Complete process transparency
Here's Exactly How Our
Cash Home Buying Process Works
We know you have questions before filling out any form. This page walks you through every step. What happens, what you decide, and what to expect. No surprises at all.
Every step explained in plain English · You stay in control the entire time · No obligation until you choose to sign
The full journey at a glance
Five Stages. One Simple Path From Form to Cash.
Every part of every stage is explained below. Nothing is hidden.
1
Fill out the form
60 seconds
Address, phone, email. That's it.
2
We review and call you
Within 24 hours
10-15 min call. Not a sales call.
3
You receive a cash offer
3-5 days
Written offer. No obligation to accept.
4
You choose to accept
Your decision
Say yes, no, or walk away. Your call.
5
We close on your date
As fast as 7 days
Money in your bank the same day.
No hidden steps. No surprise stages. Everything is shown above and explained in full below.
Every step in detail
Step by Step What Happens, What You Control
Each step broken down into exactly what happens, what you need to do, and what decision is yours at every stage.
1
Fill out the form
Takes 60 seconds
What happens
You tell us your property address, phone number and email. That is all we need right now.
What you do
Fill in three fields. No financial information required. No documents to upload. No account to create.
What we handle
Everything else. We look up your home online before we call you. We check what similar homes nearby have sold for, the tax records, and the property history.
What you control at this stage
Whether to submit. Nothing happens until you choose to fill out the form. You are not committed to anything by submitting.
2
We review your property and call you
Within 24 hours
What happens
Someone from our team calls you. They will ask a few simple questions about the home and when you want to sell.
What you do
Answer a few simple questions about the home. You do not need exact numbers. Rough answers are fine. We already looked up a lot of the information ourselves.
What we handle
All the research. Before we call you we already know what similar homes nearby have sold for and the basic history of your property.
What you control at this stage
Everything. You can ask any question on the call. You can end the call at any time. This call creates zero obligation.
3
You receive a written cash offer
Within 3-5 business days
What happens
We put together a written cash offer for your home. The number is based on what your home would be worth fixed up, the cost of repairs, and our business costs. We may also stop by to see the home in person.
What you do
Review the offer at your own pace. Take as long as you need. We are happy to answer any questions about how we reached the number.
What we handle
All the math and paperwork. We show you exactly how we came up with the number. Nothing is hidden.
What you control at this stage
Whether to say yes, ask for a different number, or walk away. This is the only point where you need to make a decision. And only if you want to move forward.
4
You choose your closing date
Your decision entirely
What happens
If you say yes to the offer, you pick the date you want to close. We take care of everything that needs to happen between now and that date.
What you do
Name the date. Nothing else. You do not need to prepare the house or hire anyone. We handle and pay for everything.
What we handle
All the paperwork and all the costs involved in transferring the home. You pay nothing between now and closing day.
What you control at this stage
The closing date is completely your choice. As fast as 7 days or as long as 90 days. If your plans change, the date can change too.
5
Closing day you get paid
45-60 minutes at a signing office
What happens
You go to a local office nearby. Someone there will walk you through every document before you sign. The whole appointment takes about 45 to 60 minutes.
What you do
Show up and sign. You do not need to bring anything other than a valid ID. No preparation required.
What we handle
All the costs and all the paperwork. Once you sign, the money goes straight into your bank account the same day.
What you control at this stage
You can still walk away before you sign anything. No penalty at all. Once you sign, the money hits your bank account within a few hours.
No surprises after you hit submit
Exactly What Happens in the 24 Hours After You Submit
This is the question most sellers have and almost nobody answers. Here is exactly what happens from the moment you hit submit.
Within minutes
You receive an email confirmation
You get an email right away confirming we received your information and telling you what comes next.
Within 2-4 hours
We research your property
Someone on our team looks up what similar homes in your area have sold for recently. They also check the property tax records and any other information we can find about the home.
We do this before calling so we do not waste your time asking questions we can already find the answers to ourselves.
Within 24 hours
We call you
Here is exactly what our team member says when they call:
The opening of our call word for word
"Hi [your name], this is Miles Jiles from Native House Buyers. I'm calling about the property you submitted at [your address]. Do you have about 10-15 minutes to answer a few basic questions about the house? This is not a sales call. I just need to ask you a few questions about the house so we can put together a fair offer for you."
The exact questions we ask on the call:
1
What is the approximate square footage of the home?2
How many bedrooms and bathrooms does it have?3
Are there any big problems with the home that you know about? Things like the roof, plumbing, or electrical?4
Have you done any updates or fixes to the home in the last few years?5
What is your ideal closing timeline?6
Is there anything else about the property or your situation we should know?You do not need exact figures. Approximate answers are completely fine. The call takes about 10-15 minutes total.
If you miss the call
Here is exactly what happens
We leave a voicemail explaining who we are and that we are calling about your property. We send a follow-up text message. We try once more the next business day. After that, it is up to you. Call us back whenever you are ready. We will not call more than twice without hearing from you first.
Our call policy in writing
We call twice maximum. We never show up unannounced. We never send repetitive emails. We never harass. The next move is always yours.
