San Tan Valley, Arizona. Houses in any condition
Sell your San Tan Valley house exactly as it stands
Worn roof, tired air conditioner, a kitchen from another decade, boxes in every room. Tell us the address and what is wrong with the place, and we will put a written as-is offer in front of you. You pick up no paintbrush and no phone book of contractors.
- No repairs, no cleaning, no staging
- No showings, no appraisal haggling
- Written offer before you commit
- Local title company closes it
The house stays exactly as it is
Most advice about selling a house starts with a to-do list: fix the stucco, replace the carpet, paint the bedrooms, clear the garage, and have the place spotless for photographs. That advice assumes you have the money, the weekends and the patience. Plenty of owners in San Tan Valley have none of the three, and a lot of them are tired of being told the house is not ready.
We buy houses without asking you to prepare them. What you see when you walk through is what we price. If the problem is expensive, it goes into the number once, in writing, instead of surfacing three weeks later as a demand from a buyer's inspector. Our how-it-works page shows each step from the first message to the key handoff.
No repairs
Leaking roof, dead air handler, a bathroom with a soft floor. We price the problem and you keep your money.
No cleaning or staging
Furniture, clutter and stained carpet can stay where they are. Nothing needs to look like a magazine.
No showings
There is no lockbox, no weekend open house and no parade of strangers through the hall.
No inspection or appraisal fights
A cash purchase does not wait on a lender's appraiser, so there is no second round of haggling over what the house is worth.
Desert heat is hard on a house
A roof in this part of Arizona bakes for months at a time. Air conditioners run until they quit, usually on the hottest weekend of the summer. Stucco cracks, sealant dries out, irrigation lines split, and a vacant house heats up inside faster than anyone expects. So many sellers here are not sitting on a disaster; they are sitting on a long list of small ones that have stacked up.
If that is your house, you are in ordinary company. The sellers we hear from are rarely careless. More often they ran out of weekends, moved away, inherited a place they never lived in, or found out after a bad inspection how large the list really was. Take a look at the situations page and see which one sounds closest to yours.
Roof and cooling
These are the two systems that age fastest in sun and heat, and the two buyers worry about most.
Plumbing and water heaters
Hard water and heat shorten the life of both, and a slow leak can hide for a long time.
Exterior wear
Faded paint, cracked stucco and a patchy yard make a good house look worse than it is.
Tell us what shape the house is in
Address plus a line or two about what is wrong, worn out or left behind is plenty.
Houses people ask us about most
There is no rule that a house has to be bad before we will look. These are the descriptions that come up again and again, and any one of them is a fine reason to send an address.
Dated and tired
Original finishes, flooring that has outlived its welcome, and a layout that nobody would build today.
Damaged
Water, fire, a tenant's mess, a vehicle through the garage wall. The kind of damage that scares off a financed buyer.
Failed inspection
An inspector's report that turned a sale into a negotiation, or ended it.
Deferred maintenance
Years of small things postponed. Gutters, caulk, filters, a sticking garage door.
Full of belongings
A relative's things, a hoard, or a tenant's leftovers that nobody has had the energy to sort.
Open HOA or code notices
A violation letter, fines that keep growing, or a deadline you cannot meet.
Buyer backed out
The contract fell apart after weeks of waiting, and now the calendar is against you.
Listing expired
You paid for photos and showings, and no acceptable offer ever came.
From first message to the keys
We kept the process short on purpose. This is the outline, and the full walkthrough fills in the detail.
You tell us what is going on
Give a name, a number, the house address and a sentence or two on what is broken, tired or left behind. The short form here covers it.
We look at the house and the numbers
We go over what you described, ask follow-up questions, and arrange one visit to see the property as it stands.
You receive a written offer
The price, the split of closing costs and the closing date are all on paper. Read it slowly, counter it or turn it down.
A local title company closes it
The title company holds the funds and the paperwork. You see the settlement figures before you sign.
Cash, or we take over the loan payments
Many owners figure a fast sale can only mean a cash buyout. Occasionally another structure fits: we keep your mortgage in place and start making its monthly payments ourselves, rather than settling it from the proceeds. That can suit a seller whose balance is about equal to the house's value, whose rate is worth keeping, or who has little equity to collect and mainly wants the payment gone.
It does not work for every loan or every seller, and it requires an Arizona real estate attorney on your side reading the documents. Both structures are compared on the cash offer page, including what changes for you once the deal closes.
Cash
You receive money at closing, the loan is paid off and the house is no longer yours to worry about.
Loan payment takeover
We make the payments, the paperwork says who is responsible for what, and you review it with your own attorney first.
Neither, if it does not fit
If our numbers do not help you, we will say so and you can go back to listing it.
What an as-is offer is, and what it is not
Selling as-is is a trade. You give up the chance of a top-dollar retail price in exchange for speed, certainty and not spending money on a house you are trying to leave. Our offers are normally lower than what a repaired, staged and well-marketed house might fetch, and we will not pretend otherwise. If the house is in decent shape and you have the time, listing it with an agent may put more in your pocket, and it is reasonable to find that out first.
Where we usually make sense is when time, money or energy is the scarce thing. The repair bill is bigger than the profit, a deadline is coming, the house is a burden from far away, or a deal has already collapsed once. A written offer costs you nothing to read. Compare it with your own plan, and with the answers on our FAQ page, then decide.
Where we buy
We buy in San Tan Valley, Pinal County, in ZIP codes 85140, 85143 and 85144. The area is large and spread out, from older sections to newer subdivisions, and the right offer depends on the street. Read the San Tan Valley overview for how we think about the area, then the local notes on Johnson Ranch and Pecan Creek. If your address is somewhere else nearby, send it anyway and you will get a candid answer on whether we can help.
Prefer to talk first? The contact page has our number and email, and the about page explains who is behind the site and, just as important, what we are not.
Quick answers
Do I have to fix anything before you make an offer?
No. We price the house as it stands today, including the roof, the air conditioner and anything else that needs work.
Will you take a house with belongings still inside?
Yes. Furniture, clutter and leftover items can stay. Tell us what is there and we will plan around it.
What if my HOA has sent a violation notice?
Send it along. An open notice affects the price and the closing paperwork, and we would rather know now than at the table.
My buyer backed out and my listing is stale. Can you still help?
Yes. A failed sale or an expired listing is one of the most common reasons owners contact us.
Do you charge a fee or commission?
We are the buyer, so there is no listing agent and no commission to pay us. The offer shows who pays which closing costs.
Are your offers as high as a retail sale?
Usually not. They reflect the condition of the house and the speed and certainty of a direct purchase. Compare ours with what an agent tells you.