Cash home buyers in Larimer County, based in Fort Collins.
Amy and Jenny buy houses for cash across Larimer County, Colorado, from Wellington down to Berthoud. One written offer within 24 hours, the math shown, closing on your date.
Expert Cash Buyers is a local cash home buyer in Larimer County, Colorado, based at 300 S Howes St in Fort Collins. Amy and Jenny buy houses as-is in Fort Collins, Loveland, Windsor, Wellington, Timnath, Berthoud and Laporte: a written offer within 24 hours, closing in as little as 14 days on your date, no fees or commissions.
Why Larimer County is where we buy the most houses
Larimer County is home. Our office sits at 300 S Howes St, Suite B, a few blocks from Old Town Fort Collins, and every house we buy in the county is one we can drive to the same day you call. That matters more than it sounds. A cash offer is only as good as the buyer’s read on the house, and we know these streets: which Old Town blocks still have original brick and which have been reworked three times, which subdivisions sit on expansive soil, what a Water Valley lot is worth compared with one across the highway.
Who you’re dealing with is simple. We’re two local owners, with no franchise fee in the middle. When you call (970) 406-3595, Amy or Jenny answers, and one of us is who you deal with from the first call through closing. If listing with an agent would clearly net you more, we tell you that first. You’re a neighbor, not a lead.
Every city we serve in this area.
Larimer County
What the houses look like, town by town
The housing stock runs the full range, and each town here was built in its own era. Find your town below and the page written for it. We see all of it, and we price each house on what it is, not on a formula.
Read more: Sell My House As Is Fast: Any Condition, No Repairs, Colorado →
- Fort Collins Pre-war bungalows and brick in Old Town, postwar ranches along the older arterials, rental conversions near the CSU campus, and newer subdivisions out toward Harmony and Rigden Farm.
- Loveland An older downtown core paired with lakeside builds at Centerra and Mariana Butte.
- Windsor Straddles the county line: the western edge is Larimer, but most of the town, including Water Valley, sits in Weld County, so the deed records and any foreclosure runs in whichever county the parcel is in. Grew fast around Water Valley and RainDance, where the value of a lot can turn on which side of the highway it sits.
- Wellington Mostly newer construction.
- Timnath Mostly newer construction, where the newer Fort Collins subdivisions run out toward it.
- Berthoud Farmhouses on acreage, wells and septic systems, and outbuildings that were never permitted. A small part of town sits in Weld County.
- Laporte The same farmhouses on acreage, wells and septic systems, out through Bellvue.
What situations do we see most often in Larimer County?
Three come up over and over. The first is an inherited house. The owner has passed, the personal representative lives in another state, and the house in Loveland or Fort Collins is full of decades of belongings. Once the court has issued Letters (an out-of-state personal representative files the appointment papers with the Colorado court first), we buy it as it stands; you take what you want and leave the rest. The second is a rental a landlord is finished with: a house near campus or in an older Fort Collins neighborhood that has been rented for years and needs more than paint before an agent would list it. The third is a foreclosure clock. The lender’s attorney has filed a Notice of Election and Demand with the Larimer County Public Trustee, the trustee has recorded it under Colorado Revised Statutes 38-38, and a sale date is set months out. A cash closing before that date can end the foreclosure if the price pays the loan in full and the lender withdraws the notice; if it doesn’t cover the payoff, the lender has to approve a short sale. You can also stop the sale without selling by curing the default; the foreclosure question below has the deadlines. If you live in the house and are behind on the mortgage, Colorado gives you specific protections when you sell to an investor, and a HUD-approved housing counselor is free and worth a call before you sign anything with anyone. This is general information, not legal advice; confirm with a Colorado attorney.
Beyond those three, the same handful comes up all year, and each one has its own page written for Colorado.
Read more: Sell an Inherited House: Belongings, Siblings, Distance, One Sale →
- A roof worn by hail and a furnace past its life An unpermitted basement finish or garage conversion belongs here too, since it can stall a financed buyer.
- A divorce where the house needs two signatures Neither person wants to manage a listing.
- A job move on short notice. The date is set by the job, so the closing has to meet it.
- The plain case of doing the math. Someone who would rather have one number and a date than months of showings.
How does closing work on a house in Larimer County?
The same way it does anywhere in Colorado, with a few local details. Once you accept the written offer, we open title at a local title company, and you pick the closing date: as little as 14 days out, or weeks later if you need time to move or settle an estate. On that date you sign, the deed is recorded with the Larimer County Clerk and Recorder (or Weld County for the Windsor and Berthoud parcels that sit across the line), and the title company disburses your proceeds once the recording lands.
Read more: Sell My House for Cash: A Written Offer, Math Shown →
- The title company does the work. It runs the title search, coordinates the payoffs and lien releases, prepares the deed and the settlement statement, and holds the funds in escrow. A few things still need the seller, a creditor or an attorney: a disputed lien, an estate that hasn’t yet received Letters, or a divorce decree that has to be recorded.
- Seller closing costs are covered. The number on the offer is the number you keep, less what’s owed on the house: the mortgage payoff, any liens, back taxes and the prorated share of this year’s taxes, an HOA balance, and, for a seller who no longer lives in Colorado, the state’s withholding on the sale (C.R.S. 39-22-604.5). The title company pays those from the proceeds and shows each one on the settlement statement.
- Property taxes are prorated at closing. The settlement statement shows the line.
