How Do I Sell My House Fast For Cash?

We Will Offer You Cash For Your House Fast, In Just 3 Easy Steps

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Start by filling out the form below to tell us more about your property and your situation. This simply helps us understand how we can assist you best. There’s absolutely no obligation to sell, and your information will remain completely private.

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After that, we’ll arrange a time to view the property—either in person or through a virtual walkthrough. Your comfort and safety are important to us, and we’ll take every step to make the process secure and respectful.

If you choose to move forward with our cash offer, we’ll set a closing date that fits your timeline. Whether you’re ready to sell now or prefer to wait a little longer, we’ll work around your needs. The closing will take place at a trusted local title company, and we’ll take care of all the paperwork so you don’t have to worry about a thing.

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With just these three steps, you can sell your house fast for cash! It’s that easy. ILM Home Offer makes selling your house hassle-free and we can buy your house at whatever speed you need. We want you to sell your house on your own terms and avoid all the unnecessary fees of working with an agent!

So, How Does It Work…

Chances are you’ve seen “we buy houses” signs around the area or received a flyer in your mailbox from companies promising fast cash offers. They all make similar claims—but it’s hard to know which ones you can actually trust. And if you’ve never worked with a home buying company before, the process can feel confusing or even overwhelming.

That sounds perfect, but I’m still not clear how it works…

We understand—if you’ve never sold a house for cash before, the process can seem a bit confusing. You probably have quite a few questions, and that’s completely normal. The great news is that we’ve heard just about every question over the years, so we’re ready with the answers you need. Below, you’ll find a list of common questions homeowners ask about how our cash home buying process works. It’s important to remember that selling for cash isn’t the right fit for everyone, and that’s okay. Our goal is to give you all the information you need to decide what’s best for your unique situation—even if that means working with someone else.

How do you figure out an offer price to buy my property?

We make our cash offers based on these four criteria

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After Repair Value “ARV” of the Property

The After Repair Value, or ARV, is what your home is expected to be worth once all necessary renovations and improvements are completed. We determine this by looking at fully updated homes that have recently sold in your neighborhood—comparable properties that reflect the home’s potential market value post-renovation.

Estimated Renovation Costs

Once we purchase a property, we typically invest in repairs and upgrades to enhance its condition and value. This can include anything from fresh paint and new flooring to full kitchen remodels or landscaping improvements. Every home is different, but we always aim to make updates that align with the neighborhood and market expectations.

Our Selling Costs

When it’s time for us to sell the property, we factor in the costs associated with reselling—things like property taxes, insurance, closing fees, and possible HOA dues. While you won’t pay any fees or commissions when you sell to us, we do take on these resale-related expenses, and they’re a necessary part of how we calculate our offer.

Our Minimum Profit

We’re in business to support our team and families, so making a reasonable profit is part of the equation. That said, we work hard to keep our margins modest so we can present you with a strong, competitive offer. Our priority is always to give you a fair price while still making our model sustainable.

Want to see how we calculate our cash offer?

And that’s it! Now you’ve got a clear idea of how we come up with our cash offers. Our mission is to give you the strongest offer we can—while still making sure we’re able to support our team and keep the business running. No matter what your situation looks like, we’re committed to giving you a fair, honest offer that works for you and your family. Many homeowners choose to work with us over listing with an agent because of how straightforward our process is and how competitive our offers tend to be.

I’ve accepted your offer, now what? How long until we close?

Most “we buy houses” companies will tell you that closing typically takes anywhere from 2 to 4 weeks, depending on the specifics of your situation. That timeline is ideal if you’re looking to close quickly—but if you need more time, that’s totally fine too. We’re flexible and will work with you to choose a closing date that fits your schedule. Here’s a general breakdown of how our closing process usually works:

Open Escrow & Order Inspections

Once you accept our cash offer, we’ll send the purchase agreement and other necessary paperwork to a trusted local title company. At the same time, we’ll deposit the earnest money to officially kick things off. A team member will then reach out to guide you through the next steps and confirm whether the title company needs anything else from your end. From there, the title company will begin a title and lien search. While that’s underway, we’ll arrange for a property inspection—either in person or virtually, based on your preference.

Timeframe: 24-72 Hours

Conduct Inspections & Address Any Title Or Lean Concerns

After the inspection, we’ll have a clear understanding of any repairs or upgrades we’ll need to make once we own the home. In some cases, a follow-up in-person inspection might be required. If the title company identifies any liens or ownership issues, they’ll reach out to gather the info they need to resolve them. Once everything checks out, we’ll be cleared to move forward with the sale.

Timeframe: 1-2 Weeks

Scheduling The Closing & Getting You Paid!

When all the paperwork is squared away, we’ll schedule your closing and get you paid—simple as that. You can close at the title company or have a mobile notary come to you, whichever works best. Once everything is signed, we’ll either wire the funds directly to your bank or provide a check—your choice. Most sellers receive their payment the same day, though occasionally it may take one business day, depending on the title company’s processing time.

Timeframe: 1-7 days

Why Should I Sell To You vs List With a Realtor?

It’s completely understandable to think that listing your home with a real estate agent might be the right path. In fact, if we believe that going the traditional route will lead to a better result for you, we’ll be upfront and tell you. Our goal is always to help you make the choice that’s best for your situation.

That said, we think it’s important to lay out some of the pros and cons of listing with an agent versus selling your house directly to us for cash. This way, you can weigh your options clearly and decide what makes the most sense for you.