Sell Your Cleveland Home Without the Guesswork

Yes. We buy houses as-is — no repairs, no cleaning, no staging. Foreclosure, probate, fire damage, hoarder homes, code violations, vacant properties — we've seen it and we close on it. You don't lift a finger before closing.

$0 to you. We cover title, escrow, transfer taxes, and admin. The number we offer is the number you walk away with at closing. No surprise deductions, no "processing fees."

We use a published formula: Market Value × 80% − Estimated Repairs − $3,500 overhead. We share the comps and repair breakdown with you so you can verify the math. See the full formula at /transparency.

Most of the homes we buy still have a mortgage. At closing, the title company pays off your existing loan directly from the sale proceeds, and you receive the difference in cash. We handle all coordination with your lender.

In many cases the property can sell even before probate closes. We coordinate with you and the estate attorney, and clean title isn't required at submission.

If you're an out-of-state heir you can sign by power of attorney; we walk the title company through the probate timeline, and there's no need to clear out personal property before we walk through.

Yes — open permits, condemned status, deferred maintenance, and city violations don't disqualify a property. We absorb the cost of resolving them after closing.

Unlike a retail buyer, we don't require a clean inspection to underwrite the offer; the repair line in our formula already accounts for code-compliance work.

Foreclosure timelines in Ohio run roughly 90-120 days from the first missed payment to the sheriff's sale. We can close before the sale date and pay off your lender directly from proceeds.

We coordinate with your servicer to get a payoff letter and a reinstatement quote, and you avoid a foreclosure hit on credit because the loan is paid, not charged off.

No — there are zero showings, no open houses, no lockbox, no strangers walking through your home. We don't need to physically enter the property to make a written cash offer.

If we want photos for comps we schedule a single 20-minute walkthrough after you've accepted, on a date that's convenient for you; until then, the offer stands.

Yes — we run comparable sales from your exact zip code (last 90-180 days, similar square footage and bedroom count) to estimate market value, then apply the published formula: Market Value × 80% − Estimated Repairs − $3,500 overhead.

The repair line is built from a virtual walkthrough using public records plus your description, and we share the comp set and the repair breakdown so you can verify the math before signing.