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WE MAKE IT SIMPLE AND EASY
SELL YOUR HOME FAST!
NO REPAIRS
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NO FEES
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NO COMMISSIONS
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NO UNCERTAINTIES
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How do I sell my house fast in MT?
We offer you a cash offer with NO obligation
STEP 1
Take control now and start by filling out our secure
form below, or call us at 406-334-3816. We will never
sell your information to a third party.
STEP 2
We answer every question you have so you can make
the right choice for you! We present you with a no
obligation cash offer and you decide whether to
accept the offer or not. You're in control!
You choose a closing date. If you have a preference in a local title company, we are happy to let you choose.
STEP 3
If you're wondering why it's so easy,
We get it- Please keep reading!
I cut out the middle man. No realtors, no banks, no fees- I take your home sale out of "the game" that capitalizes on the home owner, leaving less fat on the bone to get you where you want to be.
It's your home, your investment- why give the profits to someone else for merely putting it on the MLS while you do all the hard work?
No obligation
No repairs
Cash offer fast
So how do we do it?
Read on...
I am guessing I haven't answered your question yet?
You're thinking... It can't be that simple can it?
It isn't that simple, not even close!
So why am I telling you that it is?- Because for YOU, the person who is reading this page on "How it works"- we ensure it is simple!
So, how does it work?
Well, it works like this because for me-it isn't so simple.
Some people say I am a glutton for punishment. I guess they could be right, I love a challenge. I love the grind, the work, the late nights and pushing myself until a job is done.
I take on a lot of hard work, front a lot of cash and take a lot of risk!
Sometimes I do in fact get the short end of the stick because I want to help people move forward to where they need to be. Some deals are more lucrative and some- much, much less.
I pride myself on transparency so let me break it down for you in terms of what work is done and by who-
My Commitment
Send you a no obligation, FAIR offer for your home.
Answer all your questions and alleviate concerns.
Calculate renovation costs.
Run market analysis.
Your part
Fill out a contact form.
Receive your offer in 24-48 hours and call us with your questions.
Choose a closing date.
Start all the necessary paperwork for a fast close.
Pay for all legal paperwork and fees.
Hire title company and pay all closing fees.
Hire contractors,
Make repairs or clean out house
if needed.
Collect your cash.
*(2 weeks to 30 days)
Invest 20k to 80k (or more) on renovations and clean up.
Invest money and time marketing, advertising the house for sale or rent.
Handle showings, screen tenants for avg time on market, currently 120 days.
Assess offers as they come.
Handle closing for 30 to 90 days and hope the buyers don't exit the contract using a contingency.
Closing, pay all fees and collect what is left for profit.
*(3 to 9 months) depending on market and renovations. This process has taken us as long as 18 months.
Usually after reviewing the timeline, people have more questions, so let me get to those for you...
I am guessing, like me, you have gotten mailers from out of state companies, large LLCs offering to buy your home. Like most of our sellers, I am guessing you are still interested in- Why working with me is different and how our process works...
I want to offer a local option for Montana home owners. Large corporations come in, send a crew and don't use local Montanans to do their work. I do all I can on my own and have a list of trusted and preferred local contractors for the jobs I don't have the time or ability to do on my own.
I will be honest, I have used out of state contractors, like the big dogs and it does increase profits but I would rather make more profit earning more business from Montana sellers than taking the easy way out and making money at the expense of local contractors.
If I can do thirty percent more deals, I don't have to hire the work out and keep it local.
And I think most people are like me and don't want to deal with half a dozen people from one company asking you intrusive questions and plugging you into a system they have to abruptly move you through their process.
I hope you see the value like we do, of using a Montana company and at least take a minute to fill out our offer page.
Filling out a form online that ultimately could lead to selling your home, feels a little funny- we get it!
It is a big choice and to think it could start with something as easy as entering a few contact details- just doesn't translate in our brains. Let me give you some more information.
So how long till I hear from you?
If you reach out to us during waking hours, I will promptly reach out to start the conversation. This could be within the hour, or no longer than 24 hours. No sales person calling you, working on commission to pressure you to close a deal. Just me, I am a one man team.
