Selling to a cash home buyer can be a great option when you want a fast, simple, as-is sale. But not every company that sends a postcard or calls you about your house is the same. Some are local and reputable. Others make big promises up front and change the deal later. Here’s how to tell the difference before you sign anything.
Why vetting matters
Your house is likely one of the biggest assets you own. Many sellers who come to a cash buyer are already dealing with something stressful: an inheritance, a divorce, a move, repairs they can’t afford. That makes it even more important to work with someone you can trust. A few minutes of homework can save you a lot of grief.
What to look for in a cash buyer
They’re actually local
A local buyer knows the difference between neighborhoods, understands older Inland Northwest homes and can walk your house in person. Ask where they’re based and how long they’ve been buying in your area.
They have a track record
How long have they been in business? How many homes have they bought? A company that has been around for years has a reputation to protect.
Reviews look real
Look up the company’s reviews. A legitimate business usually has mostly positive reviews with an occasional complaint, and you can see how they responded. If every review is perfect and vague, or there are no reviews at all, dig deeper.
They know what they’re talking about
Ask questions about your situation, whether it’s probate, tenants, liens, foundation problems or timing. A knowledgeable buyer will answer clearly or tell you who to ask. If they seem unsure or keep changing the subject, keep looking.
They explain the offer
A good buyer will walk you through how they arrived at their number: recent sales, estimated repairs and their costs. Our post on how cash offers are figured shows what that should look like.
They do what they say
If they say they’ll call back tomorrow, send paperwork today or show up at 2 o’clock, do they? How a buyer behaves before the contract is a good preview of how they’ll behave after.
No pressure
A legitimate buyer won’t rush you, threaten that an offer disappears tonight, or push you to sign on the spot. Selling is a big decision. You should feel free to take time, talk with family and compare options.
Red flags
- They ask you to pay any fee up front.
- The offer drops sharply after you sign, with vague reasons.
- They won’t put terms in writing, or the contract doesn’t match what they said.
- They won’t tell you which title company will handle closing.
- They pressure you to sign quickly or discourage you from talking to family or an attorney.
- Mail or calls designed to look like they’re from a bank, government office or court.
- Promises that sound too good to be true, such as full retail price, as-is, closed in a few days.
Questions to ask any cash buyer
- How long have you been buying houses here, and roughly how many have you bought?
- Are you local? Will I meet you in person?
- How did you come up with this offer?
- Who pays closing costs? Are there any fees or commissions?
- Which title company will handle the closing?
- What happens if your inspection finds something?
- Can I pick the closing date? Can I stay a bit after closing if I need to?
- What exactly do I need to do to the house before closing?
Always close through a title company
A legitimate sale closes through a licensed title or escrow company. They handle the money, pay off your mortgage and any liens, record the deed and make sure you get paid. If a buyer wants to skip that step, walk away.
Looking for a cash buyer on your own?
Some sellers prefer to find a buyer themselves. You can ask friends and family, talk to local investors, or ask a real estate agent who works with cash buyers. Whoever you find, use the same checklist above, and make sure proof of funds and a title company are part of the deal.
How Backyard Home Buyers measures up
We’d encourage you to ask us every question on this page. Here’s where we stand:
- Local and family-owned. Both owners were born and raised in the Inland Northwest.
- Experienced. We’ve been in business since 2019 and have done over 500 deals.
- Clear terms. You’ll usually have a fair cash offer within 24 hours, and we’re happy to explain how we got there.
- No fees or commissions, and we pay the closing costs.
- As-is. No repairs, cleaning or showings.
- Your timeline. Close in as little as 7 days, or on the date you choose. Rent-backs are available.
- No pressure. Take the time you need. If another option is better for you, we’ll tell you.
We buy in Spokane, Coeur d’Alene and the Tri-Cities, where we can often work from photos. If you got a letter from us and want to know more, see why you got our letter.
See how it works, or call (509) 461-9079 with your questions. We’re glad to answer them.