We buy houses in Washington — cash, as-is, any condition
We make cash offers on Washington homes within 24 hours of getting the address. No repairs, no agent, no closing costs. You pick the closing date. We can close in 7 to 14 days, or give you more time if you need it.
We’ve bought more than 100 houses. We buy directly when the property fits, and where we’re not the right buyer we’ll bring you one who is. Either way, the offer is within 24 hours and there’s no obligation to take it.
Washington’s foreclosure clock moves faster than most people realize
Washington is a deed-of-trust state. Most foreclosures here are non-judicial, governed by the Deed of Trust Act under RCW 61.24. The lender doesn’t go to court. They record a Notice of Default, wait 30 days, then record a Notice of Trustee’s Sale with a date at least 90 days out. The minimum window from the first notice to the sale: about 120 days.
If you occupy the property, you have the right to request mediation under Washington’s Foreclosure Fairness Act (RCW 61.24.163). The lender must participate. That can add 30 to 60 days. It slows the process; it doesn’t stop it.
After the trustee’s sale, it’s over. Washington does not give you a redemption window following a non-judicial sale. The house transfers at auction. The only move is to sell before that date — and call us when you get the notice, not after you’ve waited through the mediation period.
Why condition problems matter more in Washington than in most states
Washington has a significant military presence — Fairchild Air Force Base outside Spokane, JBLM south of Tacoma, Naval Air Station Whidbey Island north of Seattle. Military buyers use VA loans in large numbers. VA appraisers apply the VA Lenders Handbook Chapter 12: a property must be safe, sound, and sanitary. A roof with under two years of useful life, a furnace that doesn’t ignite, galvanized plumbing in a 1940s craftsman — any of those is a required repair the seller must complete before the loan closes.
A cash buyer doesn’t have an appraiser. The house sells as it stands. That’s the whole point.
Markets we buy in across Washington
- Spokane and Spokane Valley — Eastern Washington’s largest market, Fairchild AFB sellers
- Tri-Cities — Kennewick, Richland, and Pasco
- Yakima Valley
- Western Washington — King, Pierce, and Snohomish counties
When a cash sale makes sense — and when it doesn’t
If the house is in good shape, the market is moving, and you have 60 days or more — list it with an agent. You’ll net more. The 5 to 6 percent commission costs less than the discount you’d take on a cash offer when nothing is broken.
Cash makes sense when the constraint is time (a Notice of Trustee’s Sale in hand, PCS orders that move in 30 days), condition (the repairs cost more than you can or want to spend), or certainty (financing contingencies have killed your deals before). Those are the situations we’re built for.
Give us the address. We’ll give you a number within 24 hours and tell you honestly what it means for your situation.