How it works

Four simple steps. You decide if the offer makes sense.

No long forms, no listing prep, no pressure tactics. Here is what the process actually looks like when you reach out to Innovative Vision Realty.

Get My Cash Offer Read the FAQ

The process

What each step actually includes.

No mystery, no hidden middle steps. Here is what happens between your first message and closing.

Reach out

Send us the property address, your name, and the best way to reach you — that's the whole first step. The form takes a minute.

The address — that's the only required detail to start
A line about what's going on (timeline, condition, tenants, etc.) helps but is optional
Email or phone, whichever you prefer for follow-up

Walkthrough

We come look at the house — usually 20 to 30 minutes — to understand its actual condition. No need to clean or move anything.

Assessing: general condition, roof and exterior, major systems (HVAC, plumbing, electrical), and any deferred work
Confirming size and layout, and taking a few photos for our own reference
No cleaning, staging, or prep needed beforehand — leave the house exactly as it is
Virtual walkthrough on FaceTime or video works when in-person isn't practical
Bring any questions — we'll answer them while we're walking through

Clear written offer

Within a few days of the walkthrough you get a written offer with the math behind it — not just a number on a one-pager.

Built from: recent comparable sales, the home's condition, and the work it needs
Standard closing costs broken out so nothing surprises you at signing
No agent commissions on our offer number

You decide

If the offer works, you pick the closing date. Title and escrow handle the paperwork — you sign and the funds wire to you.

Closing date: yours to set — a few weeks out or a few months out
Any existing mortgage or lien is paid off directly through escrow at closing — it doesn't block the sale
Funds arrive by wire transfer or certified check at closing — whichever you prefer
Stay-after-close possible if you need extra time to move
Walk away at any step — there's no obligation to continue

Still owe on the mortgage? See how payoff is handled through escrow.

Offer math

How we get to your offer number.

Not a black box. Here are the inputs that shape the number you see — we'll walk you through the specifics for your house when we present it.

Recent comparable sales

What similar homes nearby have actually sold for recently — not list prices, closed prices.

The home's condition

What we observed on the walkthrough — the honest state of the roof, systems, and interior.

Estimated repair costs

What it will realistically take to bring the home to a resale-ready condition.

Resale and holding costs

Typical carrying costs, closing costs on the resale side, and the margin needed to make the project work.

Weighing us against listing with an agent? See the cash buyer vs agent comparison — including questions worth asking any direct buyer before you sign.

Right after you submit the form

What actually happens in the first 24 hours.

The reassurance you don't usually get from an investor site: a specific sequence.

Within a few minutes

A short confirmation email

You get a quick acknowledgment that your details came through. No drip sequence, no marketing list.

Same day or next business day

We review the address

Before reaching back out, we pull recent comparable sales and look at what's known about the property.

Usually within one business day

We reach out to set up the walkthrough

A short email or call — whichever you picked — to find a time that works for you.

What to expect

The closing date is yours to set.

There's no 'standard' timeline — there's the one that fits your situation. These three shapes cover most sellers we work with.

Quick close — a few weeks

When certainty on an early date matters more than anything else. We push title and escrow as fast as they can move.

Standard — about a month

Enough time to coordinate your move, handle utilities and address changes, and close without a rush.

Extended — two months or more

When a school year, lease, or job change is driving the schedule. We can plan around it or set up a post-close stay.

Common questions

Quick answers before you commit to anything.

A few of the questions sellers ask us first. See the full list on our FAQ page.

Our offer is usually below what a fully prepped, listed home might sell for on the open market — that's the trade-off for selling as-is with no repairs, no showings, no commissions, and a closing date you choose. When we present the number, we walk you through how we got there: recent comparable sales, the home's condition, and the work it needs. If the math doesn't work for you, that's a fine answer. See how the process works or read our cash buyer vs agent comparison.

Correct. We buy as-is. Leave behind furniture, items in the garage, anything you don't want to move. No paint, no patching, no haul-away. If that part of selling has been the thing keeping you stuck, read the as-is page for more specifics.

Our offer doesn't include agent commissions or listing fees — that's part of why a direct sale can pencil out. Standard closing costs (title, escrow, recording, any prorated taxes) are explained in writing before you sign anything. No surprises at the table.

It depends on the situation. Some sellers want to close in a few weeks. Others want a month or two to coordinate a move. We adapt — you pick the closing date that fits your life, not ours. If you want to see the shape of it, how it works walks through each step.

Start when you're ready

The first step is one short message.

No long form, no calendar booker, no phone tree. Send us the address and we'll take it from there.