Sell your house for cash. One number, and exactly how we got there.
We’re Amy and Jenny, based in Fort Collins. Whether you need to sell your house fast for cash in Colorado or simply want a clean, certain sale, you get one honest written offer within 24 hours, not a lowball we plan to talk you up from, and a closing date you choose.
To sell your house for cash in Colorado, you describe the house to a local buyer, get a written offer, and close at a title company on your date. Expert Cash Buyers in Fort Collins sends one written offer within 24 hours, math shown, no fees or commissions, seller closing costs covered, and closing in as little as 14 days.
What selling for cash actually means
Selling your house for cash means the buyer pays with their own funds instead of a mortgage. No lender, no appraisal, no loan approval that can collapse the week before closing. The sale still runs through a Colorado title company, you still sign a written purchase contract, and the money still arrives through the title company, usually by wire. No Colorado statute makes the Seller’s Property Disclosure form itself mandatory; it’s the form the Commission-approved contract calls for. What isn’t optional is disclosure. As-is means you make no repairs, not that you say nothing, so you still have to tell a buyer about defects you know of that they couldn’t reasonably find, plus the statutory notices in C.R.S. 38-35.7 covering special taxing districts, methamphetamine history, the source of potable water, oil and gas activity and known radon results, and the federal lead paint disclosure on a house built before 1978. What changes is who is on the other side of the table: a buyer who is purchasing the house as a project, and who can therefore take it in any condition and close on almost any date.
We’re Amy and Jenny, two local owners based at 300 S Howes St in Fort Collins. We pay cash for houses across Northern Colorado and the Denver metro, and we do it with one written offer that shows the math. We walk you through how we reached it: the after-repair value we used, the repairs we priced, our costs and our margin. You can ask us about any part of it. And you can set it beside a listing estimate before you decide anything.
The honest trade is this. A cash offer on a house that needs work is lower than what that house would bring fully repaired and listed. In exchange you skip the repairs, the cleanout, the showings, the commission and the months of carrying costs, and you get a closing date that holds. For some houses and some situations that trade is clearly worth it. For others, listing wins, and when it does we’ll tell you so. You’re a neighbor, not a lead.
We help Colorado homeowners who are…
- Facing a foreclosure sale date. A cash closing that lands before the public trustee sale can end the foreclosure, on two conditions: the price has to pay the loan in full through the title company, and the holder of the debt then has to file a written withdrawal of the Notice of Election and Demand with the public trustee, which is what actually terminates the foreclosure under C.R.S. 38-38-109. If the house is worth less than the payoff it takes your lender’s written approval as a short sale instead. The date matters more than anything else, so we build the timeline around it, and your separate right to cure the loan with the public trustee keeps running the whole time.
- Settling an estate. There’s enough to carry after a death without a house to manage as well. If the house was in the deceased owner’s name alone, the estate needs Letters from the court before anyone can sign, and once the personal representative holds them the house can usually be sold without another hearing. That isn’t the only route: a joint tenancy with right of survivorship, a beneficiary deed recorded before the death under C.R.S. 15-15-402, or a trust passes title without Letters at all. Where the estate holds title the money goes to the estate, not to heirs at the closing table; the personal representative pays allowances, claims and costs and distributes what’s left afterward. We work with the paperwork the estate already has and close when the estate is ready.
- Selling under a divorce decree. While the case is open, C.R.S. 14-10-107 automatically restrains each spouse from transferring marital property without the other’s consent or a court order, so a sale takes both signatures or an order, with proceeds disbursed at title according to the decree or written agreement. One closing, one date, no showings to coordinate between two households.
- Done being a landlord. The lease and the tenant come with the house. The security deposit doesn’t simply change hands at the closing table: under C.R.S. 38-12-103, as amended effective January 1, 2026, the seller has 60 days after their interest in the property ends either to transfer the deposit to us and notify the tenant by mail of the transfer and our name and address, or to return it to the tenant. Depending on the house and the lease, you often don’t have to wait out the lease or ask anyone to leave in order to sell.
- Moving on a deadline. A job start, a closing on the next house, a lease that begins on a fixed day. You pick the closing date, in as little as 14 days or weeks out. There’s no lender on our side to set it, so what can still move it’s title work: a payoff that hasn’t arrived, a lien that won’t release, an HOA statement, or an owner who hasn’t signed yet.
- Carrying a house that needs more than it’s worth fixing. An old roof, a tired furnace, a foundation opinion you have been avoiding, a basement full of years of belongings. We price the work into the offer, and the work happens after closing, not before.
How does selling my house for cash work in Colorado?
It starts with two minutes. You tell us the address and a little about the situation, by form or by phone, and you talk to Amy or Jenny. Not a call center, and not a lead desk that sells your number to whoever bids for it. We look at the house, in person when we can and from what you send us when you’d rather we didn’t visit yet.
Within 24 hours you have one written, no-obligation cash offer. It isn’t a range. We walk you through how we reached it, from the after-repair value to our margin, so the number is something you can check rather than something you have to trust.