Our call usually lasts just a few minutes. During this time, all I need from you is basic information about your property. I listen to your requirements, address any questions you might have, and provide valuable guidance and recommendations to support you in your home selling journey- whether or not we turn out to be the optimal choice for your needs.
Do you give me my exact offer over the phone?
I can give you a price range over the phone. But please be wary of anyone giving you an offer immediately over the phone within minutes. It will result in a much lower offer because there isn't enough information. So while larger companies may get an offer to you quicker- Not all offers are created equal.
Fast offers aren't usually fair offers. Fast mean less money in your pocket.
OK, so what are you going to ask me over the phone?
I will gather essential information from you to ensure that selling your home to me aligns with your goals. If you find my options appealing, then I will conduct thorough research on your property to formulate the highest and best offer tailored to your specific needs.
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Upon acceptance of the offer, I provide you with a straightforward 3-page written agreement for your review and signature. Any questions you may have will be thoroughly addressed during this process, which can be conveniently completed over the phone with the option for electronic signature.
Alternatively, if you prefer, we are happy to meet in person with you. We emphasize a no-pressure approach and encourage you to take the time you need. If you wish to have an attorney review the agreement before signing, we fully support and recommend that decision.
Are you going to lowball me?
Time is the most valuable thing we have. I have no interest in waisting your time or mine. I am in the business of buying houses- so my offer will reflect that I WANT to buy your home, not that I may be interested- I want to buy your house so the offer will be fair and transparent.
I can't be successful if I lowball sellers who are looking for solutions. Proposing an unreasonably low offer wouldn't be logical since no sensible individual would accept it. For my business to thrive, my offers must be accepted.
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It's important to note that I am a creative problem solver and can provide various offer options to cater to your preferences. Opting for the fast cash offer guarantees a fair deal, although it may not match the "full market value." Nevertheless, my experience enables me to present higher cash offers compared to other home buyers.
The MOST COMMON question I get...
So, if you aren't going to low ball me-
How do you come up with an offer that is fair for me but that you also make a profit on?
After Repair Value
This represents the projected post-renovation market value of the property, like what you observe on HGTV. The standard cash offer is derived by subtracting the detailed costs outlined below from this value.
The cost of repairs differs from one project to another. We have spent tens of thousands of dollars just on dumpster fees. Other hefty expenses include new roofs, heating and cooling systems, residing, all new flooring and foundation repair.
Cost of Repairs
My Selling Costs
These are the expenses I incur to resell the property after purchasing it from you. While you won't be charged Realtor commissions or closing costs when selling to us, I cover these costs upon resale. Additionally, I handle holding costs like taxes, insurance, HOA fees, etc.
Typically, my selling costs amount to approximately 10% of the resale price or the After Repair Value (ARV).
If you want to hear more about how much I have put into
My Bottom Line
Through successes and failures, I have learned that my minimum required profit needs to be about 10% of the ARV, or $10,000 minimum. That means that if I buy a property, fix it up, and then try to resell it for $300,000, I need to make at least $30,000 on the transaction.
This lets me stay in business and help the people who want to move forward.
Our Standard Cash Offer for Your Home =
(AFTER REPAIR VALUE) X 80% MINUS (COST OF RENOVATIONS)
It looks like this,
ARV is 250K X 80%, minus the Cost of Renovations of 30K
200K- 30K= 170K
170K would be the price I'm willing to offer for your home.
But that sounds like a big profit,
I worry that's not fair.
*Remember, for me this is a 3 to 9 month venture, depending on market and renovations.
-This process has taken me as long as 18 months.
-I have had some "fun" surprises along the way, 40K for new wells, 15K for new septics.
-Surprise invoices from contractors for three hours worth of work at the rate of a mortgage payment.
-This market is volatile. I have had houses sit and not sell for half a year. Each month the house doesn't sell, I take a loss.
- Surprise invoices come with surprise time lines as well. Each pushing the next project further and further behind.
This business isn't for the faint of heart. One day things can run smoothly and you are in control of your destiny, only to lose all sense of control the next.
