Free and clear, or nearly
Your house is paid off. Cash buyers typically want 25–40% off.
When there is no loan to pay off, a cash sale is pure discount: typically a quarter to two fifths of the value, handed over to be done quickly. Selling on terms is the alternative — at or close to full value, paid to you monthly, secured by the house you already know.
This is the situation we buy in most often: a listing that has gone stale, an inherited house, a rental that has stopped being fun, or a move that has to happen.
You become the lender. We pay a down payment at closing and then monthly payments with interest, and the balance comes due on a date you choose. The house secures all of it.
What you get
Price at or close to full value
We are not asking for a discount in exchange for cash, so the price does not have to carry one. Instead of 60–75% of value, the conversation starts at what the house is actually worth.
Monthly income, with interest
The payments arrive every month through a licensed servicer, with interest on the balance. For some sellers that is the point: the house stops being work and becomes income.
The gain can be spread over years
An installment sale can spread the capital gain across the years you are paid instead of realising it in one year. This is not tax advice — confirm it with your CPA before you decide anything.
No repairs, no showings, no commission
We buy as-is. No staging, no open houses, no inspection renegotiation, and no commission taken out of your side unless you have an agent you want paid.
Secured by the property
You hold a note secured by a mortgage or deed of trust, recorded at closing. If the payments stop, you have the remedies any lender has.
You choose the balloon
The balance is due in full on a date written into the note — often five to ten years out. Want the money sooner, or want the income to run longer? That date is one of the things we negotiate.
What the paperwork actually looks like
At closing
We close at a title company like any other sale. Title transfers to a named buying entity, you receive the down payment, and the note and mortgage in your favour are signed and recorded.
- A purchase agreement plus a terms addendum, both of which your attorney should read.
- A promissory note: the amount, the interest rate, the monthly payment, the balloon date.
- A mortgage or deed of trust recorded against the property, securing that note.
- Servicing set up with a licensed third-party servicer before the first payment is due.
Every month after that
The servicer collects from us and pays you, and sends you statements. You are not chasing anyone, and there is an independent record if there is ever a dispute.
Property insurance stays in force with you named as an additional insured, and you receive proof at closing and at each renewal.
At the balloon date
The remaining balance is due in full. In practice that means we refinance the house, sell it, or pay it off with other funds.
If the balance is not paid, you hold a recorded mortgage on a property you know, and the usual lender remedies apply.
What could go wrong
You are paid over time, so you carry the risk that the payments stop. The note, the recorded mortgage and the servicer exist to make that risk manageable, not to make it disappear.
A balloon date is a real date. If we cannot refinance or sell at that point, we have to negotiate an extension or you enforce the note.
Money paid over ten years is not the same as money today. Whenever we show a multi-year total we also show what it is worth today, discounted, so the comparison is honest.
See it with your own numbers
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