If the repair list is the reason you can't sell, you're in the right place. We buy houses as-is for cash: roof, foundation, fire damage, all of it. You never fix anything, clean anything, or explain anything.
It's 100% free and there's no obligation. No spam or marketing.
A house that needs major work puts you in a corner: you can't afford to fix it, and you can't sell it the traditional way without fixing it. Most buyers need financing, lenders need the house to pass muster, and inspection reports turn into renegotiations. So the house sits, and the stress compounds.
A direct cash sale takes the corner out of the equation. We buy the house exactly as it sits today, account for the condition in our offer, and show you the reasoning. No contractor quotes, no dumpsters, no judgment. Just a clear number and a closing date you pick.
Maybe it's the roof you've patched for a decade, the foundation crack that finally crossed the line, or a furnace that didn't survive last winter. You already know what the contractors will say, and you've run the math on what the work would cost against what the house might bring. When that math doesn't work, selling as-is is how you stop paying for a problem you didn't choose.
The same simple process we use everywhere, built for houses that need work. Nothing on this list requires a contractor, a permit, or a free weekend.
The address, the condition, and what needs work, in your own words. Don't fix or clean a thing first. It takes a few minutes, and there's no obligation.
We build the offer from local market data and the house's actual condition, then show you how we got to our number. Our offers don't expire.
If the offer works for you, we can close in as few as 7 days through a title company. Take what you want from the house and leave the keys.
We've helped sellers navigate every version of a house that needs more than the budget allows. As-is means as-is. If you don't see your situation here, ask. The answer is usually yes.
Foundation problems, a roof past its life, aging electrical, plumbing, and HVAC. The houses lenders hesitate on are the houses we buy with cash.
You don't need engineer reports or quotes. Describe it as best you can, and we take it from there. Sagging floors, settling, and houses that have simply aged out of their systems all fit here.
Fire damage, water damage, storm damage, mold. Damage changes the math, but it doesn't change the process: we make an offer on the house as it sits.
If insurance is involved, we can work around your claim timeline. Partially repaired and gutted rooms are fine too. We've seen houses mid-restoration and bought them mid-restoration.
Half-done renovations, decades of deferred maintenance, interiors that haven't changed since the seventies. Houses get this way while life happens. No judgment here.
Leave the project where it stands. We buy it that way. The house doesn't need a story prepared for us, whatever shape it's in.
The traditional route asks you to spend money you may not have, months you may not want to spend, and energy you definitely didn't budget, all before a single buyer walks through the door.
A direct cash sale trades that spend for a simpler outcome: the condition is priced into the offer, the reasoning is shown, and you keep your savings and your weekends. When the repair bill is the obstacle, removing the repairs is the relief.
And the column here assumes everything goes to plan: no surprises behind the drywall, no contractor delays, no second round of quotes. Anyone who has renovated a house knows how rarely the plan survives contact with the walls. We buy the surprises too. That's the point of as-is.
Illustrative example only, not a real figure or a quote. Every house is different. Selling as-is skips this column entirely.
A house that needs work attracts vague offers from buyers hoping you won't ask questions. Ask us questions. Showing the reasoning is the point. And bring your own numbers: if you have quotes or an inspection report, we'll factor them in and show you where they landed in the offer.
Recent sales of houses near yours set the baseline, including what renovated and unrenovated houses nearby have actually sold for. You can pull the same sales yourself and check our starting point.
The repairs the house needs go into the math, and we show you how. You'll see what we accounted for instead of guessing what got knocked off.
Check our reasoning against your own research. If the number doesn't work for you, walk away. No fees, no follow-up calls unless you want them.
The phrase gets used loosely, so here is exactly what it means when we say it.
Selling as-is means the buyer purchases the house in its current condition, with no repairs, cleaning, or improvements by the seller. Propcash is a direct cash homebuyer that buys houses as-is: the condition is reflected in the offer, the reasoning is shown, and the seller pays no fees or commissions.
We buy houses as-is in all 50 states. These are a few of our most active markets. Older housing stock means more houses that need real work, which is part of why the Midwest is one of our busiest regions.
Columbus, Cleveland, Cincinnati
Detroit, Grand Rapids, Ann Arbor
Indianapolis, Fort Wayne, South Bend
Nashville, Memphis, Knoxville
Dallas-Fort Worth, Houston, San Antonio
Find your market
Dealing with fines or liens on top of the repairs? See selling a house with code violations, liens, or back taxes. Already tried listing it? See what to do when a house won't sell.
Yes. Buying houses as-is is the core of what we do, including the ones other buyers pass on. Foundation issues, an old roof, dated systems, storm damage. We account for the condition in our offer and show you how we got to our number.
Yes, we make offers on fire damaged and water damaged houses. The damage goes into the math, not into a rejection. Tell us what happened, and we'll build the offer around the house as it actually sits today.
No. No cleaning, no cleanout, no haul-away. As-is means as-is: you take what you want, and we handle the rest after closing. The condition of the house never needs an apology or an explanation.
Our offer is built on the house's actual condition from the start, and we show you the reasoning behind it. If something materially different turns up, we re-run the numbers and walk you through what changed. No pressure tactics, and you can walk away at any point with no fees. We'd rather lose a deal than win one by springing a renegotiation on you at the closing table.
We can close in as few as 7 days through a title company. You pick the closing date, so if you need time to make arrangements, we work on your schedule. Many sellers use the first week or two to line up their next place, and we set the closing around that.
Sometimes, honestly, yes. If you can fund the repairs, manage the work, and wait out a listing, that route may net you more, and we'll tell you so. A direct cash sale fits when the repair bill, the timeline, or the hassle makes that route unrealistic. We'll give you a straight answer either way.
We make offers on houses with condemnation notices and open code violations in most situations. Liens and fines can often be settled out of the sale proceeds at closing. The details vary by city and state, so tell us what's going on and we'll walk you through it. If the house has been posted unsafe to enter, we can usually work from the outside and from records.
Tell us what you know, plainly. Seller disclosure rules vary by state, and as-is doesn't mean hiding things. The good news is that with us, problems don't scare off the sale. They're already priced into the offer, so honesty costs you nothing and protects you at closing. We are not attorneys, so check your state's disclosure requirements with a professional if you're unsure.
Tell us about the house and what it needs. We'll make a cash offer based on local market data and its real condition, and show you exactly how we got there. And if fixing and listing would genuinely serve you better, we'll say that instead.
It's 100% free. No obligation, and no spam or marketing ever.
The Propcash Promise: our offer stands, we follow up on your schedule, and if a cash sale isn't your best move, we'll tell you.