Cash home buyers in Boulder County, from Longmont to Louisville.
Two local owners who buy houses as-is in Boulder, Longmont, Louisville, Lafayette, Superior and Niwot. One written offer with the math shown, and you pick the closing date.
Expert Cash Buyers is a local cash home buyer for Boulder County, Colorado. We buy houses in Boulder, Longmont, Louisville, Lafayette, Superior and Niwot, as-is, with no cleanout. You get one written offer within 24 hours with the math laid out, close in as little as 14 days on your date, and pay no fees or commissions.
Why Boulder County sellers call a cash buyer
Boulder County carries some of the highest home prices along the Front Range, and that changes what a sale looks like. A house that needs a roof, a sewer line or a kitchen still holds real value here, but the repair bill to get it listing-ready is real too, and the buyer pool for a project house at Boulder County prices is thin.
Sellers who search sell my house fast Boulder are usually not looking for the top of the market. They’re looking for a certain number and a certain date, without spending months and a second mortgage getting there.
We’re Amy and Jenny, the two owners of Expert Cash Buyers. Our office is in Fort Collins, and we buy across Northern Colorado along the I-25 corridor, which puts every Boulder County town on this page inside our normal driving day. When you call, you talk to one of us, and one of us stays with you from the first call through closing. When listing with an agent would clearly net you more, we’ll tell you that too.
What the houses look like, town by town
The housing stock tells the story. Every town in this county was built in its own era, and the repair bill that sends a seller looking for a cash buyer is usually written into the house itself. Find your town below and the page written for it.
- Boulder Mid-century ranches and split-levels in Table Mesa, North Boulder and Gunbarrel, many with original systems.
- Longmont Old Town is a grid of bungalows and Victorians on the St. Vrain, with a lot of deferred maintenance behind good bones.
- Louisville A coal-mining town at heart. Old Town holds small early houses with additions of uneven quality, and the newer subdivisions are hitting their first major systems cycle.
- Lafayette The other old coal town, with the same small early houses in Old Town and the same additions of uneven quality behind them.
- Superior Rock Creek was built fast in one era, so whole streets reach the same repairs at the same time.
- Niwot An old railroad-era center mixed with acreage properties that carry wells, septic and outbuildings.
Which situations bring Boulder County sellers to us?
The same handful of situations come up across the county, and none of them are about the house being unsellable. They’re about time, distance and money that the seller would rather not spend. An inherited house in Longmont or Lafayette, with the personal representative living out of state and a garage full of a lifetime of belongings, is the most common one. We buy it as it sits: take the photographs and the paperwork you want, and leave the rest to us. The seller does need authority to sign the deed: the personal representative once the court has issued Letters, a surviving joint owner, or a trustee. Colorado’s small estate affidavit can’t transfer a house, so if no one has been appointed yet that step comes first, and our inherited house page walks through it.
Rental properties near the university and along the Diagonal are the second group. A landlord who is done with turnovers can often sell to us with the lease in place, depending on the house and the lease; we take the property subject to the lease and take over the landlord’s duties, the security deposit passes to us with the mailed notice to the tenant that Colorado law requires within 60 days of closing (Colorado Revised Statutes 38-12-103), and the tenant’s day-to-day doesn’t change. Then there are the repair-driven sales: a house with a failing roof, a sewer line to the street, or foundation movement from the expansive clay that runs under much of eastern Boulder County. Lender-required repairs can sink a financed sale on a house like this. A cash sale to us has no lender appraisal and no lender repair list behind it.
Finally there’s the time-driven sale: a relocation with a date already set, a divorce decree that calls for the house to be sold and the proceeds split at title, or a foreclosure clock that has started. We set the closing on the date you need, as soon as 14 days out or as far out as you need.
Read more: Sell an Inherited House: Belongings, Siblings, Distance, One Sale →
- An inherited house with belongings still inside, sold once, on one date
- A rental sold with the tenant, the lease coming with the house and the security deposit transferred to us within the 60 days Colorado allows
- A house with roof, sewer, foundation or fire and water damage a lender would flag
- A relocation, divorce or foreclosure timeline that needs a fixed closing date
- A house you own free and clear and simply don’t want to list, show or repair
How does a cash closing work in Boulder County?
It starts with a two-minute conversation. You tell us the address and a little about the situation, by form or by phone at (970) 406-3595, and you’re talking to Amy or Jenny, not a call center. Within 24 hours you have a written, no-obligation offer, and we walk you through how we reached it: the after-repair value we used, the repairs we counted, our costs and our margin. One number, and exactly how we got there.
If you accept, you pick the date. From there it’s ordinary Colorado closing mechanics, run by a title company rather than by us, and there’s little for you to arrange beyond signing the deed and the disclosures. One exception on acreage: a house on a septic system needs a Property Transfer Certificate from Boulder County Public Health before closing, based on a licensed inspection, unless the buyer signs the county’s repair agreement instead, which we can do.
If the house is in foreclosure, timing matters. Colorado foreclosure is a public trustee process under Colorado Revised Statutes 38-38. The lender’s attorney files a Notice of Election and Demand with the public trustee of the county the parcel sits in, Boulder for most of this area and Weld for the Longmont and Erie parcels across the line, the trustee records it with that county’s Clerk and Recorder, and the sale date is set no fewer than 110 and no more than 125 calendar days after that recording for a house on a normal lot (215 to 230 days if the property is classified as agricultural, which can apply to acreage). The trustee’s notice carries your dates. You can also stop the sale without selling: file a Notice of Intent to Cure with the public trustee at least 15 calendar days before the sale date, then pay the cure amount by noon on the day before the sale. A cash sale that closes before the trustee sale ends the foreclosure only if the proceeds pay the loan and every other lien in full through the title company, or the lender agrees in writing to accept less. If our offer is below what you owe, the sale can’t close without that approval, and we’ll say so on the first call rather than let the clock run.
