A house nobody asked for
Someone passed, the house came to you, and now it's a monthly bill attached to a hard year. Most heirs don't want to become landlords or renovators. We close through probate all the time.
For homeowners in all 50 states
Whatever's Going On With The House, You Can Be Done With It In 21 Days
Get a real cash offer within 24 hours — without repairs, without cleaning, without showings, without agent commissions, and without waiting on a buyer's loan to fall through three days before closing.
You pick the closing date. If the number doesn't work for you, you walk away and owe us nothing.
Start with the address.
That's the only thing we need to get started.
Not ready to talk to anyone yet? That's fine. Send the address and we'll send you the number. What you do with it is up to you.
Your information is never sold or sharedNo credit checkYou are not agreeing to anything by submitting this
Buy it exactly as it sitsNo repairs. No cleaning. No showings.
G
5.0 ★★★★★Google rating
BBB
ACCREDITED BUSINESSA+ Rating
Onyx Marketing LLC
No matter what brought you here
You Don't Have To Explain Yourself. There Isn't A Version Of This We Haven't Seen.
Most people who fill out this form aren't in trouble. They're in a situation the normal way of selling a house was never built for.
Here's some of what came across our desk in the last twelve months:
Letters from the lender
Most homeowners who fall behind do it after something happened — a job, an illness, a divorce. There is usually more room to work with than the letters make it sound, and it costs nothing to find out.
Splitting it clean
When two people need one asset turned into two numbers, speed matters more than squeezing the last 4%. We can close on the court's timeline and wire two separate payoffs.
Done being a landlord
Not broke. Just done. Done with the 9pm calls, the turnover, the eviction that took five months. We buy occupied, we buy with tenants in place, and we handle it from there.
It needs more work than it's worth
Roof, foundation, water damage, the kitchen that's been half-finished since 2019. We don't need you to fix a thing. We don't need it cleaned. We've bought houses in worse shape than yours — that isn't a figure of speech.
A start date in another state
New job, new city, a lease already signed. Owning a house 1,200 miles away is a job nobody wants. Pick your closing date and go.
Sitting empty
A vacant house costs money every single month and produces nothing. Taxes, insurance, utilities, the lawn, and the slow risk that someone notices it's empty.
It was listed and nothing happened
Ninety days, four price cuts, two buyers whose financing died. That's not a reflection on your house. It's a reflection on a process that only works when everything lines up.
Taxes, liens, or code violations
County letters, back taxes, a citation you can't afford to cure. Most of this gets handled at closing out of the proceeds — you don't have to pay anything up front to clean it up.
Too much house
The kids are gone, the stairs are a problem, or it's time to be closer to family. You should be picking out the next place, not managing a listing.
A house you'd rather nobody walked through
Estate cleanouts, decades of belongings, situations that are nobody's business. There are no open houses. There are no strangers on a Sunday. One person comes, once.
You just want it gone
No crisis, no story. You've been thinking about it for a year and you'd like to stop thinking about it.
And two dozen more we don't have room for. Send us the address — you don't have to tell us why until you're ready, and you never have to tell us at all.
What happens next
Here's Exactly What Happens After You Send The Address
You answer a handful of questions about the property. How many bedrooms, roughly what shape it's in, whether anyone's living there, when you'd want to be out. Nothing invasive, no credit check, no documents to dig up. If you don't know an answer, skip it.
A real person from our team calls you. Not a robot, not a call center, not seventeen different investors who bought your information. We'll have already pulled what recently sold near you. We ask about the condition, we ask what you're trying to accomplish, and we give you a number — and we show you how we got to it.
One visit. You don't clean, you don't move anything, you don't fix anything. We're looking at bones and systems, not clutter. If the house is out of state or occupied, we can often do this by video or send someone local.
Could be 7 days. Could be 90 if you need time to find your next place. A licensed title company handles the paperwork and wires your money. You pay no commission, no closing costs, and no fees of any kind.
Your total effort from here: five minutes of typing, one phone call, and one walkthrough. No repairs. No cleaning. No listing photos. No showings. No appraisal. No lender. No inspection objections. No "the buyer's financing fell through, we're back to square one."
The honest trade-off
Now The Part Most Companies Leave Off Their Website
We are not going to pay you what a fully renovated version of your house would sell for after six months on the market.
Nobody can. Anyone who pays cash, closes in three weeks, buys it exactly as it sits, and takes on every repair and every risk has to buy at a discount. That's the whole business. Any company telling you otherwise is planning to renegotiate later, and that's the single most common complaint in this industry.
