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Life happens fast. One day you're juggling bills, keeping up with repairs, and trying to maintain some sense of normal — and the next, you're staring down a situation where you need to sell your house… yesterday. That’s when selling a house to a cash buyer starts to sound like a real solution.
Whether it's due to undergoing bankruptcy charges, a job loss, overwhelming repairs, or a death in the family, you're likely here because you want out — fast, clean, and with as little stress as possible. And now, you're wondering:
"Can I just sell this house to an investor and be done with it?"
If you’re like most homeowners who land on this page, you’re not looking for a drawn-out process, multiple showings, and six months of uncertainty with a real estate agent.
You’re looking for clarity. A real offer. And a way to move on — without fixing the roof, replacing the AC, or dealing with buyers who back out last minute.
On this page, we’ll walk you through everything you need to know about selling your home to an investor. We’ll break down how the process works, how offers are calculated, what red flags to watch for, and how to know if this is the right move for you. We'll even explore what happens if a cash offer doesn’t make sense — and what your other options might be.
By the end of this article, you’ll be armed with the knowledge to make the best decision for your situation.
Because this isn’t just about selling a house.
It’s about reclaiming your peace of mind.
Let’s get into it.
What It Means Selling Your House to a Cash Buyer?
If you’ve never sold a house to an investor before, the idea might feel a little murky. You’ve probably heard terms like “cash offer,” “as-is sale,” or “off-market deal,” but what do they actually mean? And how does this process compare to listing with an agent?
Let’s clear it up.
What is a Cash Buyer for Real Estate?
A cash buyer is exactly what it sounds like. They are cash investors for real estate transactions that purchase real estate without needing a mortgage or traditional financing. This means no waiting on bank approvals, appraisals, or underwriting delays. The money is available now — often from personal funds, investor capital, or private lenders — and the sale can close in as little as 7–14 days. Now why does that matter?
That speed and certainty is what makes selling to a cash buyer appealing, especially if you’re:
Facing foreclosure or behind on payments
Dealing with probate or an inherited property with your siblings
Going through a messy divorce or major life changes
Sitting on a vacant property that’s in really bad condition
Just tired of being a landlord or managing out-of-state real estate
Selling your house to a cash buyer is about speed, simplicity, and certainty. If you’re dealing with stress, hardship, or a time-sensitive situation, this option can give you back control — without the pressure of listing, repairing, or waiting months for the right buyer.
Benefits of Selling Your House to a Cash Buyer?
What if you could skip the stress, sidestep the delays, and sell your house without lifting a finger — all in a matter of days?
Most homeowners think the only way to sell a house is the traditional route — with agents, open houses, repairs, negotiations, and months of waiting. But if your life doesn’t have room for that kind of chaos right now, there is another option… and it might be exactly what you need.
Selling your home to a cash buyer isn’t just about speed — it’s about relief. It’s about simplicity. It’s about avoiding the emotional and financial toll that often comes with a traditional sale.
There are plenty of reasons for selling your home to an investor. Whether you’re dealing with a stressful life event, an unwanted inherited property, or just a home that needs more work than you can handle, a cash offer gives you a way out — quickly, quietly, and without the usual headaches.
Let’s dive into the real-life benefits of selling to a cash buyer, so you can decide if this might be the right move for you.
1. Speed: Close in Days, Not Months
Traditional sales can take 60–90 days or more — and that’s assuming nothing goes wrong. A cash buyer can close in as little as 7–14 days because there’s no need to wait on mortgage approvals, inspections, or underwriting.
If you're facing foreclosure, relocating, or just need out fast, this is a game-changer.
2. Sell As-Is: No Repairs, No Cleaning
Forget the endless to-do list. Cash buyers purchase homes in any condition — cracked foundations, leaking roofs, hoarder houses, code violations — we’ve seen it all, and we’re still buying.
No handyman.
No painting.
No showings.
You don’t even have to clean. You literally don’t have to lift a finger — just take what you want and leave the rest.
It’s what’s known as selling a home as is — a process that skips the traditional prep work and puts time (and sanity) back on your side. For many sellers, especially those facing tight deadlines or financial strain, it’s the most practical path forward.
3. No Agent Commissions or Hidden Fees
Real estate commissions can eat up 5–6% of your home’s value. When you sell to an investor like 702 Cash Buyers, there are no agent fees and often no closing costs either. What we offer is what you walk away with — simple as that.