Complete transparency
How We Calculate Your Cash Offer The Exact Formula
Most cash buyers never explain how they come up with their number. We do. Here is the exact formula we use, and we will show you how to check our work yourself.
Home Value Fixed Up
ARV
−
Cost of Repairs
Repairs
−
Our Business Costs
Costs
−
Our Profit Margin
Margin
Your cash offer
The number we offer you
What Your Home Is Worth Fixed Up
This is what your home would sell for if it were fully fixed up and listed on the market. We figure this out by looking at what similar homes nearby have actually sold for in the last 90 days. You can check this number yourself on Zillow or Redfin.
Cost to Fix the Home
What it would cost us to fix the home up before we can sell it. We base this on what you tell us on the call and what we see when we visit the property. We will show you every item and what we think it will cost.
Our Business Costs
Holding costs, insurance, taxes, title fees and other expenses we carry while renovating and reselling the property. These are real costs that directly affect what we can offer.
Our profit margin
Yes, we need to make a profit. We are upfront about this because we think you deserve to know where every dollar goes. No hidden agenda.
You can verify our ARV estimate yourself before we ever speak. Look up your address on Zillow, Redfin or Realtor.com and check recent home sales nearby in your neighborhood from the past 90 days. We use the same data. If our ARV estimate feels off when we call, tell us we welcome the conversation.
Our offer does not change after a walkthrough unless the property condition is much worse than what was described on the call. If we find something significant during the walkthrough we tell you immediately, explain the adjustment, and give you the updated offer in writing. No surprises at closing.
The real number that matters — what you actually walk away with
Native House Buyers
Cash offer$340,000
Repairs$0
Agent commission$0
Closing costs$0 we cover
Net to seller$340,000
Traditional listing
List price$455,000*
Repairs first− $90,000
Agent commission 6%− $27,300
Closing costs− $6,000
Net to seller$331,700*
*Assumes property sells at full list price after repairs not guaranteed. Cash offer is certain. Traditional sale net is an estimate.
Real deal real numbers
See the Formula in Action A Real Transaction
Not made up. A real seller, a real situation, real numbers, and an outcome that made a real difference in her life.
Closed transaction Deer Park, Washington
A court deadline was three weeks away. The first buyer had already walked away from the deal.
Deer Park, Washington · Closed March 14, 2026
S.G. Robinson was going through a difficult divorce. A judge had ordered the family home to be sold by March 16, 2026. That was just weeks away. The house was in rough shape and she did not have the money to fix it up. To make things worse, another buyer had already made an offer of $360,000 and then backed out of the deal at the last minute. She had less than three weeks left to close or face serious legal trouble. She reached out to Native House Buyers on February 23, 2026.
What Your Home Is Worth Fixed Up
$545,000
Based on recent home sales nearby
Estimated repairs needed
$90,000
Property in significant disrepair
Our cash offer
$340,000
All cash, certain close
Previous investor offer
$360,000
Made an offer then walked away
The actual timeline day by day
Feb 23
S.G. submitted her information. We called same day.
Feb 25
We walked the property and reviewed the condition.
Feb 27
Written offer of $340,000 delivered.
Feb 28
S.G. accepted. We got to work immediately.
Mar 14
Closed 2 days before the court deadline. 19 days total from first contact to close.
The moment she almost said no
Our offer was $20,000 lower than the buyer who had already walked away. She was frustrated. Understandably. She had already been let down once and a lower number was hard to hear. We sat down with her and went through the math step by step. We showed her what the home would be worth fixed up, what the repairs would cost, and what our costs were. We put it all on paper.
What made the difference
We worked out a solution that fit her situation. At closing we released $20,000 to her right away to help with moving costs and day-to-day expenses. We also let her stay in the home for 45 days after closing while she found her next place to live. She received the rest of her money in full once she moved out. She got a guaranteed closing before her court deadline and the breathing room she needed to move on.
"They explained exactly how they reached the offer number and when I understood what the house needed I agreed it made sense. The other buyer just gave me a number these people showed me the math. That's why I chose them."
Every home and situation is different. This is just one example of how we handled a tough situation. If your circumstances are complicated, money owed on the property, difficult tenants, or anything else, tell us. We have seen it all.
No catch we mean it
What "As-Is" Actually Means In Plain English
"As-is" is on every cash buyer website. Here is what it actually means when we say it, and some real examples that show we mean every word.
You do not need to do a single thing to this house before we close. Not one thing.
Specifically you do NOT need to:
Repair anythingRoof, plumbing, electrical, foundation. Leave it exactly as it is.
Clean the houseDon't spend a day cleaning. We buy it exactly as it sits.
Remove your belongingsLeave furniture, appliances, personal items. We handle the cleanout.
Stage or paintNo need to make it look presentable for showings.
Landscape the yardOvergrown, neglected, doesn't matter.
Resolve tenant situationsWe handle tenant issues ourselves after closing.
Fix code violationsPermits, code violations, city notices. Not your problem to deal with.
Deal with back taxesWe handle any money owed on the property as part of the process.
Real homes we have bought. This is what as-is actually looks like.
