Frequently Asked Questions
Everything you need to know about selling your house fast for cash to Hippie Home Buyers
The Cash Buying Process
What is a cash home buyer?
A cash home buyer is a company or investor that purchases properties directly from homeowners using their own funds, without relying on bank financing. These buyers buy houses in any condition, close quickly, and handle all the details that make traditional sales stressful. Since 2017, we’ve helped Texas homeowners sell their homes fast, without the hassle of listings, showings, or waiting months for conventional buyers to obtain mortgage approval. The process is straightforward: you contact us, we evaluate your property, and we make you a cash offer, usually within 24 to 48 hours. If you accept, you choose the closing date and receive payment in full through a title company.
How does selling my house for cash work?
The cash home buying process involves contacting us, receiving a property evaluation, receiving a cash offer within 24 hours, and choosing your closing date. First, contact us by phone at (903) 436-7381, by email, or through our website. We’ll ask a few basic questions about your property and your situation. Then we schedule a time to see the house; this isn’t a formal showing, so you don’t need to clean or stage anything. We’re just walking through to assess the property’s condition and identify any repairs it might need. Within 24 hours, we’ll give you a straightforward cash offer with no pressure and no obligation. If the number works for you, we move forward. You choose the closing date; we work with a local title company to handle all paperwork. On closing day, you sign a few documents, receive the keys, and get paid in full.
How do you determine your cash offer?
We consider three main factors: the property’s condition, the repairs needed, and what similar homes in your area have recently sold for. We’re not trying to lowball you; we need to make sure the numbers work for both of us. For example, if your house needs a new roof, HVAC system, foundation repairs, or a kitchen remodel, we factor those costs into the offer. We also consider how long it might take us to renovate and resell the property, the carrying costs during that period, and the risk we’re assuming. Since 2017, we’ve bought hundreds of homes throughout Texas, especially in Grayson, Dallas, and Tarrant Counties, so we have a clear sense of market values across regions. The offer we give you is the offer you get; we don’t play games or renegotiate at the last minute.
What happens after I accept your offer?
Once you accept our offer, we open escrow with a local title company within 24-48 hours. The title company orders a title search to make sure there are no liens or issues we need to address. We stay in contact throughout the process and address any title issues that arise. A few days before closing, the title company will contact you to schedule your signing appointment. At closing, you’ll sign the deed and other standard paperwork, receive your payment (usually via wire transfer or cashier’s check), and hand over the keys. The entire process, from offer acceptance to closing, typically takes 7-10 days, though we can move faster or slower based on your needs.
Pricing & Costs
Do cash buyers pay less than market value?
Cash buyers typically offer 70% to 85% of a home’s after-repair value, meaning what it would sell for in perfect condition. This isn’t about taking advantage of sellers; it’s about the realities of buying houses that need work. When we buy your home, we’re taking on all the risk and work you would have had to do to sell traditionally. While a cash offer may be lower than a potential retail listing price, you need to factor in all the costs of a traditional sale: 6% agent commissions, 2-3% closing costs, $5,000-$15,000 in repairs and staging, and 2-3 months of mortgage payments, insurance, and taxes while waiting. When you add them up, the net proceeds from a cash offer are often surprisingly close to what you’d get by listing with an agent. The real value is certainty; you know exactly what you’re getting and when.
Who pays closing costs?
We pay all closing costs. You pay nothing. The cash offer we make is what you walk away with; there are no deductions, no surprise fees, and no costs deducted at closing. In a traditional sale, sellers typically pay 2% to 3% of the sale price in closing costs, plus the 6% agent commission. On a $200,000 house, that’s $16,000 to $18,000 before you even factor in repairs. When we buy your home, you keep the full amount of our offer.
Property Condition
What does "as-is" mean when selling a house?
Selling as-is means you’re transferring the property in its current condition with no obligation to make repairs or improvements. You don’t fix the leaky roof, replace the old HVAC, update the kitchen, or even clean out the garage. The cash buyer evaluates the property, accounts for all necessary repairs, and makes an offer that covers those costs. Once you accept, you can proceed to closing with no further work on your part. The buyer assumes all risk of unforeseen issues arising during the renovation. This is different from listing a house as-is with an agent; when you list as-is, buyers can still inspect it and negotiate the price down. With a cash buyer, the offer is firm, and there’s no financing contingency.
Will you buy my house if it needs major repairs?
Yes, we buy houses in any condition throughout Texas. Since 2017, we’ve purchased homes with foundation problems, roof damage, outdated kitchens and bathrooms, fire damage, water damage, mold issues, and properties that haven’t been updated in decades. We’ve also purchased houses in good condition, but the sellers needed to move quickly. The condition doesn’t determine whether we’ll buy your home; it just affects the offer price. If your house needs $30,000 in repairs, we’ll factor that into our offer. You won’t pay for any of it, and you won’t have to coordinate contractors or manage the work. We handle everything after closing. Learn more about selling a house with code violations.
Do I need to clean or make any repairs before you make an offer?
No, you don’t need to clean, repair, or prepare anything before we make an offer. We make offers on houses exactly as they sit. Don’t clean, repair, paint, landscape, or remove clutter. We need to see the house in its actual condition to make an accurate offer. If you clean it up and make it look perfect, we might make a higher offer based on what we see, but we’ll later discover the real condition. It’s better for both of us if we know the house as it really is upfront. We’ve walked through houses with dishes in the sink, laundry on the floor, and years of belongings piled everywhere. We’re evaluating the structure and the repairs needed, not judging your housekeeping.
Are there any situations where you won't buy a house?
