How It Works

What This Page Covers and How It Works

This page explains our simple, transparent process to sell land, houses, and mobile/manufactured homes as-is. You’ll see what happens at each step, what affects your cash offer, and how title/escrow handles payoffs so closing day is smooth.

The 3-Step Process

1. Tell Us About the Property
   Share the basics—address or APN/parcel (for land), property type, condition, and your ideal timeline. Photos help but aren’t required. If it’s a mobile home, include park name & lot #; for land, note access and utilities.
2. Get a Firm Cash Offer
   We review local comparable sales, property specifics (size, condition, access/utilities), and any title items (back taxes, liens, HOA/park status). We present a clear cash number—no pressure, no surprises. If it works, we sign a simple agreement.
3. Close on Your Schedule
   We open escrow with a trusted title company. They verify title, order payoff letters, and prepare your settlement statement. On closing day they disburse funds, record the deed, and wire your net. You choose the date—often 7–14 days, or later if you prefer.

We typically pay most standard closing costs and never charge commissions.

What Affects Your Offer (and Why)

• Location & comps: recent, nearby sales and demand
• Condition & repairs: as-is is fine; we account for risk
• Access & utilities (land): paved/dirt/easement, power/water/septic
• Title items: taxes, liens, HOA/park status, open permits
• Timeline certainty: faster, predictable closings reduce carrying risk

We walk through these factors so you understand the number. No bait-and-switch.

Title & Escrow: How Money Actually Moves

• Title runs a full search (mortgage, taxes, HOA, utilities, code).
• Official payoff letters are requested for each lien.
• Your obligations show on the seller side of the settlement statement.
• Buyer funds land in escrow; title wires payoffs first (county/HOA, etc.), records the deed, and wires your net.

Missing a county wire cutoff can push recording by a day, so we schedule signings to hit those deadlines.

What We Need From You (Usually)

• Government ID and best contact info
• Address or APN/parcel (for land)
• Mortgage statement (if any)
• Tax/HOA payoff details or account numbers
• For mobile homes: park name & lot #, title info if available
  Don’t have everything? No stress—we’ll help you gather it.

Special Situations (We Handle These Often)

• Back taxes & liens: cleared from proceeds at closing with written payoffs
• Mobile homes in parks: park approvals and lot rent coordinated with management
• Land with questions: access, utilities, surveys, perc tests, easements—priced with clarity
• Inherited/estate sales: we coordinate with your attorney or title for required documents

Timeline Example (Fast Path)

• Days 1–2: You share property details → we send a firm offer
• Days 3–4: Agreement signed → title opened, payoffs ordered
• Days 5–12: Title search & clear to close (you pick the date)
• Days 13–14: Close → liens paid → deed recorded → net wired to you

Need more time? We can set a later closing and adjust possession as needed.

Why Sellers Choose This Over Listing