This is why people sell their homes to professionals like me. You don't miss out on as much profit as you would think and you avoid all the unknowns, high costs of repairs, deadlines being pushed back and other things that aren't worth your time.
Our Cash Offer Vs. Using a Realtor
Remember these Numbers?
ARV is 250K X 80%, minus the
Cost of Renovations of 30K
200K- 30K= 170K
170K would be the price we are willing to offer for your home.
CLOSING AND CASH IN HAND
IN 30 DAYS
Selling with a Realtor
List Price of 250K
Minus cost of renovations (42K)
- 3 months of renovation time, resulting in 3 months of mortgage payments=
estimated 1,295 monthly or 3,885 total
204K profit before realtors
- 6% fee for realtors of 15,000
189K profit
Minus a conservative estimate of 5K for closing fees, title, surveys, septic pumping, well tests and often buyer concessions you may need to meet to keep the house under contract- like appliances, flooring allowance, etc.
=184K
- 3 months on market, tax, insurance and principle = estimated 1,295 monthly or
3,885 total
=180K profit after a quick sale of
3 months
Yep, it's more than it costs us, we find on average 40% more.
So the question only YOU can answer is, is 10K worth sacrificing all of this?
6 MONTHS OF YOUR LIFE BACK
NO INVESTMENT
NO STRESS OR ANXIETY
NO SHOWINGS, REALTORS OR OPEN HOUSES
AVOIDING UNWANTED PRESSURE
TO ACCEPT A BAD OFFER.
CHOOSING CLOSING AND YOUR MOVING DATE- INSTEAD OF THE BUYER!
NO REPAIRS
NO FEELING SICK OVER FEES
NO RISK OF YOUR HOUSE FALLING OUT OF CONTRACT.
ULTIMATE PRIVACY AND DESCRESSION.
GREATER CONTROL AND MORE RESPECT.
I really mean it, you have to answer this question. Because the honest truth may be that selling your house to me may not be the right choice for you.
I only work with people who are extremely motivated to sell their home and would rather miss out on some profit to me, instead of to realtors.
These people are serious about selling their home and they usually have a lot of motivation to get it sold and fast. They value their time and energy. They want a stress free selling process and want to save their time and energy for other things.
If I entertain someone who isn't serious about selling then someone who really needs and wants to sell their house, doesn't get the opportunity to work with me.
Just a couple more things before you fill out the
form linked below
You're not an ideal candidate to work with me the following is true...
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I will be honest, I don't even feel great about stating that when selling with a realtor, the process will take 3 months.
Best case scenario is 3 months from listing to close but chances are 6 months is the estimate I would use if planning for myself.
Some of you reading this may be awesome, DIY handy people, and your house may not have as much work to do. So if you are shaking your head, that is fair. You may not be the typical situation I work with.
More honesty, if you are someone who is confident in their DIY skills and ability to get it done and you have no time constraints and half of a year to make renovations and tons of cash to do it- then you probably aren't reading this right now.
And if you are- you may not be the right person for what we have to offer.
Deal breakers
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Here is another reason not to work with me.
You do not actually need or want to sell. There is nothing motivating you to move forward.
Some of the people I work with are people who are...
Retiring and downsizing.
Needing cash fast
Behind on payments and county taxes.
Relocating to be near grandchildren
Having health challenges
Avoiding repairs
Relocating for work
Escape overwhelming clutter
Moving to warmer weather
Divorce or separation
Unexpected inheritance
Escape a problem property.
There are other situations but it all comes down to how badly you want FREEDOM.
Life is short and no one wants to live day in and out with the stress of a home that feels like an
anchor around their neck.
It is exhausting, running towards a light at the end of the tunnel that just keeps moving further and further away.
I want the home owners I work with to experience the spontaneous laughter that comes from ultimate freedom from selling their home.
I have seen it first hand, it is an overwhelming feeling of release and joy to finally grasp a new reality they have been dreaming of. A new start, a new life where excitement and possibility are again a part of the story that you are writing.
But it takes a special person to seize an opportunity like this. It takes a brave person to let go of things that hold them back. To let go of something that maybe used to be a source of joy, a home, that no longer is a positive for you any longer.