We’re pretty flexible, but there are a few situations where we can’t help. We don’t buy properties with active code violations, liens that exceed the property’s value, properties in the middle of an IRS seizure, or homes whose title is so complicated that it can’t be cleared. We also can’t buy if you don’t have legal authority to sell (for example, if you’re not on the deed and haven’t gone through probate). If your situation falls into one of these categories, we’ll let you know right away and won’t waste your time. For everything else, foundation issues, fire damage, hoarder houses, properties in rough neighborhoods, houses with tenants, we can usually work something out.
Timeline & Speed
How fast can you close on my house?
We can close on your Texas home in as little as 3 days if you need us to move that quickly. More typically, sellers close within 7 to 10 days. But the timeline is entirely up to you; if you need 30 or 60 days to coordinate your move, that works for us too. The speed depends primarily on how quickly the title company can complete its work: it must run a title search to ensure there are no liens or ownership issues and prepare closing documents. Once that’s done, we can close immediately. We’ve closed on homes throughout Texas in as little as 3 days when sellers were facing foreclosure or other urgent deadlines. You’re in control of the timeline.
Is there any obligation if I request an offer?
No, there’s no obligation, no fees, and no pressure to accept; just a free, straightforward cash offer. We’ll visit your property, give you a number, and you can take as much time as you need to think it over. If you decide it’s not right for you, that’s totally fine. We won’t call you repeatedly or pressure you to accept. Many sellers request offers to assess their options. Some accept immediately, some consider it for a few weeks, and some choose to list with an agent instead. There’s no wrong choice. Since 2017, we’ve built our reputation on being straightforward and respectful. High-pressure sales tactics aren’t our style.
Special Situations
Can you help if I'm facing foreclosure?
Yes, and we’ve helped many Texas homeowners stop or avoid foreclosure. The key is acting quickly. If your foreclosure auction is scheduled for the first Tuesday of next month (when all Texas foreclosure auctions are held), we need to close before then. The good news is that we can move fast; we’ve closed in as little as 3 days when sellers were facing tight deadlines. Once we have a signed contract, the foreclosure process typically pauses, giving us time to close and pay off your lender. Selling before foreclosure protects your credit much more than allowing the auction to proceed. Foreclosure stays on your credit report for seven years. If you’re in this situation, reach out as soon as possible at (903) 436-7381. Learn more about selling during foreclosure in Texas.
Do you buy inherited or probate properties?
Yes, we work with heirs and estate situations regularly throughout Texas. Inherited properties often remain vacant for months while families determine what to do with them. Property taxes continue to accrue, the house falls into disrepair, and coordinating among multiple heirs becomes complicated. We can give you a cash offer while probate is still in progress. Once the court approves the sale, we can close quickly, usually within a week. We’ve worked with families where siblings were scattered across different states and couldn’t agree on much except that they wanted the property sold. Everyone can sign electronically, and we can structure the payment however the estate needs. Learn more about selling inherited property in Texas.
Can you buy a house during a divorce?
Yes. Divorce is stressful enough without the added burden of selling a house. Traditional sales require both spouses to coordinate on showings, repairs, pricing decisions, and negotiations with buyers. It drags out the process and keeps you tied to each other longer than necessary. A cash sale is simple and private. We make one offer, both parties decide if it works, and we close quickly so you can both move on. No showings, no strangers walking through your home, and no months of waiting. We handle these situations with sensitivity and discretion throughout Texas.
Service Area & Property Types
What areas do you serve in Texas?
Since 2017, we’ve been buying houses throughout North and Central Texas, with a primary focus on five counties: Grayson County (Sherman, Denison, Van Alstyne), Dallas County, Tarrant County (Fort Worth, Arlington), Ellis County (Waxahachie), and McLennan County (Waco). We’ve purchased hundreds of homes across these areas. If you’re located in or near these counties and need to sell your house fast, contact us at (903) 436-7381. Even if you’re slightly outside our primary service areas, reach out anyway; we may still be able to help or refer you to a trusted local buyer.
Do you only buy single-family homes?
No, we buy all types of residential properties throughout Texas. This includes single-family homes, townhouses, condos, duplexes, small multifamily properties, mobile homes, and vacant land with structures. We also buy rental properties; you don’t need to evict tenants or wait for leases to end. Whether your property is occupied, vacant, in good shape, or in need of significant work, we’re interested. If you’re not sure whether we’d buy your specific property type, call us at (903) 436-7381 and ask. We’ll give you a straight answer.
Trust & Transparency
How do I know if I can trust you?
We’ve been buying houses in North Texas since 2017 and have purchased over 100 properties. We’re an honest, local company based in Howe, Texas, not a call center or lead generation service. You can verify our business registration, read reviews from past sellers, and we’re happy to provide references. We work with established Texas title companies that handle the closing and ensure everything is done correctly. You’re never signing anything that transfers ownership until you’re sitting at the title company with a check in hand. If something feels off or you’re uncomfortable at any point, you can walk away.
Do you work with real estate agents?
Yes, we work with agents regularly. If you have an agent representing you, that’s fine; we’ll communicate through them, and they can attend the property walkthrough and closing. We don’t pay agent commissions out of our offer (the offer we make is what you net), so you and your agent would need to agree on their compensation separately. Some agents refer clients to us when traditional sales aren’t working, and we appreciate those referrals. If you’re an agent with a client who needs to sell quickly or has a property that’s tough to list, feel free to reach out.
What makes you different from other cash buyers?
We’re a local, family-owned company based in Howe, Texas, not a franchise or national operation. When you call us, you speak with the people who will be buying your house, not a call center. We’ve been serving North Texas since 2017 and live in the communities where we buy. We’re not trying to lowball you or use high-pressure tactics. We make one fair offer, explain precisely how we calculated it, and give you time to decide. We also have the funds ready to close quickly without scrambling for financing. Most importantly, we’re straightforward: no last-minute renegotiations, no surprise fees, and no backing out at closing. What we commit to, we follow through on.