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No repairs. No commissions. No hassle. Close on your timeline.
Quick answer: Tell me about your house and I'll get you a written cash offer within 24 to 48 hours of seeing it. No repairs, no cleaning and no showings. You pick the closing date, as soon as about 7 days or as far out as you need. And before you sign anything, I'll show you what you'd likely net by listing it instead, so you can compare.
Most people who call me about a cash offer aren't trying to squeeze out every last dollar. They need the house sold, they need certainty, and they need it on a schedule that works for their life. A traditional listing can take months and depends on a buyer's loan, inspection and appraisal all going right. A cash sale skips most of that.
A cash offer will usually be less than what a fully repaired home could sell for on the open market. That trade is worth it when time, repairs or stress cost you more than the difference. My job is to help you see that trade in real numbers, not to talk you into one option.
If you've inherited a house from a parent or relative, you may be dealing with a property full of belongings, years of deferred maintenance, siblings who all need to agree, and an estate that isn't fully settled. Cash buyers take the house as-is, contents included if you want. The title company will tell us early what paperwork Texas requires to sell, whether that's probate or an affidavit of heirship, so there are no surprises at closing.
Foundation movement is common in DFW's clay soil, and it scares off a lot of buyers, especially those using FHA or VA loans, which often can't close on a home with major structural issues. A cash buyer can price the repair into the offer and close without you lifting a finger. If you want to understand the issue first, read my guide to foundation issues in Texas homes.
Slab leaks, failing cast iron drain lines and old galvanized supply pipes are common in older DFW homes, including much of the Mid-Cities. Repairs can mean tunneling under the slab or replumbing the whole house, and an inspection that turns up a sewer line problem is one of the most common reasons buyers back out. A cash buyer prices the repair into the offer up front, so you don't have to fund the fix, chase quotes or worry about a deal falling apart after the inspection.
In a Texas summer, a dead or failing AC system is a deal-breaker for most buyers, and lenders and appraisers often flag it too. A full system replacement can run well into five figures, which is money many sellers don't have sitting around before a sale. A cash buyer takes the house with the old system as-is and accounts for the replacement in the offer, so you don't have to pay for a new unit you'll never use.
Stained or worn-out carpet, water-damaged or buckling floors, pet damage and loose or cracked tile make a house look neglected in listing photos and drive buyer offers down fast. Replacing flooring through a whole house is expensive and means moving everything out of the way first. A cash buyer looks past the floors, prices the replacement into the offer and takes the house as it sits.
Outdated electrical panels, aluminum wiring, ungrounded outlets and old fuse boxes regularly show up on inspection reports, and some insurance companies won't write a policy until they're fixed. That can stall or kill a traditional sale. A cash buyer doesn't need the house to pass an insurance or lender checklist, so the electrical work gets priced into the offer instead of becoming your problem.
Hail is a fact of life in DFW, and a roof with leaks, missing shingles or storm damage is one of the first things buyers, inspectors and insurance companies look at. Many buyers can't get a policy, or can't get their loan approved, until an aging or damaged roof is replaced. A new roof is a big check to write before you sell. A cash buyer takes the house with the roof it has and builds the replacement into the offer.
Some houses don't have one big problem. They have a little of everything after decades without updates: a tired roof, antiquated kitchens and baths that haven't changed since the house was built, peeling paint, worn floors and systems near the end of their life. Over time, things that were sound start to break down, from sagging fences and rotted trim to sticking doors and weakened decks, porches or siding. Years of North Texas hail, wind and heat leave a lot of exteriors weather-beaten too, with dented roofs, faded and cracked siding, and worn-out windows. And if a house has sat neglected, empty or with deferred maintenance for years, the deterioration speeds up: leaks go unnoticed, yards get overgrown and small problems turn into big ones. Fixing it all to list could take months and more money than makes sense. A cash buyer takes the house exactly as it is, even if it needs a full renovation, and you never have to start a single project.