If you are still here, I hope you are starting to understand that this is why I do what I do.
I like money just as much as the next person but with out the reward from actually working with the right people are working together towards a common goal, it is just some paper that may pay some bills but it doesn't fulfill me as a person.
So, if you think you may be that person, if you are brave and have big plans you are trying to reach, fill out the form now- so we can start the conversation about my role in getting you where you want to be.
* If you aren't sure that going this route is the best choice, I still encourage you to fill out the 30 second form so we can have a conversation. I am happy to help and share my knowledge. Sometimes just the process of having a conversation is all you need to move forward on your own to the tomorrow you are looking for.
BEHIND THE SCENES
The following is a breakdown of how one of my last buys went.
Other investors told me not to include this, but I am not other investors and I want to be transparent.
The Tale of the Cabin in the Woods
My plan was simple with this property though the property had other ideas.
- Remove all debris and trash inside and outside the house, 4 dumpsters
$4,000 debit
-Gut downstairs, turn basement into livable space, 3 weeks
$10,000 debit
-Redo both bathrooms
$15,000 debit
- New exterior features, sand blasting, chinking and a new deck.
$20,000 debit
Total of a 49K investment. I was eager to make some money on this deal. But here is how it panned out because I want to be honest with you about how this business goes sometimes. For myself, for home owners.
The Cabin had other plans... And see, houses can't warn you.
New well.......................................... $43,000
Basement reno........................$20,000
Exterior and deck ................ $43,000
Dumpsters, clean out ...... $12,000
I could have stopped at the well. Things like this happen and they can bury you. Prices double, a go to contractor isn't available and you have to go with an unknown- and up goes the bill!
But it is a part of a business that I love.
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No one purchase is the same. Some feel like a walk in the park compared to this cabin in the woods.
I promise, the Cabin in the Woods isn't something you'll have to worry about if we choose to work together.
So, let's talk about what closing looks like with me.
Closing and Cash
What occurs upon accepting our offer, and how long does the closing process typically take?
Like other faceless "Cash For Houses" companies in Montana, our standard closing period ranges from 15 to 30 days, depending on your urgency. We are flexible and can accommodate faster or more extended closing time frames as needed. The following is a concise overview of our closing process:
Timeline: Typically 24-48 business hours
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Once you decide to sign the straightforward 3-page purchase and sale agreement, I will contact you. I send the contract to the title company for title and lien searches and schedule a convenient time with you that I can see the property to ensure accurate repair estimates, and the best price I can offer you.
Timeline: Usually 24-48 business hours
Timeline: Typically 24-48 business hours
Opening Escrow
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During this phase, I conduct a home inspection, it is rare that I hire an inspector to come in. I assess title and lien searches provided by the title company and the city. If any issues arise, I will contact you to discuss solutions. I am known for my creative problem-solving when it comes to title and lien challenges.
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Timeline: Usually 1-2 weeks
Inspections & Reviewing Title and Liens
We are ready to close and facilitate payment! I will coordinate with you to find a convenient closing date/time for you. You can either visit the title company or have a mobile notary sent to your location. After signing closing documents, funds are either wired to your bank account or provided via a certified cashier’s cheque, typically on the same day but occasionally delayed to the next business day.
Timeline: Typically 1-7 days
Timeline: Usually 1-2 weeks
Closing and getting you Cash
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Still sitting on the market at 120 days.
20K in repairs before going on the market.
Sold quickly but fell out of escrow 2 days before closing. Back on the market for 45 days and it's winter.
Purchased by Snowshoe Peak. Closed in 30 days. No fees or commissions. Seller made no repairs, picked their closing date and purchased a new home near grandkids.
I cannot stress this enough, I am not a salesman. I had some help with my website and how to increase my business but selling your house fast may not be the solution for you. I do know there is a lot of value in filling out the form and having a conversation. I know I can help, even if I don't purchase your home.
I am good at what I do. I know the ropes and have over two decades experience buying homes and completing renovations. This is why I can make fair offers to Montanans.
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