTravis · Williamson · Hays, and just outside the lines if you ask
Cedar Park neighborhoods we know well
- Buttercup Creek
- Twin Creeks
- Ranch at Cypress Creek
- Block House Creek
- Brushy Creek
- Lakeline
- Avery Ranch
- Anderson Mill
Williamson County
Cedar Park · Leander · Round Rock · Georgetown · Hutto · Taylor · Liberty Hill · Jarrell
Travis County
Austin · Pflugerville · Manor · Del Valle · Lakeway · Bee Cave · Jonestown · Lago Vista
Hays County
Kyle · Buda · San Marcos · Dripping Springs · Wimberley · Driftwood
Sound familiar?
Most people who call us are stuck in one of these.
01
The house needs more than you can put into it
Roof, foundation, a kitchen from 1978. And every month it sits, taxes and insurance run anyway. Around Austin that's roughly 2% of the value a year, owed whether or not anyone lives there.
02
Life changed faster than a house can sell
An estate, a divorce, a job in another city, a payoff letter with a date on it. A 60–90 day listing, plus showings, inspections and a buyer's loan, is time you may not have.
03
You don't trust "we buy houses" signs
Good instinct. The category has earned it. Lowballs, "renegotiating at the table," buyers who never meant to close. You shouldn't have to take a bad deal because you're in a hurry, and you should be able to check the math.
Foreclosure & bankruptcy
Behind on payments, or a sale date on the calendar?
Texas foreclosure sales happen on the first Tuesday of the month, and the notice usually gives you only a few weeks. Selling before that date can protect the equity you've built. Here's how we handle each situation.
Notice of trustee sale
We can close before the auction
If the title work allows, we close at a title company before the sale date and your lender is paid off from the proceeds. Tell us the date on your notice when you open a file and we'll start with that.
Behind, no notice yet
More time means more options
Selling while you still have room usually leaves more in your pocket. We'll also tell you honestly if a loan modification, a forbearance or a regular listing would leave you better off. Sometimes it does.
In or near bankruptcy
We work with your attorney
A sale during bankruptcy usually needs your attorney's input and the trustee's or court's approval. We put our offer in writing for them, wait on that approval, and never ask you to sign anything around them.
We're buyers, not a "foreclosure rescue" service. We never charge you a fee, never ask for money up front, and never ask you to sign over your deed before closing at a licensed title company. If anyone asks for any of those, walk away.
Open a fileHow it works
Three steps. One visit.
01 · Today
You open a file
Ninety seconds, below. We read every file ourselves, usually the same day.
02 · Within a day
One of us calls
Ask us anything, including what we'd do in your shoes. If it looks like a fit, we walk the property once. That's the only visit.
03 · Your call
A written number, with the math
Take it, sleep on it, or take it to an agent for a second opinion. If you accept, we close at a title company on a date you choose.
Ready when you are
Open a property file.
About 90 seconds, and it doesn't obligate you to anything. Your file fills in as you type.
Received
Your file is open.
AUS-0000-0000
Keep that number. It's how we'll refer to your property. One of us will read the file today and reach out within one business day. If you've told us you're in a hurry, it will be sooner.
Between now and then: don't sign anything with anyone who pressures you. A fair offer survives a night's sleep.
Who you'll deal with
A small local team. Not a call center, not a franchise.
We've heard every version of this from sellers: the postcards, the lowballs, the "sign tonight." So the rules we work by are the ones we'd want if we were the ones selling: a written number with the math on it, one visit, no pressure, and a straight answer if the best move is to list with an agent.
We buy for our own account. The name on the contract is the name on the deed at closing. We don't flip your contract to someone else, and we don't sell your information.
Running the numbers
Reads every file the day it arrives, runs the comps and the repair math, and puts the written offer together.
On the ground
Walks the property once (the only visit), answers the hard questions in person, and meets you at the title company.
- Buying for our own account
- Closings at a licensed Texas title company
- Based in Cedar Park · Travis · Williamson · Hays
What we buy
Any house, any shape.
- Bungalows & cottagesOlder Austin stock, 1920s–60s, in any shape.
- Ranch houses & subdivisions'70s–'90s stock in Cedar Park, Round Rock, Pflugerville, Leander.
- Duplexes & small multifamilyTenants in place is fine. We'll work around their lease.
- Teardowns & lotsIf the dirt is worth more than the house, we'll tell you that too.
What we don't buy
When you shouldn't call us.
If your house is in good shape and you have 60–90 days, don't sell to us. List it with an agent.
A well-marketed house in this market will almost always sell for more than we can pay. Our number has to leave room for repairs, six months of Austin-area property taxes, and a profit, because buying and fixing houses is what we do for a living. We'd rather tell you that now than waste your week.
We're the right call when the house needs work, the clock is short, or you just don't want strangers walking through your home. We're the wrong call when you have time and a clean property.
Questions
The questions you should be asking.
Not ready to talk to anyone yet? Read these first. They're the questions we'd put to any cash buyer, including us, and we'd rather you ask them than not.
Is this a bait-and-switch?
No. The number we put in writing after the walkthrough is the number we close at. The only thing that can change it is a material discovery during inspection (foundation, roof, unpermitted work), and if that happens, we show you the estimate that changed it and you can walk away with nothing owed. We don't "renegotiate at the table," and we don't make an offer we can't fund.
Will you pay what my house is worth?
No, and anyone who says yes is not being straight with you. We buy below retail. Our offer is roughly the value of the house after repairs, times 70%, minus what the repairs will cost. That gap covers our repairs, holding costs (Austin taxes alone run around 2% a year), and our margin. What you're trading that discount for: no repairs, no showings, no commission, no financing contingency, and a date on the calendar.
What does it cost me?
Nothing. No fees, no commission. We pay the standard closing costs at the title company. Your payoff amount, if you have a mortgage, comes out of the purchase price as it would in any sale.
How fast can you actually close?
As little as 10–14 days if title is clean. Or slower. You pick the date. We've waited 90 days for a seller who needed to line up a move, and we've closed in a week for one who was facing a payoff deadline.
Who is actually buying the house?
We are a small local investment team, buying for our own account. We're not brokers, we're not listing your home, and we're not passing your information to other buyers. The name on the contract is the name on the deed at closing.
I'm behind on my mortgage. Does that change anything?
Tell us. In that situation timing matters more than anything else, and we've worked around payoff deadlines before. We'll also tell you honestly if a loan modification or a regular listing would leave you better off. Sometimes it does.
I'm in bankruptcy, or about to file. Can I still sell?
Often, yes, but the sale usually needs your bankruptcy attorney's input and the trustee's or the court's approval. Talk to your attorney first. If selling makes sense, we'll put our offer in writing for them and wait on the approval. We won't ask you to sign anything without them.
Can I just get a number without committing?
Yes. Opening a file doesn't obligate you to anything, and neither does the walkthrough.