Flagship guide
Before you sell.
We built this guide even though it may talk some families out of selling. That's the point. Our job is helping you make the right decision — not steering you toward ours.
Read this before you accept any offer — from us, or from anyone else.
Part one
7 questions to ask before accepting any offer.
Is this offer based on today's true market value?
Ask for the comparable sales the offer is based on. A serious buyer will share them.
What repairs or updates am I being discounted for?
Cash offers typically discount for repairs, holding costs, and profit. Understand each line.
Are all heirs aligned before I sign anything?
One signature is rarely enough. Selling before every owner agrees can unravel the deal — or family relationships.
What is the actual net after taxes, liens, and closing costs?
Gross offer minus mortgage, liens, back taxes, and closing costs is the real number.
How long is the offer good for, and why?
A short expiration is a pressure tactic. A fair offer holds up for at least a few days.
Who is actually buying — and are they buying or wholesaling?
Some 'cash buyers' immediately resell the contract to someone else. Ask directly.
What happens if I say no?
The answer tells you almost everything about who you're dealing with.
Part two
Four paths. Real trade-offs.
There is no universally "best" path. There is only the best path for your family, your property, and this season of life.
Cash Sale
Pro: Certainty, speed, no showings.
Trade-off: Typically 10–25% below full retail value.
Traditional Listing
Pro: Highest price when the market cooperates.
Trade-off: Requires clean title, repairs, showings, and 2–4+ months.
Partnership
Pro: Someone else fronts the work; you share upside.
Trade-off: Longer timeline than cash — usually months.
Buyout Between Heirs
Pro: Keeps the property in the family.
Trade-off: Requires one heir with liquidity — or a partner to help structure it.
When waiting creates more value.
Selling fast isn't always selling smart. A few situations where a pause pays.
- Probate isn't finished — closing before it clears can create title issues.
- The property has hidden value (land use, subdivision potential, timber, minerals).
- The local market is trending up meaningfully.
- A tenant lease expires soon and vacant delivery would materially raise value.
- Family emotions are high — a 30-day pause often produces a better decision.
When to walk away.
If you see any of these, slow down. A fair offer from a serious buyer holds up to daylight.
- Pressure to sign today.
- Reluctance to share their comps or reasoning.
- A price that changes after inspection with no clear explanation.
- Non-refundable earnest money going to the buyer, not escrow.
- Language like 'motivated seller', 'distressed', or 'as-is only'.
Have an offer in hand?
A specialist will walk through it with you — line by line — free, and with no obligation. If it's a fair offer, we'll tell you. If it isn't, we'll tell you that too.