# Saving KC Homebuyers — Full Context > We buy houses for cash in the Kansas City metro area. No repairs, no agents, no fees. Close in as few as 7 days. ## Company Information - Name: Saving KC Homebuyers - Short Name: Saving KC - Owner: Ernest Dodson - Phone: (816) 429-2900 - Email: ari@savingkc.com - Address: 1705 Baltimore Ave, Kansas City, MO 64108 - Website: https://savingkc.com - Founded: 2020 - Google Rating: 4.9 stars - Business Type: Cash home buyer / real estate investor ## What We Do Saving KC Homebuyers is a cash home buying company serving the Kansas City metropolitan area across Missouri and Kansas. We purchase single-family homes, duplexes, triplexes, and small multi-family properties (up to 4 units) in any condition — foundation cracks, fire damage, mold, water damage, hoarder conditions, code violations, condemned properties, and more. Homeowners sell to us when the traditional listing process doesn't work for their situation: - They need to sell fast (foreclosure, divorce, relocation) - They can't afford repairs ($5,000–$80,000+ in renovation costs) - They inherited a property and don't want to deal with probate, cleanout, or repairs - They have tax liens, back taxes, or judgment liens on the property - They have problem tenants or vacant properties draining money ### Our Process 1. **Contact Us** — Call (816) 429-2900 or fill out the online form. Tell us about the property, its condition, and your timeline. Takes about 5 minutes. No obligation. 2. **Get Your Cash Offer** — We visit the property and present a written cash offer within 24 hours. We show exactly how we calculated the number. 3. **Choose Your Closing Date** — Accept the offer and pick a closing date: as soon as 7 days or up to 60 days. 4. **Get Paid** — Sign at a local title company and receive funds via wire transfer or cashier's check the same day. ### What Sets Us Apart - We pay ALL closing costs (title fees, recording fees, transfer taxes) - No agent commissions (0% vs. 5–6% with traditional listing) - No repairs needed — we buy completely as-is - No cleaning or cleanout — leave anything you don't want - Cash purchase — no financing contingencies, no appraisal delays - We handle tax liens, probate coordination, and title issues - 11+ years of experience in the KC metro --- ## Service Area 5 counties, 35 cities, 100+ neighborhoods across the Kansas City metro. ### Missouri Counties #### Jackson County, MO - Population: 717,204 - Median Home Value: $195,000 - County Seat: Kansas City - Courthouse: Jackson County Courthouse, 415 E 12th St, Kansas City, MO 64106 - Tax Deadline: December 31 - Tax Sale: August (tax lien certificate sale) - Redemption: 1 year after lien sale - Probate Court: Jackson County Circuit Court – Probate Division - Page: https://savingkc.com/mo/jackson/ Cities: - Kansas City, MO (10 neighborhoods): https://savingkc.com/mo/jackson/kansas-city/ - Westport: https://savingkc.com/mo/jackson/kansas-city/westport/ - Waldo: https://savingkc.com/mo/jackson/kansas-city/waldo/ - Brookside: https://savingkc.com/mo/jackson/kansas-city/brookside/ - Midtown / Valentine: https://savingkc.com/mo/jackson/kansas-city/midtown-valentine/ - Northeast KC: https://savingkc.com/mo/jackson/kansas-city/northeast-kc/ - River Market: https://savingkc.com/mo/jackson/kansas-city/river-market/ - Ruskin Heights / Hickman Mills: https://savingkc.com/mo/jackson/kansas-city/ruskin-heights-hickman-mills/ - Swope Park / Blue Hills: https://savingkc.com/mo/jackson/kansas-city/swope-park-blue-hills/ - Troost / Prospect: https://savingkc.com/mo/jackson/kansas-city/troost-prospect/ - Armour Hills / Ward Parkway: https://savingkc.com/mo/jackson/kansas-city/armour-hills-ward-parkway/ - Independence (4 