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GET A FAST CASH OFFER TODAY
We Buy Houses – As is, In Any Condition, and Close Fast
With 25+ years buying homes in Maryland, DC, and Virginia, we can buy your property regardless of the condition or situation. Our team is reliable, honest, and fast. Put in your address and we'll walk you through your offer, or if a cash sale isn't right for you, we will provide a solution that works.
THE SELLERS WE WORK WITH
Why do you want to sell?
We've bought houses in every one of these situations and more, many times over. Figure out if we would be a good option for you to sell with here.
Tenant-occupied
Lease, month-to-month, or behind on rent. You don’t have to move anyone out.
Inherited a house
Probate, several heirs, and a property nobody lives near.
Need to sell fast
You need to sell now and get cash as soon as possible, not in 2-3 months.
Too many repairs
The estimate came back higher than the house is worth fixing.
Divorce
Two names on the deed and a date you both need behind you.
Behind on payments
Notices, an auction date, or a loan you can’t catch up on.
No repairs
Roof, HVAC, foundation. We buy it as it stands.
No cleanout
Leave what you don't want. Furniture, boxes, all of it.
No showings
One walkthrough with us. No strangers, no lockbox.
No commissions
No agent fee, and we cover normal closing costs.
How our process works.
Tell us about the house and
the condition its in.
1
10 to 15 minutes
Form or phone. No inspection needed to start.
We walk the property and
give you our offer.
2
24 to 48 hours
After seeing the property, we will be able to give you a real offer.
You pick the closing date and sign our sale agreement.
3
10 days, or 6 months
Title company handles it from there. Or say no, that's fine too.
THE PART NOBODY EXPLAINS TO YOU
Here is how we determine your offer.
Every company in this business says "fair cash offer" and then won't tell you how they got there. Here's how we do it. With over 25 years in the industry, our experts use 5 factors to determine a fair offer for your property.
01.
HOW WE ESTIMATE IT
What the house is worth fully repaired
Not what the house is worth today, what it would sell for on the open market, fully renovated and listed with photos. That number is the ceiling on everything else, so it has to be right.
Our market specialists find three to five sales within the same neighborhood in the last six months, same style and square footage, adjusted for lot and condition. We'll share the addresses with you so you know the reasoning behind the number.
02.
HOW WE ESTIMATE IT
What the repairs would realistically cost
The single biggest variable, and where offers between companies diverge the most. A roof is a roof, but a contractor’s price and a weekend price are different numbers, and we have to use the contractor’s.
The walkthrough gives us a detailed look at the repairs needed and our crews give us the rates they charged this year in that county for the repairs. Roof, HVAC, electrical, plumbing, water damage, permits. We hand you the sheet. It is usually higher than homeowners expect and we’d rather you see it than wonder.
03.
HOW WE ESTIMATE IT
What it costs to hold and close
From the day we buy it to the day it resells, the house costs money every month whether or not anyone is in it. That time is real and it comes out of the offer.
Property taxes, insurance, utilities, and financing across an expected three to nine month hold, plus title, transfer and recordation taxes on both the purchase and the resale. Depending on the state, transfer and recordation costs alone are meaningful and vary by county.
04.
HOW WE ESTIMATE IT
Determining our margin
We’re a business, not a charity, and pretending otherwise is how cash buyers earned their reputation. There has to be a spread between what we pay and what the house returns, or the deal doesn’t happen at all.
Our margin is percentage of the repaired value, and it scales with risk, thinner on a clean suburban colonial with obvious comps, wider on an occupied property, an unknown interior, or a house where the repair number could move by fifty thousand once walls come open.
05.
HOW WE ESTIMATE IT
Lastly, what shape the deal takes
Price isn’t the only lever. Two offers at the same number are not the same offer if one closes in ten days and one lets you stay through June.
Closing date, a leaseback if you need to stay, taking the property occupied, covering moving cost, or paying off liens and back taxes at settlement can be included in the deal as well. We can build the offer around any constraint you have. This is often where we can do more for you than the price alone shows.
If those five things don't leave room for a deal that works for us and is genuinely better for you than listing, we'll say so on the first call. We'd rather tell you that than waste your time and ours.