If you say yes, we open title at a reputable local title company and you pick the closing date. The title company orders your mortgage payoff, identifies what’s recorded against the house and coordinates the payoffs and releases that clear it, prepares the settlement statement and wires your proceeds once the closing requirements and the funds are in place, normally the day you sign. A disputed lien, or a payoff bigger than the price, has to be resolved before a closing can happen at all. Seller closing costs are covered. There’s no commission and no fee for working with us. If you say no, that’s the end of it, and nobody calls you every week to ask again. The how-it-works page walks through each step in more detail.
How much money will I actually get from selling my house?
The number that matters isn’t the offer and it isn’t the list price. It’s what the title company wires to you after everything the house owes has been paid. When you sell to us, that math is short: our written offer, minus your mortgage payoff, minus any liens or back taxes recorded against the house, minus prorated property taxes and HOA dues to the closing date. No commission comes off. Seller closing costs are ours. Two things still surprise people. If you live outside Colorado, the closing agent may withhold two percent of the price, or the net proceeds if those are smaller, as a prepayment of Colorado income tax under C.R.S. 39-22-604.5, unless an exception on the state’s affirmation form applies; it’s a prepayment you settle on your Colorado return, not a fee. And the settlement statement, not any list on a web page, is what finally decides the wire.
When you list, the math is longer. From the sale price, subtract the commission, your share of closing costs, whatever the buyer’s inspector turned into a credit or a repair, and every month of mortgage, taxes, insurance and utilities between the day you decide to sell and the day you close. Then weigh the chance that a financed buyer walks and the clock restarts. On a house in good condition with time to spare, listing still nets more, often by a lot. On a house that needs work, or for a seller who needs a date, the two nets sit closer than the headline prices suggest.
We’ll walk through our version of that comparison with you, and the offer math page walks through a full breakdown step by step. Bring a listing net sheet from an agent and set the two side by side. That’s exactly what we want you to do.
Read more: How Much Do Cash Buyers Pay for Houses? Our Offer Math, Shown →
When should you not sell your house for cash?
If the house is updated, clean and in a neighborhood where buyers are competing, list it. A buyer with a mortgage who plans to live there will pay more than any cash buyer can, because they’re paying for a home and we’re paying for a project. You’ll give up a commission and some weeks, and you’ll very likely come out ahead.
List, too, when you have no deadline and the means to carry the house comfortably: a mortgage you can keep paying, savings for the repairs or credits a buyer asks for after reading an inspection, and the patience for showings and a closing that might slip. Time is the thing a listing costs most, and if time is cheap for you, spend it.
Sell for cash when time, condition or certainty is the problem. A sale date set by the public trustee. A house in a condition a buyer’s loan program won’t approve without repairs, an extra inspection or renovation financing. A property in another state you can’t keep driving to. An estate that needs to close and distribute. A move with a fixed start date. In those cases the certainty of a closing that holds is worth more than the last dollar of price. The pros and cons page lays out both sides without a sales pitch.
Where do you buy houses for cash?
Northern Colorado first: Larimer, Weld and Boulder counties, from our office at 300 S Howes St in Fort Collins. We also buy across the Denver metro, generally within about fifteen minutes of I-25 on either side. If you’re searching for a cash buyer near you anywhere along the Front Range, there’s a fair chance we have bought a house on a street you know.
Being local changes the offer. We know which neighborhoods sit on expansive clay soil, what a hail season does to roofs along the Front Range, and what a house in a given part of Loveland or Greeley actually resells for after repairs. That’s why the after-repair value on our offer comes from nearby sales, not from a formula run from another state.
The areas page lists every county and city we serve. If your house sits a little outside those lines, ask. The answer is often yes, and when it’s no we’ll say so on the first call.
Read more: Where We Buy Houses in Colorado: Every County and City We Serve →
How we build the number.
Built from after-repair value, repairs, costs and margin. No fees or commissions come off it.
Paid to your lender from the proceeds at closing in the amount on the lender’s payoff statement: principal, interest to the payoff date, and any unpaid fees, advances or default and foreclosure costs the loan has picked up.
Anything recorded against the house is paid from the proceeds so you deliver clear title, when the price covers it. When it doesn’t, the lienholder has to agree to take less before a sale can close.
Standard on a Colorado sale that has them, in the split the contract sets. The title company calculates it and shows you the line.
Title, recording and the seller’s share of settlement charges. Not deducted from your side.
Shown line by line on the settlement statement before you sign anything.
Three clear steps, and nothing to surprise you.
Tell us about the house
Share the address and a little about what’s going on: the condition, the situation, and when you’d like this to be done. A two-minute call or the form is enough. Nothing to clean, fix or photograph first. You talk to Amy or Jenny, two real people.
Get one fair cash offer
Within 24 hours you have a written, no-obligation cash offer with the math shown, and we walk you through how we got there. Ask us anything. Compare it against listing, and if listing would clearly net you more, we’ll say so.
