How a direct offer works, step by step

The sequence from first message to closing

Most owners want to know what happens after they click send. Here is the honest answer, in order. If you would rather skim, the numbered steps below cover everything; the sections that follow add detail on the parts people ask about.

1. You share the basicsName, phone, the address and a few lines about what happened with the listing. Photos or paperwork are optional and can come later.
2. We reply and ask questionsA person reviews what you sent and gets in touch. We ask about condition, timing, and if you are willing, the loan balance.
3. We look at the homeDepending on the situation we may ask for photos or ask to walk the property. We do not expect it to be staged or clean.
4. You receive options in writingIf a cash offer or a payment takeover fits, we explain each in plain language, including what you would receive and what you would still be responsible for.
5. You take your timeShow it to an attorney, a trusted agent, a family member. A good offer will still be a good offer after you read it twice.
6. A title company handles the closingIf you go forward, an Arizona title and escrow company prepares the documents and handles funds, as it would in a retail sale.

What we ask you to share

The more we know, the faster we can say yes, no or not this way. None of this is required to start, and you can leave out anything you are not comfortable sharing.

About the home

Age, size, major systems that have been replaced, anything an inspector flagged. If a buyer's deal fell through, tell us why; it is useful, not embarrassing.

About the listing

Original price, price changes, how long it was listed. If you are curious how these map to what buyers saw, read our breakdown of why listings stall.

About the loan, if you want a payment takeover reviewed

Lender, approximate balance, monthly payment, whether taxes and insurance are in the payment, and whether you have an association. Rate is helpful. Account numbers and Social Security numbers are never needed at this stage and you should not email them.

Cash offer or payment takeover: how the paths differ

The cash path

We purchase the home outright. You sign a purchase agreement, the title company clears title, and you receive the net proceeds at closing after the mortgage and costs are paid. Because there is no listing, there are no showings and no buyer financing contingency to worry about falling through. You can compare it to relisting on the options comparison page.

The payment takeover path

Here the structure is different. The loan stays in your name. A licensed third-party servicer is part of the arrangement so payments are tracked and applied. We do not describe it as selling your way out of the loan, because it is not that. Have your own Arizona real estate attorney review any agreement before you sign, and read your loan documents with them.

When we say it does not fit

If your numbers do not support either path, we will say so and suggest relisting or waiting. That conversation costs you nothing, and it is part of why owners contact us before they commit to a new listing. You can read more about how we approach these conversations.

Questions owners raise during the process

Can I change my mind?

Until you sign a written agreement, yes. After that, your agreement spells out what happens, which is another reason to read it carefully and have an attorney do the same.

What if the home is not empty or clean?

That is normal. We buy homes in every state of tidiness, and your current living situation is part of the timeline discussion, not an obstacle.

What if I still owe more than the home is worth?

Then a cash sale may not close without bringing money to the table, and we will say so right away. This is one of the cases where a payment takeover is sometimes worth a conversation, with the loan staying in your name and a licensed third-party servicer involved.

Timing, costs and who pays what

We cannot promise a closing date because lenders, title companies and county recording all have their own schedules. What we can say is that you set your preferred date and we work toward it. We do not charge you a fee to ask for an offer. Any costs at closing, such as escrow and title charges, are shown in writing before you agree to anything, and we explain who pays which part.

• Your mortgage payoff, if any, comes out of the proceeds at closing
• Property taxes and association balances are prorated by the title company
• You are free to bring your own attorney or advisor at any step
• If anything in a written proposal differs from what we said on a call, trust the paper and ask us to fix it

When you are ready, the form above works, or you can use the contact page. If you are still deciding whether to talk to anyone, the FAQ covers what people worry about most.