LEARN ABOUT YOUR OPTIONS
Three ways to sell your property.
One of these is usually clearly right for a given property. A sale with us isn't always the best option, and we tell you if it's not.
Cash sale to us
Fastest, requires least work
Time to close
10 to 30 days, or a date you pick
Repairs
None. Sold as-is
Showing
One walkthrough
Your costs
No commission; we cover standard closing costs
Net proceeds
Below market (that is the trade)
Best when: the house needs real work, it’s occupied, there’s a deadline, or you simply want to sell it fast and easily.
List with an agent
Highest price, requires most work
Time to close
2 to 4 months, start to settlement
Repairs
Usually required to compete
Showing
Ongoing, plus open houses
Your costs
5 to 6% commission, plus concessions
Net proceeds
Highest, if the house shows well
Best when: the house is in good shape, it’s empty or easy to show, and you can wait a while to sell. Then listing usually nets you more and we will tell you so.
Sell and lease back
Cash out, stay put
Time to close
2 to 3 weeks
Repairs
None
Showing
One walkthrough
Your costs
Agreed monthly rent after closing
Net proceeds
Same as a cash sale, paid at settlement
Best when: you need the equity now but not the move yet, a school year to finish, a build to wait on, care to arrange.
WHAT LISTING COST YOU · MARYLAND, 2026
The part of a listing nobody budgets for
41
Median days on market in Maryland before a contract is even signed
+34
Additional days from contract to settlement on a financed sale
3 in 4
Listings where the buyer renegotiates after inspection
12.1%
Total off the top, including commission, concessions, repairs, transfer, and taxes.
Sources: Bright MLS Maryland monthly reports, 2026. Figures vary by county.
WHAT SELLING WITH US COST YOU
Here's why owners choose to sell with us
11
Median days from a signed agreement to money in your account
$0
Out of pocket: no commission, no repairs, no cleanout, standard closing costs covered
1
Walkthrough total. No open houses, no lockbox, no strangers in the house
0
Purchases that fell through on financing, because there is no lender involved
READ THIS BEFORE YOU FILL ANYTHING OUT
Who should sell with us, and who should not.
We pay below retail. That is the whole trade: you give up some of the price, and in return we make the process fast and hassle free. You skip the repairs, the commission, the showings, the inspection renegotiation and the three month wait, and you get a date you can count on. For some houses and some situations that trade is clearly worth it. For others it plainly is not.
We would rather you know which one you are now than spend a week finding out. If you are chasing the highest possible price, we are the wrong call, and we will tell you so ourselves.
This is who we do our best work for.
Call us if:
Speed and certainty are worth more to you than the last dollar
You have a date, a deadline or a situation that will not wait three months, and a smaller number that is certain beats a bigger one that might happen.
The house needs work you are not going to do
The repair estimate is real money you do not have or do not want to spend, and you would rather hand the problem over than manage contractors.
You want it handled once, not managed for months
One walkthrough, one number, one closing date. No listing photos, no open houses, no renegotiation after an inspection.
Something about the property is complicated
Probate, multiple heirs, liens, back taxes, tenants in place, unpermitted work. These are the sales that struggle on the open market and the ones we are built for.
These people are typically better off not selling to us.
List it instead if:
You want full or very close to market value
You have a date, a deadline or a situation that will not wait three months, and a smaller number that is certain beats a bigger one that might happen.
The house is in good shape and easy to show
A clean, vacant, financeable house in a decent neighborhood will almost always net you more with an agent. That is not us being modest, it is arithmetic.
You have time and are not under pressure to sell
If you can wait out a listing period and absorb a repair request, waiting is usually worth thousands. Come back to us if that stops being true.
You are collecting offers to benchmark a price
We will tell you honestly what we see, but our number is not an appraisal and should not be used as one. An agent will give you an opinion of value for free.
ONE HOUSE, BOTH WAYS
What a cash sale looks like in dollars.
