Sell your East Texas house fast. A fair cash offer in 24 hours.
Tyler, Longview, Canton, Athens, Palestine, Gilmer, or anywhere in the seven counties I drive. You pick the closing date, you skip the realtor, and you walk away with cash in hand. No fees. No repairs. No pressure.
If you're sitting on a house you don't want, you already know the normal path is a long road.
List it, and you're looking at 60 to 90 days of showings, strangers walking through your kitchen, and a realtor taking 6 percent. Before any of that, the realtor wants you to put new floors down, paint, fix the roof, mow the yard every week it sits. Then the buyer's inspector finds something, and the price drops again.
If you inherited it, every weekend you're driving out to check on it, keeping the lights on, paying the taxes, and sorting through a lifetime of things. If it's a rental, the tenants are hard, the repairs keep stacking, and the math stopped making sense a while back. If you're behind on the mortgage, the calls are starting, and you don't know how much time you have.
It doesn't have to be that way. You send me the address. I send back a fair cash offer in 24 hours. You pick the closing date. If you want the house empty, I'll get it empty. If you want to leave what's inside, leave it. That's it.
Most sellers call me in one of these situations.
None of these are easy. The whole point is to make the sale itself easy. Fast, fair, and respectful.
Inherited a house you don't want to keep
Estate sales drag on for months. Title work, probate, contents to clear out. I've closed on inherited East Texas houses where the title was messy and the contents hadn't been touched in years. Leave what you don't want. I take it from there.
Behind on payments or facing foreclosure
Selling fast can stop the foreclosure clock and protect your credit. I can often close before the auction date and put cash in your pocket instead of watching the bank take the house. Call me before you call the lender. There are options you don't know about yet.
Tired of being a landlord
Bad tenants, constant repairs, vacancies that eat a month's rent. A traditional sale means eviction first, then staging, then listing. I buy rentals occupied or vacant, as-is, and I handle the tenant situation after we close. You walk away clean.
Divorce or relocation
You don't have months for a traditional sale. Close in 7 days if you need it that fast, or wait until your move-out is sorted. I work on your timeline, not mine.
Major repairs you don't want to tackle
Roof, foundation, plumbing, fire or water damage, a cleanout you don't want to touch. The "as-is" in my offer is real. Don't fix a thing. Don't even sweep.
Just ready to be done
Sometimes there's no crisis. You just want to move on without the showings, the open houses, and the strangers in your kitchen. That's a good enough reason.
Three steps. Cash in your account.
Tell me about the house
Fill out the form or call (TBD). Address, beds and baths, and what's going on. The more you tell me, the better the offer.
Get a written cash offer in 24 hours
I pull comps, drive by if it's in the seven counties (it usually is), and call you back the next business day with a fair, no-obligation cash offer. If there's a better way to structure the sale for your situation, I'll talk it through with you on the phone.
Close on your date, get paid
Sign at an East Texas title company. Pick the closing date. Walk out with a bank check, wire, or certified funds. The whole thing can be done in a week.
Where I buy houses in East Texas.
I'm based in East Texas and I drive the seven counties below every week. If you're inside this footprint, I'll come look at your property in person. Even a handful of towns just outside the line, call me anyway and I'll figure it out.
- Smith County: Tyler, Lindale, Whitehouse, Bullard, Troup, Arp, Flint, Noonday
- Van Zandt County: Canton, Wills Point, Van, Grand Saline, Edgewood
- Wood County: Mineola, Quitman, Winnsboro, Hawkins
- Gregg County: Longview, Kilgore, White Oak, Gladewater
- Henderson County: Athens, Malakoff, Chandler, Gun Barrel City, Mabank
- Anderson County: Palestine, Elkhart, Frankston
- Upshur County: Gilmer, Ore City, Big Sandy, Gladewater
Why sellers choose me over the national franchises.
You talk to me, not a call center
When you call (TBD), you're not calling an 800 number in another state. You're talking to me, or my wife Glenda helping me keep up. No script. No transfer. No hold music.
Real East Texas closings
I close at title companies you've heard of, in Tyler or Longview or wherever is closest to you. The check clears at your bank, not some out-of-state escrow.
Fair offers, not lowballs
The national franchises automate offers from a desk in another state. I pull comps, look at the property, and offer a price that reflects what I'll actually do with the house. You'll get a real number, not a throwaway.
No surprises at the closing table
The number I tell you on day one is the number on closing day. No "renegotiation" after inspection. If I'm wrong about something, I eat it. That's the whole point of a cash offer.
Cash offer from me vs. listing with a realtor.
Here's what it actually looks like on a $200,000 East Texas house.
| Bob Buys Homes Fast | List with realtor | |
|---|---|---|
| Commissions | $0 | ~$12,000 (6%) |
| Repairs before listing | $0 | $2,000 to $15,000 |
| Closing costs | $0 (I cover) | $2,000+ |
| Months waiting for a buyer | 0 | 2 to 4 typical |
| Showings and open houses | 0 | 10 to 30+ |
| Risk the buyer's financing falls through | 0 | Real |
| Sold as-is | Yes | No |
The situations I hear most on single-family houses.
"My dad passed and the house has been sitting in probate for a year"
Empty houses cost money every week they sit. Insurance, utilities, taxes, driving out every weekend. I've closed on inherited East Texas properties where the title needed work. Leave what's inside, sell as-is, and be done.
"I'm done being a landlord and I want out this year"
Tenants are hard. Repairs keep stacking. The math stopped making sense a while back. A normal sale means eviction first, then showings, then listing for months. I buy occupied or vacant, as-is, and I handle the tenant side after we close. You're done in a week, not nine months.
"I'm a month behind and the letters are starting"
There's still a window to sell before foreclosure closes it. I work quietly. No junk mail. No bright-red postcards. Just a fair cash offer that takes the pressure off, fast.
Get your offer (60 seconds).
Send me the address. I'll get back to you the next business day with a written cash offer.
Sell your East Texas house in 7 days. Cash in hand.
Submit your address. Get a written cash offer tomorrow. No fees, no commission, no listing your property anywhere, no obligation.
Get My Cash Offer