The process
How we buy houses in Fresno
Five stages, and you can stop at any of them. This page walks through all of it in detail — including the two weeks in the middle that most cash-buyer websites skip entirely, because that’s where people actually get nervous.
If you’d rather just talk it through, call or text (559) 272-3893.
The short version
You call, we walk the house, you get a written offer, and if you take it we open escrow and you pick the closing date. The offer usually comes within 24 hours of the walkthrough. Our average close across 287 properties is 15 days; the fastest we’ve done was 72 hours. You make no repairs, do no cleaning, pay no commission and no fees, and we cover the standard closing costs. Nothing you sign before the purchase agreement commits you to anything, and the offer we hand you is the price we close at.
The five stages, in detail
01
10 minutes
The first call
You call, text, or send the form, and one of us gets back to you the same day. We ask three things: where the house is, roughly what condition it’s in, and what your timeline looks like. If there’s something complicated in the background — an estate, a tenant, a default notice — that’s the moment to mention it, because it changes what we need to check before we can give you a real number.
You don’t need repair estimates, an appraisal, or answers to everything. “I don’t know” is fine on any of it. If it’s already obvious that selling to a cash buyer isn’t your best move, we’ll say so on this call rather than booking a walkthrough anyway.
02
30–45 min
The walkthrough
Usually within a day or two, and usually Oscar, since he came out of construction and roofing and he’s the one pricing the work. He’s looking at the roof, the foundation or slab, the HVAC, the panel, the plumbing, and what the kitchen and baths would need. That’s it — he’s not judging your housekeeping and he’s seen considerably worse.
You don’t have to be there. Plenty of our sellers live out of the area, and we’ll do a video walkthrough or coordinate with whoever has a key. If the house is occupied by a tenant, we work around their schedule and give proper notice — you don’t need to have that conversation for us.
03
Within 24 hrs
The offer
You get it in writing, and we explain how we got there before we hand it to you: what the house is worth renovated, what the repairs cost, what it costs us to resell it, and what we’re making. No obligation, and no expiry games — we’re not going to tell you the number drops if you don’t sign today.
Take it to your attorney, your CPA, your kids, or a Realtor for a second opinion. We’d rather you did. The offer math is broken down on the homepage if you want to see the arithmetic on a real Fresno price point.
04
About 2 weeks
Escrow
This is the stretch nobody explains, so it gets its own section below. Short version: we open escrow at a local title company, they confirm you can legally sell and that nothing unexpected is attached to the property, and you sign. You do almost nothing during these two weeks.
05
Closing day
You get paid
The deed records with Fresno County and the title company wires your proceeds, usually the same day or the next. Whatever’s still owed — the mortgage, back taxes, liens, a solar assessment — is paid off out of the sale at closing, and the rest is yours. You’ll see an estimated settlement statement with every line on it before you sign anything, so there’s no arithmetic surprise on the last day.
Take what you want and leave the rest — furniture, junk, the stuff in the garage nobody wants to deal with. We handle the cleanout. If you need a few days after closing to finish moving, ask; we can usually work that out.
Stage 4, up close
What’s actually happening during those two weeks
Almost every cash-buyer website stops at “we close fast!” and leaves you to imagine the rest. Here’s the actual sequence. None of it requires anything from you except a signature near the end.
- Day 1 — escrow opens. We sign the purchase agreement and send it to a local title company along with our deposit. You’re not paying for any of this.
- Days 2–5 — the title search. The title company pulls the county records and produces a preliminary report: who legally owns the property, and what’s attached to it. This is the step that decides your timeline, and it’s the reason we won’t promise you a closing date before we’ve seen it.
- Days 3–8 — payoff demands. For anything owed against the house — mortgage, HELOC, back property taxes, a contractor’s lien, a HERO or PACE solar assessment — the title company requests an exact payoff figure. Lenders are usually quick. Government agencies are not.
- Days 5–12 — clearing whatever turned up. An old lien that was paid but never released, an ex-spouse still on title, a deceased co-owner, a boundary problem. Most of it is paperwork. We handle it and keep you posted, and if something needs your signature we tell you what it is and why.
- Days 10–14 — you sign. A notary meets you wherever you want — your kitchen, your office, a hospital room. If you’re out of state we send a mobile notary to you. It takes about twenty minutes.
- Closing — funding and recording. We wire the purchase funds, the title company records the deed with Fresno County, everything owed gets paid off, and your proceeds are wired out.
A clean title with one owner and no liens can compress all of that into a few days — that’s how the 72-hour close happened. A tangled one stretches it. Either way you’ll know which you’re looking at within about a week, because we tell you what the preliminary report said instead of leaving you guessing.
What slows a Fresno sale down
None of these stop a sale with us. They just move the date. We’d rather you knew which one applies to you now than found out in week two.
- A HERO or PACE assessment on the tax bill. Common across the Central Valley and frequently forgotten. Adds days, not weeks, because we’re not borrowing.
- An estate that hasn’t cleared probate. Depends entirely on how title was held. A living trust can move in weeks; full probate takes months, though many Fresno estates now qualify for a shorter route.
- More than one person on title. Everyone signs. If someone is out of state, deployed, unwell, or not speaking to the others, that’s the piece to start on early.
- An old lien that was paid but never released. Extremely common on houses that have been in a family a long time, and it’s the title company’s job to clear it.
- A tenant in place. Doesn’t slow us down at all — we buy occupied and take over the lease. Don’t try to empty the house first.
What it costs you
You pay nothing for
- Agent commission — there’s no agent
- The offer, the walkthrough, or any of our time
- Repairs, cleaning, staging, or a cleanout
- Escrow and title fees — we cover the standard closing costs
- Holding costs while a listing sits — utilities, insurance, taxes, mortgage
What does come out of the sale
- Whatever you still owe on the mortgage
- Back property taxes, liens, or a solar assessment
- Your share of prorated property taxes up to the closing date
All of it is itemized on the settlement statement before you sign. Nothing comes out of your pocket — it comes out of the sale.
Start at stage one
Ten minutes on the phone and you’ll know whether this is worth pursuing. No obligation at any point before the purchase agreement, and we’ll tell you honestly if a cash sale isn’t your best move.
Call or text, seven days a week. Se habla español.
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