Here is an example of one of our purchases, with every number behind it. Below, you can see the house as we found it, then the two ways it could have sold, then what each way cost in time and work. Long story short, while you'd be selling with us at a discount, you'll be saving a significant amount of time, work, and possibly even money depending on the repairs required and time you may hold the house. If you want your money asap, and to be done with the property fast and hassle free, a cash sale is right for you.
KNOW THIS BEFORE YOU SIGN WITH ANYONE
What selling to the wrong buyer actually costs owners.
Most people working in the market as cash buyers have been at it for less than two years, and a fair share of them have no capital behind them at all. They have no experience and are simply trying to get a quick buck. When you sign with them and it goes wrong, it goes very, very wrong. These are the four outcomes we hear about most often from homeowners who call us second.
01.
The house sits under contract, then the deal dies
A buyer locks the property up for 30 or 45 days on a long inspection window while they shop the contract to someone else. They never find anyone, so they cancel and take their deposit back. You are a month and a half later with an auction date closer and no sale.
03.
A stranger shows up at settlement, on different terms
The company you met never intended to buy. The contract gets handed off, and the closing date, the leaseback you were promised, or the cleanout you were promised leaves with them. Nothing you were told outside the paperwork survives.
02.
The price gets cut at the last minute
Everything is agreed, you have stopped returning other calls, movers are booked. Two days before settlement the number drops twenty thousand dollars over something they knew about the whole time. Most people sign, because at that point starting over costs more.
04.
Paperwork signed early costs you the house
A deed or a power of attorney signed at the kitchen table, before settlement, outside a title company. In the worst cases homeowners have signed away ownership while still believing they were considering an offer. This is rare, and it is the one that is unrecoverable.
Here are the warning signs.
Every one of those outcomes announces itself first. Here is what to listen for on the call, and what to look for in the paperwork.
A firm number before anyone has seen the house
A price quoted on the first phone call, sight unseen, is a placeholder designed to get a signature.
Why it matters: It almost always drops after the walkthrough, once you have stopped talking to anyone else.
Pressure on a clock they invented
Offer expires tonight, price drops tomorrow, my partner needs an answer by 9am.
Why it matters: Real capital does not evaporate overnight. Urgency is used to keep you from getting a second opinion.
A long inspection window with no explanation
Thirty or forty five days to inspect a house they are paying cash for, as-is. Ask why they need that long, and ask what happens on day forty four if they change their mind.
Why it matters: That window is usually time to find the person who will actually buy it. Your house is off the market and you carry the risk for free.
No proof of funds, or a screenshot of one
Ask for a current bank letter or a lender commitment on letterhead, dated, with a name you can call.
Why it matters: Without it there is nothing behind the offer but hope that they find a buyer during your inspection period.
Vague answers about who will be at settlement
Some cash buyers, including us, occasionally bring in a partner or transfer a contract. That is normal and legal. What is not normal is refusing to say so, or changing your price, date or terms when it happens.
Why it matters: You are entitled to know who is closing and to have your terms hold either way. A buyer who dodges the question is protecting something.
No local address, no name, no history
A cell number, a one page website, an LLC registered three months ago and no office you could drive to.
Why it matters: If something goes wrong after closing, you need a party who is still findable in Maryland.
PROTECT YOURSELF AND YOUR EQUITY
How to sell off market without getting taken advantage of.
Selling outside the open market is a legitimate, sometimes better choice. What makes it risky is that there is no agent, no appraisal and no lender standing between you and the buyer, so the only protection you have is the one you set up yourself. None of it is complicated and none of it costs much.
Work this list on any buyer, including us. A buyer who gets uncomfortable while you go through it has told you something useful.
HOMEOWNER CHECKLIST
Get the offer in writing, with the conditions spelled out
Price, closing date, who pays what, and every contingency. A verbal number is not an offer.
Ask for dated proof of funds and actually call it
A bank or lender letter with a contact name. Thirty seconds on the phone tells you most of what you need.
Ask who will be at settlement, and what happens if that changes
Contracts do sometimes get assigned or brought to a partner. Ask to be told if it happens, and make the contract say your price, date and terms do not change either way.
