Your address
You type a street address and nothing else. We match it to the county appraisal district record for that parcel: the owner of record, the lot value, the building, the year it was built and what the district says it is worth today.
No name, phone or email is needed to see your page. We ask who you are later, once there is a number worth sending somewhere.
Confirming the house
The county rarely records bedrooms and bathrooms, so those two we ask. Everything else is shown back to you to confirm or correct: square footage, year built, the value on the roll.
Then the condition, one question at a time, each with the reason we are asking. Roof, foundation, heating and cooling, plumbing, electrical, kitchen, bathrooms, interior, exterior. Not sure is a real answer, and we estimate those on the cautious side rather than guessing in our own favour.
Ten photos
Ten photographs, one at a time, each with a description of what to capture. Fifteen more are offered afterwards and every one of those is optional. Anything out of reach is skipped with a reason.
This is what replaces a first visit. Most people finish the ten in a few minutes, standing where they already are.
How a number is set
Your number is the after repair value times 75 percent, less the repair estimate from the condition you reported. Both halves are shown to you.
The after repair value starts with your own lot, valued by the county, and adds what comparable homes in your assessing neighbourhood carry their buildings at per square foot, taken at the upper end because the figure describes a house already fixed up. Your page names how many homes it used and at what rate. Where there are too few comparable homes, it falls back to the county value for your house.
The repair estimate is graded by the area, because finishing a house to the standard of its own street costs more in some neighbourhoods than others. Every line shows the reason it is there.
Beside your number, the same arithmetic run on a listing: commission, repairs, the owner’s title policy, the seller side of closing and months of carrying cost. When an agent would leave you better off, and you have the time and the money for repairs, your page says so in our own words.
The agreement
A purchase and sale agreement, performed at a title company. It states the price and how it was set, the option period, the earnest money, the closing date, who pays what, the right of first refusal, and what happens on either side’s default.
We pay you an option fee of $1,000 within three days. For 10 days we may terminate for any reason, and if we do, you keep that fee and our earnest money comes back to us. If we close, it credits against the price. Earnest money of $2,500 reaches the title company within one business day of signing, and you see the confirmation.
You sign with your finger, on your phone. Nothing is signed by reading, and you are entitled to have your own attorney read it first.
One inspection, scheduled by you
You pick a day in the next week and a two hour window inside it. You do not need to be there. Our verifier walks the house with your photographs in hand, which takes about an hour. That is the only visit.
If the house is not what you described
This is the part most companies leave vague, so here it is exactly.
- If the house matches your photographs and condition statement, nothing changes. You get a message the same day saying everything matched.
- If the inspection finds something materially different, such as an undisclosed foundation, roof, structural, plumbing, electrical or mechanical failure, an occupant nobody mentioned, or damage not in the photographs, we send you a written statement of the difference with the documented repair cost within two business days.
- You choose. Accept the price reduced by that documented cost, or terminate. If you terminate, your earnest money is returned in full, you keep the option fee, and neither side owes the other anything.
- Cosmetic wear, an honest mistake about square footage, or something we should have caught in your photographs is not a material difference. Small things are ours to absorb.
Closing
At the title company within 21 days of signing, or on a later date you choose. Our line on the settlement statement is visible and explained. Liens, unpaid taxes and payoffs come out of the proceeds, so you never bring money to the table.
If we miss the date for any reason other than your default or a title problem, we pay you $1,000.
What we are, and are not
We buy as a principal with our own money, and we may assign the contract to another buyer before closing. When we do, we hold an equitable interest under the contract and not title, and we say so.
We are not a real estate brokerage and we do not represent you. We do not give legal or tax advice. Probate, tax and lending questions belong with the right professional, and we point you at one rather than guess.