Cash Offer FAQ — How We Buy Houses in Kansas City

We start with the after-repair value (ARV) — what your home would sell for in perfect condition on the open market. Then we subtract estimated repair costs, our holding costs, and a margin.

The result is a fair cash offer that reflects the speed, convenience, and certainty we provide. We use recent comparable sales in your neighborhood — no guessing.

Yes. Our initial offer is based on our analysis, but we're open to conversation. If you have a recent appraisal, comparable sales data, or information about the property we might have missed, share it. We want the deal to work for both sides.

Zero. No agent commissions (saving you 5-6%), no closing costs, no hidden fees. The number on our offer is the number you walk away with, minus any mortgage payoff or lien amounts that come out of proceeds at closing. We cover everything else.

Any condition. Foundation cracks, roof leaks, mold, fire damage, hoarding situations, code violations, outdated everything — we've seen it all and we buy it all. No repairs, no cleaning, no inspections. Leave the furniture, leave the junk. We handle it.

As fast as 14 days. Most deals close in 14-21 days. If you need more time — maybe you're still looking for a new place — that's fine. You pick the closing date. We've closed in as few as 7 days when the seller had an urgent deadline.

Yes. Tax liens, mechanic's liens, HOA liens, judgment liens — the title company pays them all off from the sale proceeds at closing. You walk away with whatever equity remains after the liens are satisfied.

No problem. The title company contacts your lender, gets the payoff amount, and pays the mortgage from the sale proceeds at closing. If you have equity above the mortgage balance, that's your cash. If you're underwater, we can discuss a short sale with your lender.

Our offers are below retail market value — that's how cash buying works. But consider what you're saving: no 5-6% agent commissions ($10,000-$18,000 on a $300,000 house), no closing costs ($3,000-$5,000), no repairs ($5,000-$50,000+), no 3-6 months on the market.

When you add it up, many sellers net more with us. Compare cash vs. MLS →

A cash buyer actually buys your house with their own funds. A wholesaler puts your house under contract and then sells that contract to someone else for a fee — they never actually buy.

We are cash buyers. We close with our own money. Your deal isn't dependent on us finding another buyer.

Nothing. Leave the house exactly as it is. Old furniture, clothes in the closets, stuff in the garage — leave it all. We handle everything after closing. That's the whole point of selling as-is for cash.

Very little from your end. A government-issued ID and any documents related to the property (deed, mortgage statement, tax bills). The title company handles the title search, prepares the closing documents, and coordinates everything.

If you're selling a probate or inherited property, you'll also need Letters Testamentary. Read our closing process FAQ →

Ernest is the founder of Saving KC Homebuyers. He's been buying homes in the KC metro for over 11 years and has personally helped 100+ families. He's not a call center or a corporation — he's a local KC guy who answers his own phone.

Call him directly at 816-429-2900. He'll meet you at the property, explain the process, and give you a written offer. Read more about Ernest →