→
Houses with active mold throughout multiple rooms→
Properties with significant fire damage and smoke throughout→
Homes with foundation issues and structural concerns→
Homes completely full of belongings the family could not take with them→
Homes with tenants who would not leave or cooperate→
Homes with unpaid property taxes and money owed on the property→
Properties with multiple code violations and open city citations About the walkthrough: We may stop by the home before we send you our final written offer. This is not a formal inspection and it does not create a list of things you need to fix. We just want to confirm the home is roughly what we discussed on the call. You do not have to sell. You can cancel the visit at any time.
We buy houses in any condition across all 50 states. See all areas we buy in →
You just need to show up to closing and sign. We handle everything else.
You are in control
Your Timeline, Your Choice 7 Days Is the Minimum, Not the Default
When we say we can close in 7 days, that is the fastest we can move if you really need it. Most sellers pick a longer date that works better for their life.
We can close before your deadline even if that means moving fast. We did exactly that for S.G. Robinson in Deer Park who had a court deadline just weeks away.
Take 45 or 60 days. Get the sale done and give yourself time to find your next home before you have to go.
Tell us when you need to be gone. We will close before that date so you are not stuck paying for two places at once.
That is fine. You do not need to know your ideal closing date to get an offer. We figure out the timeline together after you accept.
Need to stay in the property after closing? Some sellers need to stay in the home for a few weeks after closing while they figure out where they are going. We handle this on a case by case basis. Just tell us your situation on the call and we will work something out.
Need to push the closing date back after agreeing? Life happens. If something changes and you need to move the closing date, just let us know. We are here to make this easier for you, not harder.
You name the date. We build everything around it.
The finish line
What Closing Day Actually Looks Like
Closing is the part most sellers worry about because they have never done it before. Here is exactly what happens from start to finish.
Where it happens
A local office near you
How long it takes
45 to 60 minutes
What to bring
Valid photo ID. Nothing else.
When you get paid
Same day direct deposit within hours
1
You arrive at the signing office
We send you the address and appointment time in advance. The signing office is a neutral third party not our office. You do not come to us and we do not come to your house.
2
A the person at the office walks you through every document
You are never asked to sign something without a full explanation of what it is. The the person at the office works for the transaction not for us. They are neutral. You can ask questions about any document before signing.
3
You sign the closing documents
Primarily a deed transfer and settlement statement. The settlement statement shows every dollar in and out of the transaction including what you receive, what we pay, and all closing costs. You see exactly where every dollar goes.
4
Funds are wired to your bank account
Your money is wired to your bank account the same day you sign. Most sellers see the funds within 2-4 hours of leaving the signing office. You do not wait days for a check to clear.
With a regular home sale, things can fall apart at the last minute. Buyers get turned down by banks. Deals collapse even the week of closing. With us, none of that can happen. A traditional sale depends on a buyer getting approved for a mortgage. Banks decline buyers, appraisals come in low, and deals collapse even the week of closing. Our purchase is all cash. It does not depend on a bank loan. Once we shake hands on a price and a date we close. Period.
You do not need to bring anyone with you or hire anyone. We cover all the closing costs. The number we offered you is the number you walk away with.
Zero risk. Zero commitment.
What Happens If You Don't Like the Offer?
This is the question most sellers are thinking but don't ask. Here is the complete honest answer.
Nothing.
Absolutely nothing happens if you say no.
✗
No follow-up pressure calls
✗
No repetitive emails
✗
No showing up at your property
✗
No fees of any kind
✗
No penalties or consequences
✗
No hard feelings
Changed your mind after saying no? Call us. The offer may still be available depending on market conditions at that time. We are always open to a conversation. Saying no does not burn any bridge.
Accepted the offer but changed your mind before closing? You can walk away at any point before you sign the final papers. No fees. No penalties. Nothing.
Getting our offer costs you nothing and takes 60 seconds.
Worst case: you get a number you don't like. Best case: you find the solution to your situation.
There is no downside to finding out.
Worst case: you get a number you don't like. Best case: you find the solution to your situation.
There is no downside to finding out.
Real experience process validated
What It Actually Felt Like From Someone Who Did It
This is not a general review. It is specific feedback about the call, the offer, and the closing. From a real seller who was nervous going in.
★★★★★
"I was really nervous about what would happen after I submitted my information. I had heard stories about companies calling non-stop and pressuring you into accepting a low offer. The call was nothing like that. It was maybe 12 minutes, they just asked straightforward questions about the house and let me ask anything I wanted. The offer came back lower than I hoped I almost said no. But they sat down with me and walked through exactly how they calculated the number. When I saw the repair costs laid out on paper and did the math on what I would have spent listing it traditionally, it actually made sense. We closed 19 days after I first reached out. The signing office appointment took less than an hour and the money was in my account that same afternoon. I wish I had done this three months earlier instead of worrying about it."
Want to read more experiences like this? See all homeowner reviews →
Now You Know Exactly What to Expect
The only thing left is finding out what your home is worth to us. Takes 60 seconds. You are not committing to anything.
Get your free cash offer today
No commitment. No pressure. Walk away anytime.
Get Your Free Offer TODAY!
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