What you're actually trading that difference for:
- Not spending $15,000 to $40,000 getting it market-ready
- Not paying 5–6% in commissions
- Not paying closing costs, concessions, or repair credits
- Not carrying taxes, insurance, utilities, and maintenance for another six to nine months
- Not having it fall apart at the last minute because a lender changed their mind
When people actually run those numbers instead of comparing our offer to a Zillow estimate, the gap is usually a lot smaller than they expected. Sometimes it disappears entirely.
So here's the straight version:
If your house is in good condition and you're not under any real time pressure, list it with a good agent. You will probably net more, and we'll tell you that ourselves on the phone. We've told plenty of people exactly that. It costs us a deal and it's still the right call.
But if what you actually need is to be done — on a date you choose, for a number that doesn't move — that's the thing we're good at, and there's no reason to keep putting it off.
✓ We provide proof of funds with every offer, before you sign anything✓ Every closing handled by a licensed, independent title company✓ We buy in all 50 states
The three-way comparison
Three Options. Only One Of Them Has An End Date.
Sell to us
- Time to done
- 7–21 days, your pick
- Repairs
- None. We buy it as it sits
- Cleaning & showings
- None
- Commissions
- $0
- Closing costs
- We pay them
- Carrying costs while you wait
- None
- Chance it falls through
- We're the buyer. No lender
- What you have to do
- Answer a few questions
List with an agent
- Time to done
- 60–120 days if it goes well
- Repairs
- Whatever the buyer's inspector finds
- Cleaning & showings
- Ongoing, often for months
- Commissions
- Typically 5–6%
- Closing costs
- Usually yours
- Carrying costs while you wait
- 2–4 more months
- Chance it falls through
- ~1 in 6 deals collapse
- What you have to do
- A great deal
Keep waiting
- Time to done
- No end date
- Repairs
- The list gets longer
- Cleaning & showings
- —
- Commissions
- $0
- Closing costs
- —
- Carrying costs while you wait
- Every single month
- Chance it falls through
- —
- What you have to do
- Nothing, and it stays exactly the same
Want to see your number?
Testimonials
From People Who Were Also Skeptical
“I was sure it was a scam.”
“I'd gotten probably forty postcards about my mom's house after she passed and I threw every one of them away. I only filled this out because my brother lives in Ohio and I was out of ideas. They gave me a number the next day, explained how they got there, and I actually said no the first time. They didn't argue. When I called back three weeks later the number was the same. Closed 18 days after that.”
“We needed it split by the end of the month.”
“Our attorney told us a listing would take three months minimum and we did not have three months. They worked with both attorneys, we never had to be in the same room, and the title company wired two separate checks. It wasn't the top of the market. It was over and that was worth more.”
“Twelve years of being a landlord and I was done.”
“The last tenant took five months to remove and left the place destroyed. I got quotes to fix it — $31,000. They walked through it, didn't flinch, and bought it with everything still sitting in there. I didn't move a single box.”
“They told me not to sell to them.”
“He looked at my house and said 'honestly, this is in good shape, you'd probably do 20 grand better with an agent — do you have time to wait?' I did. I listed it. I still tell people about that call.”
“I was 11 days from the auction.”
“I'd stopped opening the mail. I don't recommend that. They got the payoff figure from my lender, closed before the sale date, and there was money left over that I didn't know I had. It wasn't a fortune. It was enough to get an apartment and start over.”
“The roof was the whole problem.”
“Two agents told me I'd need a new roof before anyone would even write an offer. I don't have $18,000. They bought it with the roof exactly the way it was and closed in twelve days.”
“New job, six weeks to be in Denver.”
“I set the closing date for the Friday before my start date. That was the whole conversation. Simplest thing about the entire move.”
The doubt section
You're Probably A Little Skeptical. You Should Be.
Most people who reach this page have doubts.
That we're going to lowball you. That we'll agree to a number and then quietly cut it a week before closing. That we'll tie up your house and vanish. That there's a fee buried in here somewhere. That the second you hit submit, twelve people start calling.
Those doubts are earned. There are companies in this business that have done every one of those things, and they've been written about in the national press.
But here's the thing worth saying out loud: most homeowners who get hurt in this business don't get hurt because they trusted the wrong company. They get hurt because doubt froze them until a deadline made the decision for them. The auction date arrives. The tenant does another $10,000 in damage. The vacant house gets a broken pipe in January.
So let's take the doubts one at a time.
“This is going to be a lowball.”