Confirm your deposit is in escrow with a licensed title company
Whoever chose the company, the money should never sit with the buyer personally. Ask for the escrow receipt with the file number on it.
Get one comparison point on value
A listing agent will give you a free opinion of value, or pay for an appraisal. Now you know what you are trading away for speed and certainty.
Check the entity in business records
Search the name in the state business search. Confirm it exists, how long it has existed, and who is behind it.
Never sign a deed or a power of attorney at the kitchen table
Deeds get signed at settlement, with a notary, at a title company. Anything else, stop and call an attorney.
Write down what was promised outside the contract
A leaseback, extra days to move, a cleanout, a lien payoff. If it is not in the agreement, it does not exist.
Have a real estate attorney read it before you sign
A few hundred dollars for one review on the largest asset you own. Any honest buyer will wait a day for this.
25+
years buying houses in the Maryland, DC, and Virginia.
Two and a half decades means the title attorneys, contractors, estate lawyers and settlement officers we need are people we have already worked with for years. That is what actually gets a difficult sale closed: probate, liens, unpermitted additions, back taxes, tenants who will not leave. We have seen the problem before, we know who resolves it, and we can tell you on the first call whether it is a real obstacle or a two week delay.
Mike Morris
Acquisitions Specialist, DMV Solution First Properties
"
My father's house in Capitol Heights had two tenants in it and thirty years of belongings. Three other companies stopped answering once I said "occupied." Mike came out, talked to the tenants himself, and we closed in five weeks with them still in place. He told me upfront what the repairs would have cost me and why his number was what it was. I didn't feel worked over.
DENISE R.
Prince George's County, MD
"
We were relocating to Charlotte in six weeks and our split-level in Bowie needed a roof. Mike actually ran the numbers on listing it for us first and said we'd probably net eight thousand more if we could wait until spring. We couldn't. So we sold to him, and he let us stay two extra weeks after closing at no charge. Straight shooter.
James & Carol W.
Fairfax County, VA
DMV Solution First Properties
6701 Democracy Blvd Ste#300, Bethesda, Maryland 20817
Serving Maryland, Washington DC, Virginia, & Georgia
QUESTIONS PEOPLE ACTUALLY ASK
Frequently asked questions
How do you calculate the offer?
We start from what the house would sell for fully repaired, based on three to five recent sales within about a mile. We subtract what the repairs would realistically cost a contractor, not a DIY number, plus roughly six to nine months of taxes, insurance, utilities and financing while we hold it, plus the closing costs on both ends. What’s left has to include enough margin to make the purchase worth doing. We show you every one of those lines on the walkthrough.
What happens if I say no?
Nothing. There’s no contract until you sign one, no deposit, no cancellation fee. A fair number of people we meet with end up listing instead, and several of them we referred to the agent ourselves.
Can you buy with tenants in place?
Yes, and it’s one of the things we do most. We buy occupied, month-to-month, on a lease, behind on rent, or in the middle of an eviction. You do not need to remove anyone, clean anything, or get them to sign anything. We take on the lease as the new owner and deal with it from there.
Can I sell and stay in the house?
Often, yes, that’s a leaseback. You sell, get your proceeds at closing, and rent the house back from us at an agreed monthly rent for a set term while you find your next place or finish a school year. We write the rent and the term into the purchase agreement so it isn’t a handshake.
Will you lowball me?
A cash as-is offer is going to be below what a repaired house fetches on the open market, anyone who tells you otherwise is selling you something. What we won’t do is quote you one number on the phone and drop it after the walkthrough. If the repair estimate changes the number, we show you what we found and why.
How fast can you actually close?
Ten to fourteen days is normal once title comes back clean. We’ve done seven when there was an auction date. Probate, liens, or multiple heirs can add a few weeks, we’ll tell you what we see the day we pull title.
Do I have to pay anything?
No. No commissions, no fees, and we cover the standard seller closing costs. You keep your proceeds minus any existing mortgage payoff, liens, or unpaid taxes on the property.
I’d rather not fill out a form. Can I just text?
Please do. Text (240) 433-7155 with your address and a sentence about the situation. That reaches us directly, and we answer texts until 6pm most nights.