- Wells and septic systems get flagged on the first call. Many houses in Laporte, Bellvue and rural Berthoud have them. Larimer County requires a septic inspection by a county-licensed inspector and an Acceptance Document from the health department before title transfers (systems approved within the last three years and estate or foreclosure transfers are exempt), and a failed system can still close on a conditional acceptance with the buyer repairing it within 180 days. Tell us early and we’ll price and schedule around it.
- A tenant doesn’t have to stop the sale. Depending on the house and the lease, we can often buy with the tenant in place: the lease and the tenant come with the house, and you don’t have to end the tenancy to sell. Colorado gives you 60 days after closing to transfer the security deposit to us and mail the tenant notice of the transfer, or to return it to the tenant; we account for it on the settlement statement.
- Nothing needs to be cleaned out, repaired or staged before closing. Leave the repairs. Leave the cleanup. Leave it all to us. As-is means no repairs and no cleanout; it doesn’t remove your duty to disclose problems you know about, the lead paint notice on a pre-1978 house, or known methamphetamine contamination.
The office at 300 S Howes St, Fort Collins
Before you sign with any cash buyer, look them up and check that they have a real address. Ours is 300 S Howes St, Suite B, Fort Collins, Colorado 80521, a few blocks from Old Town. Call (970) 406-3595 and you’ll reach Amy or Jenny. Everything can be handled by phone and email, and the title company can arrange signing near you.
The office is also how you check us. Our Google Business Profile is listed at that address under our own names, the reviews on it are public and each reviewer describes their own dealings with us, and when you receive an offer, we walk you through how we reached it: the after-repair value, the repair estimate, our costs and our margin. Take it to an agent, a lender or your attorney and have them check the math. We’d rather lose an offer to a fair comparison than win one on pressure.
Read more: How Much Do Cash Buyers Pay for Houses? Our Offer Math, Shown →
Questions homeowners ask us.
Are homes selling in Fort Collins?
Yes. Houses in Fort Collins sell in every market; what changes is how long a listing sits and how much a buyer asks for in inspection credits and repairs. A house in good condition, priced to current comparable sales, still finds a financed buyer. A house that needs a roof, a furnace or a cleanout is the one that sits, because many financed buyers can’t or won’t take it on. That’s the house we buy. If you want to know what yours would bring listed versus sold for cash, ask us; we show both and tell you which is better for you.
Is Fort Collins a buyers or sellers market?
It moves, and any honest answer has a date on it. The measures that matter are how many months of inventory are listed, how long the typical house takes to go under contract, and how often sellers are cutting their price; a local agent can pull the current figures for you. A cash sale to us isn’t exposed to the market the same way a listing is, but it isn’t separate from it either. The offer starts with after-repair value, which is an estimate drawn from comparable sales, then subtracts the repairs the house needs and our costs and margin. The market is in that first number. Once you sign, the price is the one in the purchase contract, and that contract includes an inspection period, as most do.
Do any celebrities live in Fort Collins?
We couldn’t tell you, and it wouldn’t change a thing about your offer. We price a house on what it is: the after-repair value based on nearby sales, the repairs it needs, our costs and our margin. The name on the mailbox down the street isn’t in that math. If you’re asking because you wonder whether your neighborhood carries a premium, the comparable sales will show it, and you can ask us which sales we used and see for yourself.
Which towns in Larimer County do you buy houses in?
Fort Collins, Loveland, Windsor, Wellington, Timnath, Berthoud and Laporte, plus the unincorporated areas around them such as Bellvue and the county land between the towns, generally along the I-25 corridor. Estes Park and the canyon communities to the west are usually outside our area, and we’ll say so on the first call rather than waste your time. Each town has its own page with the housing stock, the situations we see there and how a closing works locally.
How is a cash offer different from listing with a Fort Collins agent?
Listing usually nets more for a house in good condition when you have time. The trade is showings, an inspection, a buyer’s appraisal, agent commissions, and a closing date that depends on the buyer’s lender. A cash offer from us is lower than a full-price listing, because we take on the repairs, the holding costs and the risk, but it comes with no fees or commissions, seller closing costs covered, no showings, no cleanout, and a date you pick. When the house needs work or the calendar matters more than the last dollar, cash tends to win. When it doesn’t, we tell you to list.
Can you buy a house that is in foreclosure in Larimer County?
Yes, if the numbers work and we can close before the public trustee sale. 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 Larimer County Public Trustee, the trustee records it with the Clerk and Recorder, and the trustee sets the sale 110 to 125 days after that recording (the lender can postpone it). A closing before the sale ends the foreclosure only if the price pays the loan in full and the lender withdraws the notice; if the house is worth less than the payoff, the lender has to approve a short sale, and we’ll tell you if the numbers don’t work. You don’t have to sell to stop the sale: file a Notice of Intent to Cure with the public trustee at least fifteen days before the sale date and pay the full amount on the trustee’s cure statement by noon the day before the sale. If you live in the house, Colorado gives you specific protections when you sell to an investor; call a HUD-approved housing counselor (free) and a Colorado attorney before you sign with anyone. Call us as soon as the notice arrives; the earlier we start, the more room there is. This is general information, not legal advice.
Pages that usually come next.
Sell My House for Cash: A Written Offer, Math Shown
Sell an Inherited House: Belongings, Siblings, Distance, One Sale
Sell a House in Foreclosure: Close Before the Sale Date, Colorado
Sell My House As Is Fast: Any Condition, No Repairs, Colorado
Sell a House With Tenants: Leases, Notice, Deposits, and Closing
One number for your Larimer County house, and exactly how we got there.
Tell us the address and a little about the situation; within 24 hours you have a written cash offer from two neighbors in Fort Collins, with the math shown and no obligation to take it.