Every cash offer is below retail — we said so above and we'll say it again on the phone. What separates a fair cash offer from a lowball is whether the buyer will show you the math. We'll walk you through the comparable sales we used, our repair estimate, and what we need to make on the back end. If the number doesn't make sense to you, tell us and we'll go through it line by line. You are allowed to say no. Plenty of people do.
“They'll drop the price right before closing.”
This is the most common complaint in the industry and it's the reason we put our repair estimate in writing when we make the offer. If we later find something genuinely undiscoverable — a failed sewer line, active termites in a wall — we'll show you the bid and let you decide. Otherwise the number you agree to is the number that gets wired.
“You're a wholesaler. You'll tie it up and disappear.”
We'll tell you before you sign whether we're closing with our own funds or assigning the contract to one of our vetted buyers, and it will be in the agreement in plain language. We put real earnest money down — not $50 — and it's held by the title company, not by us. If we don't perform, that's yours.
“There's a fee hidden somewhere.”
There isn't one. You pay no commission, no closing costs, no processing fee, no admin fee. We have never asked a homeowner for money and we never will. Any company in this business that asks you for money up front is telling you exactly what they are.
“My phone's going to ring forty times.”
Your information goes to our acquisitions team and nowhere else. We don't sell leads, we don't share your information, and one person is assigned to you for the whole process.
“They're going to pressure me.”
Our offers are good for seven days and we'll put that in writing. Take it to an attorney. Take it to an agent for a second opinion — we'll wait. Anyone who needs you to sign today is not someone you should sign with.
The cost of waiting
The Number That Doesn't Show Up On Any Spreadsheet
Here's what usually happens after someone reads a page like this one.
They think about it. They mean to come back to it. And then it's April, and then it's August, and the house is still sitting there doing the same thing it was doing when they first started thinking about it.
Meanwhile the house kept charging rent.
Taxes, insurance, utilities, the lawn, the minimum maintenance to keep it from getting worse. On a typical property that's somewhere between $600 and $1,400 a month. Over a year, that's often more than the difference people are holding out for.
And that's only the part you can add up. It doesn't count the mail you don't want to open, the sibling calls that go the same way every time, the thing you think about at 2am, or the one repair that turns into four because it went another winter.
Nobody has ever told us they regretted finding out what their house was worth.
What people tell us they regret is the year they spent deciding whether to ask.
FAQ
Does this cost anything?
No. No fees, no commissions, no closing costs, no obligation. There's nothing to pay at any point.
What if the house is a mess?
Genuinely, don't clean. Don't repair, don't paint, don't haul anything away, don't stage a thing. We've bought houses with holes in the floor and forty years of belongings still inside. Leave whatever you don't want — we handle it.
Do you buy in my state?
We buy in all 50 states. Send the address and you'll know within 24 hours.
How fast can you actually close?
As fast as 7 days once title is clear. Most closings land between 14 and 21. If you need longer — you're waiting on probate, or you haven't found your next place — we'll close whenever you're ready. Some sellers stay in the house for a few weeks after closing, rent-free. Just ask.
Can you buy if I'm behind on payments or in foreclosure?
Usually, yes, and often right up against the sale date. We'll pull the payoff figure directly from your lender. The sooner you start the more options exist — but "the auction is next week" is a call we've taken many times.
What about probate, or a house with multiple heirs?
Common, and workable. We buy through probate regularly and we can pay each heir separately at closing. If you're not sure whether you're legally clear to sell yet, tell us and we'll help you figure out where you actually stand.
There's a tenant in it.
Fine. We buy occupied properties, including ones with tenants who've stopped paying. You don't have to evict anyone or have any uncomfortable conversations.
I owe more than it's worth.
Still worth a call. Depending on the state and your lender there may be a short sale route or another structure. We'll tell you plainly if we can't help.
Am I locked into anything by filling this out?
No. You get a number. Say no, say maybe, or say nothing at all — there's no contract until you sign one and you can take that contract to an attorney first.
Do you have to come inside?
Once, for about half an hour. If the house is out of state or occupied we can often do a video walkthrough or send someone local instead.
You Can Have The Number By Tomorrow
You don't have to sell. You don't have to decide anything today. You don't even have to talk to us if you don't want to — send the address and we'll send the number.
Because right now you're making a decision anyway. Choosing to wait is still choosing. It's just the version where nothing changes and the house keeps charging you for the privilege.
One of two things happens if you fill this out.
Either the number works, and in three weeks this is behind you and you're thinking about something else for the first time in a long while.
Or the number doesn't work, you say no, and you've lost two minutes and gained a real figure to compare everything else against.
There isn't a version of this where you're worse off for asking.