4. Fewer Contingencies, Fewer Headaches
Traditional buyers come with contingencies: financing, appraisal, inspection, and more. If any of those fall through, the deal’s off — and you're back to square one.
Cash buyers? We’re not relying on banks, and most deals close with no contingencies. That’s a huge relief when you're already dealing with uncertainty.
5. Flexible Closing Timeline
Need to sell fast? We can close in a week.
Need a little time to relocate? We can delay closing and let you stay in the house for a while after the sale (sometimes called a “post-possession” agreement).
We work on your timeline — not the other way around.
6. Privacy and Peace of Mind
No for-sale signs. No nosey neighbors. No public listings.
Selling off-market to a trusted investor is quiet, discreet, and often emotionally easier — especially in sensitive situations like divorce, probate, or financial hardship.
7. Simple Process, Clear Communication
No jargon. No pressure. No guesswork.
We walk you through every step so you always know what’s happening — and what comes next. That’s part of how we earn trust, and why so many sellers say the same thing afterward:
“I wish I had done this sooner.”
Key Takeaway: Selling your house to a cash buyer isn’t just faster — it’s simpler, safer, and often less expensive. If you’re in a situation where time, money, or stress is weighing you down, a cash sale may be the best way forward.
Listing With an Agent vs Selling to an Investor
When it’s time to sell your house, one of the first questions you’ll face is:
Should you list with a real estate agent or consider directly selling your house to a cash buyer?
Both options can work — but they’re designed for very different situations. One route might get you the highest possible price, while the other can get you cash in hand fast, with fewer headaches.
In this section, we take a look at the key differences between listing with an agent vs. selling to a cash buyer. By the end, you’ll know which path makes the most sense based on your goals, your property’s condition, and how quickly you need to move.
Why Would Someone Want to Sell Without an Agent?
Can you really sell your house without a realtor — and still come out ahead?
It might sound unconventional, but for thousands of homeowners, skipping the agent is not just possible — it’s the smarter, faster, and more affordable way to sell. In fact, when selling to a real estate investor or cash buyer, going without a realtor is often the preferred route.
Now don't get me wrong, agents can be great — when you have the time, the money, and the patience to sell traditionally.
But for many homeowners, especially in stressful or urgent situations, going without one makes a lot more sense.
Here’s why homeowners skip the agent:
No commissions. You save 5–6% off the top.
No MLS listings. No photoshoots, showings, or staging.
No waiting. You’re not stuck hoping for the right buyer to come along.
No pressure. You’re not pushed to “clean it up” or “wait for the market.”
Instead, you go directly to the buyer (that’s us) — and we handle everything.
When Selling to a Cash Buyer Makes Sense
If you find yourself nodding “yes” to any of these, there’s a good chance that working with a real estate investor might be the exact solution you need:
You need to sell quickly. Maybe you’re facing foreclosure, dealing with a sudden move, or handling a probate or divorce situation.
You don’t want (or can’t afford) to make repairs. Cash buyers purchase homes as-is — no inspections, no fixes, no cleanup.
You don’t want to pay commissions or closing fees. When you sell to 702 Cash Buyers, you pay zero in agent fees or closing costs.
You’re tired of uncertainty. Cash deals close fast and firm. No banks. No buyer contingencies. Just a real offer with a real closing date.
When a Traditional Sale Might Be Better
Selling to an investor isn’t for everyone — and we’ll be the first to say that.
If your home is in excellent condition, you’re not in a hurry, and you want to try to squeeze out the absolute top dollar for your property, listing with a real estate agent might be the better route.
But remember: that also comes with:
Repair costs and updates
Listing fees and commissions
Showings and inspections
Risk of falling out of escrow
Months of uncertainty
Sometimes the “higher price” gets eaten up by those costs.
Steps on How to Sell Your House to an Investor
If you’ve never sold a house to an investor before, the idea might sound… complicated.
But here’s the truth: it’s actually way simpler than listing with a realtor.
No staging. No open houses. No long waits or last-minute buyer fall-through.
Here’s how it works — step by step:
STEP 1: Contact the Investor
Reach out however you’re comfortable — fill out a quick form online, call, or text.
All we need are some basics:
Property address
Condition of the home (don’t worry, “rough” is okay!)
Your timeline for selling
No pressure. No sales pitch. Just a real human ready to listen.