neighborhoods): https://savingkc.com/mo/jackson/independence/ - Historic Independence Square: https://savingkc.com/mo/jackson/independence/historic-independence-square/ - East Independence: https://savingkc.com/mo/jackson/independence/east-independence/ - Englewood: https://savingkc.com/mo/jackson/independence/englewood/ - Fairmount: https://savingkc.com/mo/jackson/independence/fairmount/ - Blue Springs (3 neighborhoods): https://savingkc.com/mo/jackson/blue-springs/ - Downtown Blue Springs: https://savingkc.com/mo/jackson/blue-springs/downtown-blue-springs/ - Adams Dairy Landing: https://savingkc.com/mo/jackson/blue-springs/adams-dairy-landing/ - Lake Tapawingo Area: https://savingkc.com/mo/jackson/blue-springs/lake-tapawingo-area/ - Lee's Summit (4 neighborhoods): https://savingkc.com/mo/jackson/lees-summit/ - Historic Downtown Lee's Summit: https://savingkc.com/mo/jackson/lees-summit/historic-downtown-lees-summit/ - Lakewood: https://savingkc.com/mo/jackson/lees-summit/lakewood/ - Longview: https://savingkc.com/mo/jackson/lees-summit/longview/ - Chapel Ridge / Greenwood: https://savingkc.com/mo/jackson/lees-summit/chapel-ridge-greenwood/ - Grandview (3 neighborhoods): https://savingkc.com/mo/jackson/grandview/ - North Grandview: https://savingkc.com/mo/jackson/grandview/north-grandview/ - South Grandview: https://savingkc.com/mo/jackson/grandview/south-grandview/ - Meadowmere Park Hills: https://savingkc.com/mo/jackson/grandview/meadowmere-park-hills/ - Raytown (3 neighborhoods): https://savingkc.com/mo/jackson/raytown/ - Downtown Raytown: https://savingkc.com/mo/jackson/raytown/downtown-raytown/ - Gregory Heights: https://savingkc.com/mo/jackson/raytown/gregory-heights/ - Norfleet / South Raytown: https://savingkc.com/mo/jackson/raytown/norfleet-south-raytown/ - Grain Valley (2 neighborhoods): https://savingkc.com/mo/jackson/grain-valley/ - Old Town Grain Valley: https://savingkc.com/mo/jackson/grain-valley/old-town-grain-valley/ - Eagles Landing: https://savingkc.com/mo/jackson/grain-valley/eagles-landing/ - Oak Grove (2 neighborhoods): https://savingkc.com/mo/jackson/oak-grove/ - Downtown Oak Grove: https://savingkc.com/mo/jackson/oak-grove/downtown-oak-grove/ - South Oak Grove: https://savingkc.com/mo/jackson/oak-grove/south-oak-grove/ - Sugar Creek (2 neighborhoods): https://savingkc.com/mo/jackson/sugar-creek/ - Central Sugar Creek: https://savingkc.com/mo/jackson/sugar-creek/central-sugar-creek/ - North Sugar Creek: https://savingkc.com/mo/jackson/sugar-creek/north-sugar-creek/ #### Clay County, MO - Population: 253,335 - Median Home Value: $225,000 - County Seat: Liberty - Courthouse: Clay County Courthouse, 11 S Water St, Liberty, MO 64068 - Tax Deadline: December 31 - Tax Sale: August (tax lien certificate sale) - Redemption: 1 year after lien sale - Page: https://savingkc.com/mo/clay/ Cities: - Liberty (4 neighborhoods): https://savingkc.com/mo/clay/liberty/ - Gladstone (4 neighborhoods): https://savingkc.com/mo/clay/gladstone/ - Kearney (2 neighborhoods): https://savingkc.com/mo/clay/kearney/ - Excelsior Springs (3 neighborhoods): https://savingkc.com/mo/clay/excelsior-springs/ - Smithville (2 neighborhoods): https://savingkc.com/mo/clay/smithville/ - North Kansas City (2 neighborhoods): https://savingkc.com/mo/clay/north-kansas-city/ - Claycomo (1 neighborhood): https://savingkc.com/mo/clay/claycomo/ - Holt (1 neighborhood): https://savingkc.com/mo/clay/holt/ - Lawson (1 neighborhood): https://savingkc.com/mo/clay/lawson/ - Missouri City (1 neighborhood): https://savingkc.com/mo/clay/missouri-city/ #### Platte County, MO - Population: 106,718 - Median Home Value: $275,000 - County Seat: Platte City - Courthouse: Platte County Courthouse, 415 Third St, Platte City, MO 64079 - Tax Deadline: December 31 - Tax Sale: August (tax lien certificate sale) - Redemption: 1 year after lien sale - Page: https://savingkc.com/mo/platte/ Cities: - Platte City (3 neighborhoods): https://savingkc.com/mo/platte/platte-city/ - Parkville (3 neighborhoods): https://savingkc.com/mo/platte/parkville/ - Riverside (3 neighborhoods): https://savingkc.com/mo/platte/riverside/ - Weatherby Lake (1 neighborhood): https://savingkc.com/mo/platte/weatherby-lake/ - Weston (1 neighborhood): https://savingkc.com/mo/platte/weston/ - Camden Point (1 neighborhood): https://savingkc.com/mo/platte/camden-point/ ### Kansas Counties #### Wyandotte County, KS - Population: 165,429 - Median Home Value: $135,000 - County Seat: Kansas City, KS - Courthouse: Wyandotte County Courthouse, 710 N 7th St, Kansas City, KS 66101 - Tax Deadline: December 20 - Tax Sale: Sheriff's sale (judicial tax foreclosure under K.S.A. 79-2801) - Redemption: Day before sheriff's sale ONLY — no post-sale redemption in Kansas - Page: https://savingkc.com/ks/wyandotte/ Cities: - Kansas City, KS (9 neighborhoods): https://savingkc.com/ks/wyandotte/kansas-city/ - Strawberry Hill: https://savingkc.com/ks/wyandotte/kansas-city/strawberry-hill/ - Argentine: https://savingkc.com/ks/wyandotte/kansas-city/argentine/ - Armourdale: https://savingkc.com/ks/wyandotte/kansas-city/armourdale/ - Rosedale: https://savingkc.com/ks/wyandotte/kansas-city/rosedale/ - Quindaro: https://savingkc.com/ks/wyandotte/kansas-city/quindaro/ - Riverview: https://savingkc.com/ks/wyandotte/kansas-city/riverview/ - Turner / Muncie: https://savingkc.com/ks/wyandotte/kansas-city/turner-muncie/ - Bethel / Piper: https://savingkc.com/ks/wyandotte/kansas-city/bethel-piper/ - Village West / Legends: https://savingkc.com/ks/wyandotte/kansas-city/village-west-legends/ - Bonner Springs (2 neighborhoods): https://savingkc.com/ks/wyandotte/bonner-springs/ - Edwardsville (2 neighborhoods): https://savingkc.com/ks/wyandotte/edwardsville/ - Lake Quivira (1 neighborhood): https://savingkc.com/ks/wyandotte/lake-quivira/ #### Johnson County, KS - Population: 613,434 - Median Home Value: $350,000 - County Seat: Olathe - Courthouse: Johnson County Courthouse, 100 N Kansas Ave, Olathe, KS 66061 - Tax Deadline: December 20 - Tax Sale: Sheriff's sale (judicial tax foreclosure under K.S.A. 79-2801) - Redemption: Day before sheriff's sale ONLY — no post-sale redemption in Kansas - Page: https://savingkc.com/ks/johnson/ Cities: - Overland Park (6 neighborhoods): https://savingkc.com/ks/johnson/overland-park/ - Blue Valley: https://savingkc.com/ks/johnson/overland-park/blue-valley/ - Downtown Overland Park: https://savingkc.com/ks/johnson/overland-park/downtown-overland-park/ - Metcalf South / Indian Creek: https://savingkc.com/ks/johnson/overland-park/metcalf-south-indian-creek/ - North Overland Park / Milburn: https://savingkc.com/ks/johnson/overland-park/north-overland-park-milburn/ - Oak Park / Antioch: https://savingkc.com/ks/johnson/overland-park/oak-park-antioch/ - Stilwell / South OP: https://savingkc.com/ks/johnson/overland-park/stilwell-south-op/ - Olathe (4 neighborhoods): https://savingkc.com/ks/johnson/olathe/ - Historic Downtown Olathe: https://savingkc.com/ks/johnson/olathe/historic-downtown-olathe/ - Great Plains / Old 56: https://savingkc.com/ks/johnson/olathe/great-plains-old-56/ - Cedar Creek / Prairie Center: https://savingkc.com/ks/johnson/olathe/cedar-creek-prairie-center/ - Ridgeview / Heritage: https://savingkc.com/ks/johnson/olathe/ridgeview-heritage/ - Shawnee (4 neighborhoods): https://savingkc.com/ks/johnson/shawnee/ - Downtown Shawnee: https://savingkc.com/ks/johnson/shawnee/downtown-shawnee/ - Nieman Road / East Shawnee: https://savingkc.com/ks/johnson/shawnee/nieman-road-east-shawnee/ - Shawnee Mission Parkway Corridor: https://savingkc.com/ks/johnson/shawnee/shawnee-mission-parkway-corridor/ - Western Shawnee / Monticello: https://savingkc.com/ks/johnson/shawnee/western-shawnee-monticello/ - Lenexa (4 neighborhoods): https://savingkc.com/ks/johnson/lenexa/ - Lenexa City Center: https://savingkc.com/ks/johnson/lenexa/lenexa-city-center/ - Old Town Lenexa: https://savingkc.com/ks/johnson/lenexa/old-town-lenexa/ - Lackman / Rose Hill: https://savingkc.com/ks/johnson/lenexa/lackman-rose-hill/ - Falcon Ridge / Woodland: https://savingkc.com/ks/johnson/lenexa/falcon-ridge-woodland/ - Merriam (2 neighborhoods): https://savingkc.com/ks/johnson/merriam/ - Downtown Merriam: https://savingkc.com/ks/johnson/merriam/downtown-merriam/ - Turkey Creek Area: https://savingkc.com/ks/johnson/merriam/turkey-creek-area/ - Mission (3 neighborhoods): https://savingkc.com/ks/johnson/mission/ - Johnson Drive Corridor: https://savingkc.com/ks/johnson/mission/johnson-drive-corridor/ - East Mission / Nall Hills: https://savingkc.com/ks/johnson/mission/east-mission-nall-hills/ - West Mission / Foxridge: https://savingkc.com/ks/johnson/mission/west-mission-foxridge/ --- ## Legal Context ### Missouri Tax Sales (RSMo Chapter 140) - Property tax due December 31 - 1% per month penalty on unpaid balance - Tax lien certificate sold at public auction (typically August) - Owner retains property after lien sale - 1-year redemption period: must pay full lien + 10% interest + costs - If not redeemed: lien holder petitions for collector's deed → ownership transfers permanently - Reassessment cycle: every 2 years (odd years) ### Missouri Probate (RSMo Chapter 473) - Independent administration: personal representative can sell property with minimal court oversight - Supervised administration: requires court approval for each transaction - Letters Testamentary: court document authorizing estate representative to sell property - Small-estate affidavit: available if personal property ≤ $40,000 - Electronic wills recognized after August 28, 2025 - Typical timeline: 6–18 months - Property can be sold during probate with appropriate authorization ### Kansas Tax Foreclosure (K.S.A. 79-2801) - Property tax due December 20 - County attorney files judicial foreclosure in district court - Sheriff's sale ordered by the court - Redemption right expires the day BEFORE sheriff's sale - NO post-sale redemption in Kansas - Once sheriff's deed records, ownership transfers permanently - Reassessment: annually ### Kansas Probate (K.S.A. Chapter 59) - Unsupervised administration (most common): personal representative has broad authority - Supervised administration: requires court approval per transaction - Transfer-on-death (TOD) deeds: bypass probate entirely - Summary administration: available if estate ≤ $40,000 - Typical timeline: 6–12 months (faster than Missouri) --- ## Situations We Handle (Detail) Each situation has a dedicated page with Kansas City-specific guidance: 1. **Foundation Issues** — https://savingkc.com/situations/foundation-issues/ Homes with cracked foundations, bowing walls, settling. Repair costs: $5,000–$80,000+. 2. **Fire Damage** — https://savingkc.com/situations/fire-damage/ Partial or total fire damage. Insurance complications. We buy regardless of damage severity. 3. **Water Damage** — https://savingkc.com/situations/water-damage/ Flooding, pipe bursts, basement water intrusion. Mold risk. Repair costs: $3,000–$50,000+. 4. **Mold** — https://savingkc.com/situations/mold/ Active mold, black mold, remediation needed. Buyers with financing can't close on moldy homes. 5. **Hoarder House** — https://savingkc.com/situations/hoarder-house/ Extreme clutter, biohazard conditions. We handle complete cleanout after closing. 