You can have a cash offer on your Spokane house by tomorrow morning
Submit the address today. We’ll call with a number within 24 hours — no repairs, no agent, no closing costs. You pick the date. We can close in 7 to 14 days, or later if you need more time.
We buy houses in Spokane as-is. A Browne’s Addition craftsman with galvanized supply lines and lead paint. A South Hill estate nobody in the family can agree on. A rental in Hillyard that the tenant finally vacated. A house near Fairchild that has to sell before PCS orders ship the owner east.
Short answer: We make cash offers on Spokane houses in any condition, with no fees and no obligation. Call (615) 780-7349 or drop the address below.
The catch: Our offer will be below what a retail buyer would pay. That gap makes sense if speed, certainty, or condition is the problem — not if it isn’t.
Next step: Give us the address. We’ll give you a number.
Why sellers in Spokane call us
Most people who reach us aren’t selling because they want to. They’re selling because something happened first.
Fairchild Air Force Base sits twelve miles west of downtown in Airway Heights. The 92nd Air Refueling Wing moves people frequently. When PCS orders arrive, the timeline is set by the Air Force, not the real estate market. A 60-day listing period doesn’t fit a 30-day relocation. A cash sale that closes in two weeks does.
Browne’s Addition and the Perry District carry some of the oldest housing stock in Eastern Washington — 1890s to 1940s construction, galvanized supply lines in the walls, knob-and-tube wiring in units that haven’t been updated. None of that blocks a cash transaction, because there’s no lender appraiser. The same conditions can kill an FHA or VA loan before the inspection is even done.
Estate and probate sales reach us regularly. A parent dies in Hillyard or the South Perry neighborhood. The heirs are in Seattle or Portland. Nobody wants to manage a house from across the Cascades while the estate moves through Spokane County Superior Court.
Washington’s foreclosure clock — what the law actually says
Washington is a deed-of-trust state. Most foreclosures here are non-judicial under RCW 61.24 — the Deed of Trust Act. There’s no court hearing. The lender records a Notice of Default, waits 30 days, then issues a Notice of Trustee’s Sale with a date at least 90 days out. Total minimum from the first notice to the auction: about 120 days.
One thing that can add time: Washington’s Foreclosure Fairness Act (RCW 61.24.163) gives owner-occupants the right to request mediation. The lender must participate. That can buy 30 to 60 more days. It slows the process — it doesn’t stop it. If you’ve already gone through mediation and it didn’t produce a modification, the sale date is set and it will happen.
After the trustee’s sale, there is no redemption window. Washington does not give owner-occupants a second chance after a non-judicial sale. The house transfers at auction. Selling before that date is the only option — and we can close faster than 120 days if we have to. Tell us the date on the notice from the Spokane County Auditor’s Office and we’ll tell you what’s possible.
What actually stalls in Spokane — and why
The houses that sit are the ones with problems a financed buyer can’t get past.
Fairchild brings a steady stream of VA buyers to this market. VA appraisers apply the VA Lenders Handbook Chapter 12: a property must be safe, sound, and sanitary. A roof with under two years of remaining life, visible mold in the crawl space, or galvanized plumbing failing pressure — any of those triggers a required repair the seller must fund before the loan closes. Sellers who can’t spend $12,000 on a house they’re trying to leave are stuck.
Snow load matters in ways it doesn’t in Nashville or Tampa. Spokane averages 45 inches of snowfall a year. A roof that’s been carrying wet, packed snow for twenty winters may have structural deflection in the rafters that only shows up in an attic inspection. That kills the deal for a financed buyer. It doesn’t affect a cash offer.
Older craftsman homes in Browne’s Addition, the South Perry neighborhood, and Hillyard often have title clouds from estates — a deceased spouse’s name still on the deed, an old contractor lien never formally released. Those require quiet title action in Spokane County Superior Court, which typically takes months. We work with title companies that are experienced in clearing those before a cash close.
Three steps, and you can stop at any of them
- Give us the address. Phone or the form below. We’ll pull the parcel record from the Spokane County Assessor and start the analysis.
- We call with a number. Within 24 hours. A real number, not a range. We explain how we arrived at it.
- You decide. No pressure, no follow-up calls for a week if you need time. We don’t manufacture urgency — your situation already has a deadline built in.
If you accept, we move to a title company. You pick the closing date. We can close in 7 to 14 days or stretch it if you need time to arrange the move.
Cash offer vs. listing on the Spokane MLS
| Cash offer (us) | Traditional listing | |
|---|---|---|
| Time to offer | 24 hours | Days to weeks (prep, photography, listing) |
| Time to close | 7–14 days | 45–90 days (lender underwriting) |
| Agent commission | None | 5–6% of sale price |
| Repairs required | None — we buy as-is | Often required for FHA or VA buyers |
| VA appraisal conditions | Not applicable | Can trigger $5k–$25k+ required repairs |
| Closing costs | We pay them | Seller typically covers 1–3% |
| Certainty of close | High — no financing contingency | Lower — appraisal, inspection, and financing can all fail |
When you should not sell to us
If the house is in good shape, you have 60 days or more, and Spokane’s market is active — list it. A well-priced house in the South Hill, Kendall Yards, or Five Mile area with no major issues will attract financed buyers. The agent commission is 5 to 6 percent, but your net proceeds from a retail sale will likely exceed our offer by more than that margin.
If you’re current on the mortgage and nothing is forcing a timeline, an agent is the right call. We are the right call when condition, time, or certainty is the actual problem. Our offer reflects speed and risk — if you don’t need either of those things, you shouldn’t pay for them.
We buy houses directly, and where we’re not the right buyer we’ll bring you one who is. Either way, the offer comes in 24 hours and you’re not obligated to accept.
Straight answers
Do I have to clean the house out before you buy it?
No. Take what you want and leave the rest. We handle what’s inside.
What if there are back property taxes?
Property tax liens are paid from sale proceeds at closing through the Spokane County Treasurer. We factor them into the offer. They don’t need to be resolved before you call.
Can I sell if I’ve already received a Notice of Default?
Yes — until the trustee’s sale date. That window is typically 120 days or more from the first notice, sometimes longer if mediation has been requested. Tell us the date on the notice and we’ll tell you whether there’s enough time to close.
What if there’s a lien from a contractor?
Most liens — contractor, judgment, HOA — are paid from proceeds at closing and released by the title company. Tell us what you know about it and we’ll give you a straight answer on whether it affects the deal.
Do you buy in Spokane Valley?
Yes. Spokane Valley is a separate city but we buy throughout Spokane County and into the Tri-Cities. Same process, same 24-hour offer.
We inherited a house from a parent who lived in Spokane — can we sell it without going through full probate?
Washington’s small estate affidavit (RCW 11.62.010) allows transfer of assets under $100,000 without full probate proceedings. For larger estates, the executor or personal representative has authority to sell once the estate is opened in Spokane County Superior Court. We’ve handled inherited house sales at various stages of that process.
Do you serve areas outside of Spokane?
Yes. We buy across Washington State, and nationwide. A lead from Spokane Valley, Kennewick, or Yakima closes the same way as one from Spokane proper.