STEP 2: Setup the Appointment
Unlike traditional buyers, we don’t need your house to be perfect. In fact, we expect it not to be.
A reputable investor (like us!) will do a quick walkthrough or drive-by evaluation — often in just one visit. No repairs, no cleaning, no inspections dragging out for weeks.
We’re looking at:
Condition
Layout
Location
Market value after repairs
And don’t worry — you’re not being judged. We’ve seen everything from hoarder houses to burned down kitchens.
STEP 3: Get an Offer and Schedule Closing
Once we assess the property, you’ll receive a clear, written offer.
No games, no confusing fine print. Just a straight-up number that tells you what you’d walk away with.
Pro tip: Always ask your investor to break down how they came up with the number. We do this by factoring in repair costs, market value (ARV), selling costs, and a fair profit margin.
This offer is 100% no-obligation. You can take your time or walk away — no pressure.
If you accept the offer, you’re in control of when we close.
Need to move ASAP? We can close in as little as 7 days.
Need a little more time to pack up or transition? We’ll work around your timeline.
You’ll never be rushed. You’ll never be stuck.
It really is that simple! At closing, you get paid in full — often via wire transfer or certified check within the same day or next business day after signing documents at the Title company.
How Much Will an Investor Pay for My House?
Let’s be honest — when most people hear the words “cash offer,” their first thought is: “Am I going to get lowballed?” It’s a fair concern. You’ve put years into this house. Even if it’s outdated or in rough shape, it still feels personal.
If you're like most homeowners exploring a cash sale, you’re probably wondering:
“How much will an investor pay for my house?”
“Why is their offer lower than what I saw on Zillow?”
“How do I know if it’s fair?”
These are completely valid questions, and here’s the honest truth:
Investors rarely pay the full asking price — but that doesn’t mean you’re getting ripped off. It means you're trading price for speed, certainty, and convenience — and for many sellers, that's worth more than the difference in dollars.
So let’s walk through what a fair cash offer really looks like — and how reputable investors (like us) calculate it.
How Do Cash Buyers Determine Their Offer
Reputable cash buyers use a consistent, transparent formula to make their offers. It usually looks something like this:
After Repair Value (ARV)
– Repair Costs
– Selling Costs
– Investor’s Margin (Risk + Profit)
= Your Net Cash Offer
Let’s break that down in plain English:
ARV (After Repair Value): This is what your home could sell for on the open market once it’s fully renovated — like a flipped version of your house.
Repair Costs: The estimated cost to get your home up to modern market standards — think new roof, floors, kitchen, plumbing, and everything in between.
Selling Costs: Even investors have to pay agent commissions, title fees, taxes, utilities, and other resale costs when they go to flip or rent it.
Margin: This isn’t just profit — it’s the cushion that covers risk, holding time, market shifts, and overhead. Without it, investors simply can’t stay in business..
CASE STUDY: Let's Look at an Example
Let’s say you inherited a property from a relative who hadn’t updated it in decades. The roof leaks, the kitchen still has tile from the 1970s, and the HVAC hasn’t worked in years. You just don’t have the time, energy, or money to fix it all — you just want to sell and move on.
You speak to a reputable investor and they present you with a no-obligation cash offer. But instead of just dropping a number, they walk you through the math:
Similar fully renovated homes in your area — the After Repair Value (ARV) — are selling for $320,000.
To get your home to that same condition, it would take about $50,000 in repairs: roof replacement, new kitchen, HVAC, flooring, paint, and hauling out years of clutter.
Once the investor renovates the house and puts it on the market, they’ll also pay around $25,000 in selling and holding costs — agent commissions, title fees, closing costs, insurance, utilities, and property taxes while the home sits on the market.
For taking on the risk, doing the work, and handling everything start to finish, they aim for a modest profit margin of $30,000.
In summary, your offer would look something like this:
Your home’s ARV = $320,000
Repairs needed = $50,000
Selling/holding costs = $25,000
Margin = $30,000
Your Offer = ~$215,000
It’s Not About Lowballing — It’s About Solving Problems
We Make The House Selling Process Easy!
By eliminating banks, and all other financial institutions, with strenuous regulations, approvals, and inspections, we can drastically simplify and speed up the house-buying process.
Frequently Asked Questions
How Fast Can You Close on a House With Cash Buyers?
Cash Investors for real estate transactions are significantly much faster than a traditional sale. In many cases, cash buyers can close in as little as 7 to 14 days, depending on the situation.
