Situations

Start with what's actually going on.

The right way to sell depends far more on your situation than on your house. Find yours below and see which of the six ways tend to fit best.

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Behind on Payments / Facing Foreclosure

The letters stopped feeling like letters and started feeling like a countdown.

The clock is the problem, not the house. The fastest fix is usually someone taking over the payments so the late marks stop and the foreclosure process stops with them — and a servicing company gives you a login to watch each payment land. If you have real equity, a cash sale can also close before the sale date. Either way, the first useful step is finding out exactly how many days you actually have, which is a question we can answer in one phone call.

Usually the best fit

Loan Takeover (Subject-To)Cash Sale Novation (Partner Sale)

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Tired Landlord

You didn't buy a rental to spend Saturday replacing someone else's water heater.

Most tired landlords don't actually need a lump sum — they need the income without the labor. Selling and carrying the note turns the property into a monthly payment you collect instead of a building you maintain, and it can spread the tax hit out over years instead of all in one April; your CPA should run that math before you decide. A lease-option keeps the door open if you're not ready to hand over the deed yet.

Usually the best fit

Seller Financing (Installment Sale)Rent-to-Own / Lease-Option Cash Sale

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Inherited a House

The house was Mom's. Now it's yours — along with the taxes, the cleanout, and three siblings' opinions.

Inherited houses usually have two things in common: they need work, and they have no mortgage left on them. Free-and-clear is the part people miss — with no loan to pay off, carrying a note can get you full price over time, or a cash sale can settle everyone in a couple of weeks with nothing to clean out. If the house mostly needs paint and carpet, a partner sale gets you near-retail without any of you spending a dollar. Talk to a CPA about the stepped-up basis before you sign anything; it often matters more than the price.

Usually the best fit

Cash Sale Seller Financing (Installment Sale)Novation (Partner Sale)

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Relocating Fast

The orders have a date on them. The house doesn't care.

What you need here is certainty, not the theoretical top dollar you might get in ninety days. A cash sale gives you a signed date you can plan a move around. If your equity is thin but your rate is low, a loan takeover gets you out from under the payment without cutting the price to make the math work — which beats renting it out from two time zones away.

Usually the best fit

Cash Sale Loan Takeover (Subject-To)

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House Needs Work

Every agent who walks through gives you the same list, and the list costs $40,000.

There are two honest answers. Sell it exactly as it sits, take the cash, and leave whatever you don't want inside. Or let us fund and manage the repairs and pay you a number agreed in writing before the first crew shows up — you keep the deed until closing and never write a check. Neither one costs you anything out of pocket, and we'll tell you plainly which one nets you more.

Usually the best fit

Cash Sale Novation (Partner Sale)

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Can't Get Your Price in Today's Market

It's been listed, it's been shown, and every offer arrives with a haircut attached.

When buyers can't reach your number with today's bank rates, the price isn't usually the problem — the financing is. Carrying the note often gets you your full asking price, because we're paying it over time instead of borrowing it all today. A partner sale can also unlock a retail buyer once the house shows better. The tradeoff is real: you wait for the money instead of getting it at closing.

Usually the best fit

Seller Financing (Installment Sale)Novation (Partner Sale)Rent-to-Own / Lease-Option

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Not on the list?

Odd situations are kind of our thing.

Divorce, a house with a tenant who won't leave, liens, back taxes, two siblings who disagree — we've worked through all of it. Call us and we'll tell you honestly whether we can help.

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Free tools for these situations

Short, practical worksheets for the spot you're in right now.

Selling

Behind on Payments: 72-Hour Action Plan

The first three calls to make and the papers to gather before the clock runs out.

Selling

Tired Landlord Decision Worksheet

Figure out what the rental actually pays you per hour of your life.

Selling

Inherited House Decision Framework

A step-by-step way to decide with siblings before the bills start stacking up.

Selling

Fast-Relocation Checklist

Sell, move, and start a new job in the same month without losing your shirt.

Let's find the way that actually solves your problem.

Tell us about your house and your timeline. We'll lay out every option side-by-side — including the ones that don't involve us.

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