The offer comes within 24 hours. The closing date is yours to pick.
Spokane sellers call us for a handful of situations that don’t fit a normal listing: a PCS notice from Fairchild Air Force Base with 30 days to report, an inherited 1965 ranch in Hillyard that hasn’t been updated since the previous owner passed, a trustee’s sale date coming up on a Friday at the Spokane County Courthouse, or a divorce where both parties need it done and done cleanly.
We buy houses in Spokane as-is. No repairs, no open houses, no agent commission. Here is exactly what happens after you submit the address.
The short version: Submit the address. We call within 24 hours with a cash offer. If the number works, you pick the closing date — most Spokane sellers close in 7 to 14 days, but we match whatever timeline you need. No fees, no commission, no staging or cleaning. We buy directly, and in markets where we are not the right buyer we connect you with one who is. If your house is move-in ready and you have 60 or more days, a good Spokane agent will likely net you more — and we will tell you that plainly if it applies.
Three steps, and you stop at any one of them
Submit the address. We look at the property — its actual condition, the neighborhood, what comparable Spokane houses have closed for recently — and call you within 24 hours with a number and the reasoning behind it.
If the number works, we open escrow. You pick the date. Most closings happen in 7 to 14 days. If probate is still open or you need 45 days to sort out where you are moving, we work around your schedule, not ours.
No agent commission — typically 5 to 6 percent of the sale price, which on a $340,000 Spokane house is $17,000 to $20,000 you keep. No closing costs on your side. No repair demands after inspection. We have bought more than 100 houses this way, and most sellers say the certainty matters as much as the number itself.
Washington foreclosure: the Spokane clock you need to understand
Washington uses non-judicial foreclosure — no court, no judge. The process runs through a trustee under RCW 61.24, which means once the notices go out the clock runs to a fixed end.
The sequence: the lender must first send a Notice of Pre-Foreclosure Options, and you get 30 days to respond and explore alternatives. After that, the Notice of Default records with the Spokane County Auditor’s office at 1116 W Broadway. Then the Notice of Trustee’s Sale records — from that point, you have a minimum of 90 days before the sale date.
Spokane County trustee’s sales happen on Fridays at the courthouse. You can cure the default — pay the arrears and fees — until 11 days before the scheduled sale. After the trustee’s deed records, there is no right of redemption. The house changes hands that day and you are out of options.
The total window from first notice to sale is typically four to five months. That is more time than Texas, which runs about 41 days from the formal start, but it still has a hard end. If you have a sale date on paper, the time to act is now. We have closed Spokane properties in under two weeks when the auction was close. For more on how this decision works, see our page on selling to stop foreclosure.
What actually doesn’t sell in Spokane — and why cash buyers step in
Spokane’s housing stock skews older in ways that create consistent problems for financed buyers. The neighborhoods north of downtown — Garland, Emerson-Garfield, Logan — are full of 1920s and 1940s bungalows. West Central and Hillyard have significant concentrations of 1950s and 1960s ranches that have moved through estates without updates.
These houses run into a recurring problem: FHA and VA loans require the property to meet minimum property standards before the loan closes. An appraiser who finds peeling lead paint, galvanized plumbing that has lost pressure, an inoperable oil-fired boiler, or friable asbestos in the crawl space will flag it as a required condition. The lender pulls out. The buyer who was already at their borrowing limit walks. You are back to showing a house with a known defect on its listing history.
Basement moisture is common in older Spokane homes along the drainage corridors near the Spokane River — particularly in Browne’s Addition and parts of West Central. Financed buyers’ agents walk those deals out routinely once the inspection report surfaces that issue.
We buy those houses. No appraisal required. The condition affects what we can offer; it does not stop the deal. For a full look at what selling as-is means and how the offer is calculated, that page has the detail.
Spokane situations we see most often
Fairchild Air Force Base PCS orders. Personnel at Fairchild — 13 miles west of Spokane on US Highway 2 — receive PCS orders on timelines that make a traditional listing unrealistic. If you have 30 days before reporting, open houses and negotiations are not an option. We close before you leave, or on a date that lets you hand over keys and drive out clean.
Inherited homes in Hillyard, West Central, or the East Side. Eastern Spokane has a significant number of long-held family homes that come through probate. If the estate has closed and you hold title, we can close in two weeks. If probate is still open in Spokane County Superior Court, we work around a longer escrow — the offer stands while the estate settles. See our page on selling an inherited house for how the probate timeline interacts with a cash sale.
Equity-tight situations from the COVID run-up. Spokane’s median sale price moved from roughly $230,000 in 2019 to over $400,000 at the 2022 peak, then pulled back. Sellers who bought or refinanced near the peak with thin down payments may owe close to what the house is worth. An agent takes 5 to 6 percent before you net anything — we absorb closing costs entirely, which changes the math when equity is thin.
Deferred-maintenance properties on South Hill and in older subdivisions. A house that sat vacant through one Spokane winter — ice damming on the roof, frozen pipes, a heat system that failed — can carry damage a conventional lender will not close on. We have seen most of what Eastern Washington winters can do to an unoccupied house.
When you should not sell to us
Honestly: if your house on South Hill or in Indian Trail is in solid condition, you have two months or more, and you are not dealing with a pressing deadline — list it with a Spokane agent. Those neighborhoods have seen consistent buyer activity for updated, move-in-ready homes. A traditional listing there will likely net you $20,000 to $40,000 more than a cash offer, and that is real money worth taking if the timeline allows.
We are the right answer when the repairs are significant, the timeline is short, there is estate or title complexity, or you would rather trade some of that spread for certainty and speed. If you are not sure which situation is yours, call us at (615) 780-7349 and we will tell you honestly.
Straight answers on selling your Spokane house
Can I sell if there is already a trustee’s sale date scheduled?
Yes — as long as we close before 11 days before the scheduled Friday sale. We have closed Spokane properties quickly when the auction was approaching. Submit the address the day you get the notice. The earlier we know, the more options we have.
Do you buy houses in Spokane Valley?
Yes. Spokane Valley, Cheney, Mead, Liberty Lake, Veradale — we buy throughout the greater Spokane metro. The process and timeline are identical. See our Spokane Valley page for area-specific information on that housing stock.
Do you serve sellers in the Tri-Cities area?
Yes. We buy in Kennewick, Richland, and Pasco on the same terms — 24-hour offer, no fees, close on your schedule. The distance from Spokane does not change how we work or what we pay. See our Kennewick page for details on the Tri-Cities market.
What condition does the house need to be in?
Any condition. We have bought Browne’s Addition Victorians with lead paint and knob-and-tube wiring, West Central ranches that needed full gut work, and houses vacant through multiple Spokane winters. Condition affects the offer number; it does not stop the sale.
How is the offer calculated?
We look at what comparable Spokane houses have sold for recently, subtract what it will cost to bring the property to resale condition, and factor in holding costs and our margin. We explain the number when we give it to you. No pressure to accept, and no obligation.
Do you charge fees or commissions?
No. No agent commission, no closing costs on your side, no inspection fees. The offer is what you receive at closing.
For more on Washington state foreclosure and how we buy throughout the state, see our Washington state page.