What Happens When You Sell Your House to a Cash Buyer, Step by Step

Selling your house to a cash buyer takes six steps and usually 7–30 days: a first conversation, one walkthrough, a written offer, a signed contract, title work, and closing. Because the buyer isn’t using a loan, there is no appraisal, no lender repair list and no waiting on mortgage approval. Here is what happens at each step, and what can slow things down.

1. The first conversation (day 1)

You call or fill out a form, and the buyer asks about the house and your situation: its condition, whether anyone lives there, whether there is a mortgage or liens, and when you want to be done. With us, that call is with Mike, and it takes about ten minutes.

What to have handy: the address, a rough idea of what you owe, and anything you know about the house’s problems.

2. The walkthrough (usually within a few days)

The buyer sees the house once, as it is. You don’t need to clean, repair or stage anything. If you live out of town, the walkthrough can happen with a lockbox or a neighbor.

The point of the walkthrough is to price the repairs before the offer is in writing, so the number doesn’t change later.

3. The written offer (usually within 24 hours of the walkthrough)

You should get the offer in writing, with the price, the proposed closing date, and who pays which costs. We also show the math behind it — the after-repair value, our repair estimate and our costs — so you can check it. Here is how that math works.

Take your time. A good buyer won’t pressure you, and you are always free to have an attorney or agent review the offer.

4. The purchase agreement

When you accept, you sign a purchase agreement. Read it for:

• Price and closing date.
• Who pays which closing costs.
• What you can leave behind (with us: anything you don’t want).
• Inspection or due-diligence period, if any, and what happens during it.
• Assignment language. Some buyers close themselves; others assign the contract to another investor. That is legal, but you should be told in writing. We disclose it before you sign.
• License disclosure. If the buyer holds a real estate license, Tennessee and Georgia expect that to be disclosed. Our owner is a licensed broker in both states, and our contracts say so.

5. Title work (most of the 7–30 days)

The contract goes to a title company or closing attorney. In Tennessee, sales usually close at a title company or closing attorney’s office. In Georgia, a licensed attorney must conduct the closing.

During this step they:

• Search the property records to confirm who owns the house and what liens are recorded against it.
• Order payoff amounts for any mortgage, home equity loan, tax lien or judgment.
• Prepare the deed and the settlement statement showing exactly what you will receive.

What can slow it down:

• An estate that isn’t open yet. If the owner has passed away, someone needs legal authority to sign — usually an executor or administrator appointed by the probate court. More on selling an inherited house.
• Heirs who can’t be found or won’t sign.
• Old mortgages or liens that were paid but never released in the public records.
• Delinquent taxes or code fines that need payoff figures.

None of these stop a sale; they add time.

6. Closing and getting paid

You sign the deed and closing documents — in person, or remotely if the title company or attorney arranges it. The closer pays off your mortgage and any liens from the sale proceeds and sends you the rest, usually by wire or check.

Protect yourself from wire fraud: before giving or confirming bank details, call the title company or attorney at a phone number you looked up yourself — never one from an email. Fraudsters target real estate closings with fake wiring instructions.

After closing

You leave behind whatever you don’t want. Utilities transfer, and you are done with the taxes, insurance and upkeep.

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Want to see what this looks like for your house? Get a written, as-is offer — no obligation, and we will tell you if listing would net you more.