6. **Inherited Property** — https://savingkc.com/situations/inherited-property/ Probate properties, out-of-state heirs, multiple owners. We coordinate with courts and attorneys. 7. **Divorce** — https://savingkc.com/situations/divorce/ Shared property, court-ordered sales, splitting proceeds. Fast closings for clean breaks. 8. **Behind on Payments** — https://savingkc.com/situations/behind-on-payments/ Late mortgage payments, forbearance ending. Sell before credit damage compounds. 9. **Pre-Foreclosure** — https://savingkc.com/situations/pre-foreclosure/ Notice of default received. We close fast enough to stop foreclosure proceedings. 10. **Vacant Property** — https://savingkc.com/situations/vacant-property/ Ongoing costs (taxes, insurance, maintenance) on a property nobody lives in. 11. **Bad Tenants** — https://savingkc.com/situations/bad-tenants/ Problem tenants, eviction situations. We buy tenant-occupied properties. 12. **Code Violations** — https://savingkc.com/situations/code-violations/ Open permits, condemned status, occupancy issues. We handle all code compliance after purchase. --- ## Guides & Resources - **Probate Guide**: https://savingkc.com/probate/ Complete guide to selling inherited property during or after probate in MO & KS. - **Tax-Delinquent Properties**: https://savingkc.com/tax-delinquent/ How tax liens, redemption periods, and foreclosure work in the KC metro. - **Jackson County Tax Redemption**: https://savingkc.com/tax-delinquent/redemption/jackson-county/ Redemption rights, deadlines, and costs specific to Jackson County. - **Jackson County Payment Plans**: https://savingkc.com/tax-delinquent/payment-plans/jackson-county/ Tax payment plan options and eligibility for Jackson County property owners. - **Johnson County Payment Plans**: https://savingkc.com/tax-delinquent/payment-plans/johnson-county/ Tax payment plan options and eligibility for Johnson County property owners. --- ## Complete URL Directory ### Core Pages - https://savingkc.com/ - https://savingkc.com/about-us/ - https://savingkc.com/how-it-works/ - https://savingkc.com/reviews/ - https://savingkc.com/faq/ - https://savingkc.com/contact/ - https://savingkc.com/privacy/ - https://savingkc.com/terms/ - https://savingkc.com/sitemap/ ### Guides - https://savingkc.com/probate/ - https://savingkc.com/tax-delinquent/ - https://savingkc.com/tax-delinquent/redemption/jackson-county/ - https://savingkc.com/tax-delinquent/payment-plans/jackson-county/ - https://savingkc.com/tax-delinquent/payment-plans/johnson-county/ ### Situations - https://savingkc.com/situations/ - https://savingkc.com/situations/foundation-issues/ - https://savingkc.com/situations/fire-damage/ - https://savingkc.com/situations/water-damage/ - https://savingkc.com/situations/mold/ - https://savingkc.com/situations/hoarder-house/ - https://savingkc.com/situations/inherited-property/ - https://savingkc.com/situations/divorce/ - https://savingkc.com/situations/behind-on-payments/ - https://savingkc.com/situations/pre-foreclosure/ - https://savingkc.com/situations/vacant-property/ - https://savingkc.com/situations/bad-tenants/ - https://savingkc.com/situations/code-violations/ ### Missouri State & Counties - https://savingkc.com/mo/ - https://savingkc.com/mo/jackson/ - https://savingkc.com/mo/clay/ - https://savingkc.com/mo/platte/ ### Kansas State & Counties - https://savingkc.com/ks/ - https://savingkc.com/ks/wyandotte/ - https://savingkc.com/ks/johnson/ ### Machine-Readable - XML Sitemap: https://savingkc.com/sitemap-index.xml - LLMs.txt: https://savingkc.com/llms.txt - LLMs-full.txt: https://savingkc.com/llms-full.txt - LLMs-xl.txt: https://savingkc.com/llms-xl.txt - Robots.txt: https://savingkc.com/robots.txt