There Is Another Way to Sell
A written offer on your situation, not a discount on your price. Here is how it works, what it costs, and what you should ask us before you sign anything.
The files a listing cannot serve.
Behind on payments
Arrears can be brought current at closing and the loan taken over before the situation reaches foreclosure. The sooner we see the file, the more options remain.
Low or no equity
When commissions and closing costs would mean writing a check to leave, a subject-to structure lets you sell without discounting below the loan balance.
Inherited property
A house in another state, taxes and upkeep accruing, heirs who disagree on timing. We buy as-is, with no repairs or showings to coordinate.
Expired listing
Six months on market and no offer that works. A written offer on terms is often the number a cash buyer could not reach.
A move that cannot wait
A job, a family matter, a timeline no lender will meet. With no financing contingency, 12–21 days to close is typical.
A VA loan to protect
We write balloon terms, typically 3–10 years, so your VA entitlement is restored on a defined timeline rather than left open-ended.
What subject-to actually means.
We buy the house subject to the mortgage that is already on it. The loan is not paid off at closing - it stays in place, and we take over the payments. You receive the equity above the loan balance in cash at closing, rather than the discount a cash buyer would ask for to pay the loan off early.
Because the loan stays in your name until it is refinanced or paid off, the structure only works if the payments are actually made - which is why every payment runs through a licensed third-party servicer, on record, and why the contract gives you remedies a cash sale never would.
- The existing loan and its interest rate
- The loan remains in your name until refinance or payoff
- Your right to independent legal review, which we encourage
- Ownership transfers to us; the deed is recorded
- A licensed third-party servicer makes every payment, on record
- You receive your equity in cash and walk away from taxes, upkeep and risk
- If a single payment is missed, you can reclaim full ownership within 30 days - keeping all upfront funds and any equity gained
- After a period of on-time payments, the servicer’s records offset your debt-to-income ratio, so the old mortgage does not block your next home
- Once we reach 30% equity and rates drop, refinance is triggered within 6 months and you are fully released
The longer essay - where subject-to came from, when it is the wrong tool, and the questions your attorney should ask - is in Perspectives.
What you pay, what we pay, and how long it takes.
Nothing. We pay the customary title fees for both sides, and the buyer pays closing costs. There is no commission unless you have your own agent - whose fee we protect.
None. We buy the property as it stands. No open houses, no staging, no inspection punch list to negotiate.
12–21 is typical, not promised. There is no bank financing or appraisal contingency to wait on; title work and lender timelines are the variables we cannot control.
Paid in cash at closing - the spread above the loan balance, not a discounted figure that absorbs it.
Stays in place. A licensed third-party servicer makes every payment directly to your lender, and you can see the record.
The payment record works in your favor: it offsets your debt-to-income ratio, so you can qualify for the mortgage on your next home.
Before you call, read what we do and don’t guarantee. We would rather you heard it from us first.
Sellers who have already done this.
What we do and don’t guarantee.
Most of this is the kind of thing sellers find out late. We would rather you heard it from us first.
We are a buyer, not your agent
We purchase directly and hold an interest in the deal. Unless we have agreed in writing to represent you, we are the other side of the table. You are always free to bring your own agent or attorney, and we would rather you did.
An offer is not a closing
Deals fall through - title defects, payoff surprises, lender conditions, inspection findings, or a seller who changes their mind. We will tell you early if we see a problem rather than let a closing date pass quietly.
12–21 days is typical, not promised
That range reflects the deals we have closed. Title work and lender timelines are outside our control, and we will not commit to a date we cannot hold.
Creative structures deserve your own counsel
Seller financing and subject-to arrangements carry real obligations that outlast the closing. We explain them plainly, and we still want your attorney to read the paperwork. Nothing here is legal, tax, or financial advice.
Past deals do not price your house
The transactions we publish are what those specific properties sold for on those dates. Yours is a different house in a different market.
Request an Offer on Your Situation
Tell us about the property and what you actually need. You will hear from Kris or Zach within 24 hours - a conversation about options, with no pressure and no obligation. Bring your own agent or attorney; we would rather you did.