Selling a rental with a tenant in place is hard on the open market. Showings are tough to schedule, the house may not show well, and many buyers want it vacant. Cash investors often buy with the tenant in place. In Texas, an existing lease generally carries over to the new owner, so your tenant doesn't have to be pushed out to make the sale work. If you're still deciding whether to sell at all, my rent vs. sell guide walks through the math.
I also help sellers who are relocating for work on a deadline, going through a divorce or separation, falling behind on payments, sitting on a vacant house that's costing them every month, or simply not willing to deal with repairs and showings. If you're behind on your mortgage, call me as early as possible. More time means more options.
| When | What happens |
|---|---|
| Day 1 | You call or send the form. We schedule a walkthrough. |
| Days 1 to 3 | Walkthrough at the house, at a time that works for you. |
| Within 24 to 48 hours | Written cash offer and listing comparison in your hands. |
| When you're ready | Sign the contract. The title company opens the file and starts the title search. |
| About 7 to 14 days later | Closing, if title is clear. Inherited homes, liens or estate paperwork can add time. |
| Or on your date | Need 30, 60 or 90 days to move? We set closing for then instead. |
Here's how I lay out the numbers for a seller. This is an illustration, not an offer. Every house is priced on its own condition and comparable sales.
The house: a 3-bedroom home in the Mid-Cities that would sell for about $300,000 fully updated. It needs about $35,000 in work: a foundation repair, an older roof and dated flooring. The owner pays about $2,200 a month in mortgage, taxes, insurance and utilities to keep it.
| Cash sale, as-is | Repair, then list | |
|---|---|---|
| Sale price | $215,000 | $300,000 |
| Repairs before selling | $0 | −$35,000 |
| Agent commissions | $0 | −$16,500 |
| Seller-paid buyer costs | $0 | −$7,000 |
| Title and closing costs | −$2,000 | −$4,000 |
| Holding costs while repairing and selling | −$1,100 (2 weeks) | −$8,800 (4 months) |
| Estimated net to you | $211,900 | $228,700 |
| Time to cash | About 2 weeks | About 4 months |
| Risk | Low: no loan, appraisal or repair surprises | Repair overruns, buyer financing falling through, price cuts |
In this example, listing nets about $16,800 more, but only if the repairs come in on budget, the house sells at full price, and you can carry it for four months. For a seller who doesn't have $35,000 for repairs, or can't wait, the cash offer is the better deal. For a seller who has both, listing may be. I'll show you both columns for your house and tell you which one I'd pick.
Example figures are estimates for illustration only. Commission shown at 5.5%; seller-paid buyer costs reflect the typical amount in recent Mid-Cities sales. Your actual numbers will depend on your home, your loan payoff and current market conditions.
"Brent and his team were exceptional in advertising my home, staging it for viewings, and streamlining the closing process."
Thomas Krempel, home seller
"I recently had the opportunity to work with Brent on a real estate transaction. What stood out most was his professionalism and dedication."
Elizabeth Daniel, home buyer
"Kind, patient and professional. Very knowledgeable and accessible."
Greg Farmer, home buyer
Plenty of companies will make you a cash offer. Most will only ever show you their number. As a licensed REALTOR® with BK Real Estate, I can show you the cash number and the listing number, and I have no reason to hide either one. If listing nets you meaningfully more and you have the time, I'll tell you. You'll work with me directly from the first call to closing, and you'll get straight answers about what your house is worth.
Often in about 7 to 14 days once you sign, as long as title is clear. You can also choose a later date if you need time to move.
No. The house is bought as-is. Take what you want and leave the rest.
Sometimes. It depends on whether there's a will and what Texas requires for that estate. The title company reviews it early so we know what's needed, such as probate or an affidavit of heirship, before we set a closing date.
Yes. Many cash buyers purchase with the tenant in place, and an existing lease generally transfers to the new owner.
No. The offer is free and there's no obligation. You can take it, list with me instead, or walk away.
Free, no obligation, and you'll see the listing numbers next to it.
Call or text 817-874-1602 Request My Cash OfferEnter your details below and I'll be in touch within 24-48 hours.