If you’re behind on the mortgage or in foreclosure, Colorado gives you specific protections when you sell to an investor; talk to a HUD-approved housing counselor (the service is free) or a Colorado attorney before you sign anything with anyone. We’ll tell you whether your date is realistic. This is general information, not legal advice.
- Closing at a reputable title company that serves Boulder County, with the deed recorded by the Clerk and Recorder of the county the house sits in (Boulder County for these towns, or Weld County for the part of Longmont east of the county line)
- Property taxes prorated at closing, the same way they would be in any Colorado sale
- The seller’s closing costs covered by us, and no fees or commissions taken out of your number
- No showings, no signs in the yard and no cleanout
- Colorado’s Seller’s Property Disclosure form still completed for us, along with the disclosures the law requires in any sale: known meth lab contamination, the source of the water, any radon results you have, and the federal lead-based paint disclosure for a house built before 1978. As-is changes what we accept, not what you disclose
Higher prices, and what that means for the offer math
A cash offer is lower than a full-price listing, and at Boulder County prices the gap is a larger dollar figure than it would be in Greeley or Loveland. We’d rather you see that clearly than discover it later. The offer works the same way everywhere: the after-repair value of the house, minus the repairs, minus our holding and closing costs, minus a margin that keeps our doors open. Because the values are higher here, each of those lines is higher too. What doesn’t change is that we walk you through how we reached the number, so you can check it against anyone else’s.
That’s also why we tell Boulder County sellers to compare, and to put all three numbers on the same page before deciding. On a house in good shape with time to sell, the agent usually wins, and we’ll say so. On a house with real repairs, an out-of-state owner, a tenant, or a hard date, a written cash offer with no lender, no showings and no repairs is frequently worth more than the higher list price that may never arrive.
Read more: How Much Do Cash Buyers Pay for Houses? Our Offer Math, Shown →
- A listing agent’s net sheet, so the full-price path carries a real number and a real timeline
- An instant online offer if you want one, with its fee schedule and its post-inspection repair credit read before you sign anything
- Our written offer next to both of them, with the math explained
Questions homeowners ask us.
What’s the fastest I can sell my house?
With a cash buyer, the limit is the paperwork, not the money: clean title, the payoffs, your authority to sign (Letters from the probate court, or the decree in a divorce), and any waiting period the law attaches to your situation. Once you accept our written offer, the title company needs time to run the title search, clear any liens and prepare the deed and settlement statement. In Boulder County that usually lets us close in as little as 14 days on your date. A financed buyer usually adds an appraisal, an inspection period and lender underwriting, which is why listed sales take weeks longer even when everything goes right.
How much would a real estate agent make on a $300,000 house?
Commissions in Colorado are negotiable and are written into your listing agreement, as a percentage of the sale price or a flat amount. Under current brokerage rules the listing agreement sets your listing broker’s fee, and any payment toward the buyer’s broker is a separate choice you make, not an automatic split. Multiply the price by the total percentage you agreed to for the number, and remember that a typical Boulder County house sells for far more than $300,000, so the same percentage is a much larger dollar figure here. Sellers also pay their own closing costs and often a repair credit or concessions after inspection. A cash sale to us has no commission and we cover the seller’s closing costs, so the offer is the price we pay for the house. What you take home is that price minus your mortgage payoff, any liens, tax prorations and, if you live outside Colorado, the 2% state withholding the title company holds back on sales over $100,000; the settlement statement shows every line.
Do you buy houses in Boulder County or only around Fort Collins?
Both. Our office is in Fort Collins, and Boulder County is a regular part of our buying area: Boulder, Longmont, Louisville, Lafayette, Superior and Niwot, along with the unincorporated pockets between them. We drive down to see the house in person, and closing is handled at a title company that serves Boulder County, so you never need to come to us. If a property is outside where we buy, we’ll say so on the first call.
Do you buy homes in Superior and Louisville that were affected by the Marshall Fire?
We look at them case by case, honestly. A rebuilt house, a house with smoke or ash remediation history, or a house next to lots still under construction each carries different questions about permits, insurance history and value. We’ll ask for what documentation you have, look at the property in person and give you a written number with the math shown. If the situation is one where an agent or your insurer is the better path, we’ll tell you that instead of stretching for a deal.
Can I sell a Boulder County rental with the tenant still living there?
Often, yes, depending on the house and the lease. The lease transfers with the property, so we take on the tenant and the lease terms at closing, and the deposit is transferred to us with a mailed notice to the tenant inside the 60 days Colorado law allows. You don’t need to end the tenancy, schedule showings around your tenant or wait out the lease. Notice rules in Colorado depend on the lease type and recent statute changes, so if you were considering ending the lease first, confirm the current notice requirement with a Colorado attorney. Selling with the tenant in place is often the simpler route.
Pages that usually come next.
Sell an Inherited House: Belongings, Siblings, Distance, One Sale
Sell a House With Tenants: Leases, Notice, Deposits, and Closing
Sell My House As Is Fast: Any Condition, No Repairs, Colorado
How Much Do Cash Buyers Pay for Houses? Our Offer Math, Shown
iBuyer Alternative: A Local Cash Buyer vs. an Instant Offer
Where We Buy Houses in Colorado: Every County and City We Serve
One number for your Boulder County house, and exactly how we got there.
Tell us about the house and you’ll have a written cash offer within 24 hours, from two local owners who answer their own phone.