Of course, the timeline can vary depending on factors like title issues, probate (if the property was inherited), or the seller’s preferred closing date. But in general, selling a house to a cash buyer is the fastest way to close a deal—making it a great option for homeowners who need to move quickly due to foreclosure, divorce, relocation, or financial hardship.
What if I have liens or unpaid taxes — can I still sell my house?
Yes, you can still sell your house even if it has liens or unpaid property taxes. These debts don’t block a sale — they’re typically paid off at closing from your proceeds. The title company will identify any outstanding liens, and the necessary payments will be made directly from the sale.
If there’s not enough equity, you may be able to negotiate with lienholders or work with a cash buyer for real estate who’s experienced with these situations. Cash buyers often purchase homes as-is, including those with liens or legal issues, and can help simplify the process.
Can I sell my house without a realtor in Nevada?
Yes, you can legally sell your house without a realtor in Nevada. This is known as a For Sale By Owner (FSBO) transaction. Many homeowners choose this route to avoid paying agent commissions and maintain more control over the process.
However, going it alone means you’ll handle pricing, marketing, negotiations, disclosures, and the paperwork yourself. If that sounds overwhelming, working with a reputable cash buyer for real estate can offer a simpler path—especially if you’re aiming for a fast, hassle-free sale.
👉 For a full breakdown of the paperwork, pros, and legal tips, check out our guide: How to Sell Your House Without a Realtor in Nevada
Can I sell a house in bad condition?
Yes, you can absolutely sell a house in bad condition. In fact, many cash buyers for real estate specifically look for homes that need repairs or updates. Traditional buyers might shy away due to financing requirements or inspection issues, but cash investors often purchase homes as-is, meaning you won’t need to make costly repairs or upgrades.
Selling a house to a cash buyer can save time, reduce stress, and help you avoid out-of-pocket expenses—especially if the home has structural issues, outdated systems, or cosmetic damage.
Is it legal to sell a house for cash?
Yes, selling a house for cash is 100% legal in Nevada and across the U.S. It’s a common and legitimate way to sell real estate, especially for homeowners looking for a faster, simpler process. Instead of dealing with mortgage approvals, appraisals, and lender delays, a cash sale involves a direct transaction between buyer and seller.
Just make sure you're working with a reputable buyer—check their Google Business Profile, read reviews, and verify any business accreditations (like BBB status) to protect yourself. Most real estate cash buyers will use a licensed title company to handle the paperwork and ensure everything is done legally and transparently.
👉Be sure to check out: How to Find a Reputable Cash Home Buyer
“I have been working with Rich on a project involving my first real estate sale of any size, and have been very grateful for his savvy and insight. Rich has been knowledgeable and very competent!”
Alice, Elko NV
FINAL THOUGHTS
If you’ve made it this far, it means you’re serious about exploring your options — and we want you to know something up front:
We’re not just here to buy your house. We’re here to help you make the best decision for your situation.
At 702 Cash Buyers, we’ve worked with homeowners in just about every circumstance imaginable — from inherited homes and divorce situations, to foreclosure notices and homes in serious disrepair. No matter where you’re at, we approach every situation with honesty, respect, and zero pressure.
We’ll walk you through the process, explain how everything works, and even break down the numbers side-by-side with a traditional sale. If a cash sale isn’t the best route? We’ll tell you that too — and help point you in the right direction.
✅ Here’s What You Can Expect from Us:
A clear and fair offer, with no games or lowballing
Zero fees or commissions — what we offer is what you walk away with
A flexible closing timeline, whether you need to sell in 7 days or 70
Compassionate service from people who get what you’re going through
Total transparency every step of the way — no surprises
✅Ready When You Are
You don’t have to decide anything today. But if you’re ready to take the next step — or even if you just want to see what selling your house to a cash buyer might look like — we’d love to talk.
👉 Click here to get your free, no-obligation cash offer now
👉 Or visit our How It Works page to learn more about the process
Have questions?
Call or text us directly at 702-758-5546 or email us at rich@702cashbuyers.com
Whatever path you choose — just know this:
You’re not stuck. You’re not alone. And you’ve got options.
We’re here when you’re ready.
Ready to Take the First Step?
Contact us today for a no-obligation consultation and let’s explore how we can help you find the best path forward.
The Best Way To Sell Your House Fast
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