Close on your schedule
Say yes, choose the closing date, and sign at a local title company. Seller closing costs covered, no commission, no cleanout. Take what you want from the house and leave the rest.
Questions homeowners ask us.
How much money will I actually get from selling my house?
Your net is what the title company wires after paying what the house owes. Sold to us, that’s the written offer, minus your mortgage payoff, minus any liens or back taxes, minus prorated taxes and dues. No commission, no fees, and seller closing costs are covered. Listed, it’s the sale price minus commission, your closing costs, inspection credits and every month of carrying costs before closing. Ask us for the offer and an agent for a net sheet, then compare the two bottom lines, not the top ones.
How much capital gains tax will I pay on $300,000?
The tax is on your gain, not the sale price, so a $300,000 sale doesn’t mean $300,000 of taxable gain. Gain is what you sell for, minus what you paid, minus improvements and selling costs. A primary residence you owned and lived in long enough may qualify for a federal exclusion of some or all of the gain; the IRS sets the amounts and holding periods. Inherited and rental houses follow different rules. Any gain that isn’t excluded on your federal return also lands in Colorado taxable income at the state’s flat individual rate; since tax year 2022 the Colorado capital gain subtraction reaches only land the assessor classified as agricultural, so it doesn’t cover an ordinary house sale. This is general information, not legal advice; confirm with a Colorado attorney or a CPA.
Do I need a lawyer if I sell my house for cash?
Most cash sales in Colorado close through a title company without a seller’s attorney, and ours do. That said, a lawyer is worth the fee when something about the title or the situation is complicated: an estate, a divorce decree, a foreclosure timeline, a lien you dispute, or a contract term you don’t understand. We’ll never discourage you from having one read our offer. Bring the contract to an attorney, and if anything in it needs to change, tell us.
Can I sell my house for cash online, or do you have to see it?
You can start online. The form takes about two minutes and Amy or Jenny follows up the same way you reached out. We can write an offer from photos, a video walk-through and public records when you’d rather we not visit yet. A short visit before closing lets us confirm condition, and like most purchase contracts, ours includes an inspection period. Owners living out of state sell to us this way regularly, with signing handled remotely through the title company.
How fast can I sell my house for cash if I need to sell urgently?
As little as 14 days from a signed contract to a closing at a local title company, and the written offer arrives within 24 hours of talking with you about the house. What sets the pace is title work: ordering the payoff, clearing liens, and collecting every owner’s signature. A servicer generally has to send a payoff statement within seven business days of a written request under 12 CFR 1026.36, and a loan already in foreclosure sits outside that deadline. If a foreclosure sale date or a move is driving the urgency, tell us on the first call and we build the timeline backward from that day. If you need more time rather than less, the date can be weeks out.
What happens to my mortgage when I sell my house for cash?
The title company requests a payoff statement from your lender and pays the loan in full from the sale proceeds at closing; you receive what’s left. Being behind on payments doesn’t stop the sale. It doesn’t by itself stop a foreclosure either: a closing that pays the loan in full before the public trustee sale normally leads the holder to file a written withdrawal of the Notice of Election and Demand, and under C.R.S. 38-38-109 that withdrawal is what terminates the foreclosure. Your right to cure runs separately, on the public trustee’s clock: file a written notice of intent to cure at least fifteen calendar days before the sale, then pay the full amount on the public trustee’s cure statement, which is the missed payments and late charges plus the holder’s attorney fees and costs and the trustee’s fees, by the deadline that statement gives and no later than noon the day before the sale. Get the sale date and the cure figures from your county public trustee. If you owe more than the house is worth, the sale needs your lender’s written approval as a short sale, and approval to release the lien isn’t the same as forgiving the rest of the debt: get any deficiency waiver in writing, and ask a CPA about the tax, because forgiven mortgage debt is generally reported to you on a 1099-C as income and the federal exclusion for forgiven debt on a main home doesn’t reach discharges after 2025. If you have filed bankruptcy, that case controls what can be sold and when, so your bankruptcy attorney clears a sale first. Colorado also gives you specific protections when you sell to an investor while you’re behind on the mortgage; talk to a HUD-approved housing counselor or a Colorado attorney before you sign anything. We’ll tell you which situation you’re in before you decide anything.
Do you buy houses for cash near me in Colorado?
If you’re in Larimer, Weld or Boulder County, or in the Denver metro within about fifteen minutes of I-25, yes. We’re based at 300 S Howes St in Fort Collins and drive to Loveland, Greeley, Longmont, Denver and the towns between them every week. A little outside that? Ask. The areas page lists every county and city we serve, and on a borderline address you get a quick yes or a quick no on the first call.
Local buyers, up and down the I-25 corridor.
We buy houses across Larimer, Weld, Boulder, and the Denver-metro counties: Fort Collins to the south metro, within about 15 minutes of I-25.
Two real people who answer their own phone.
Tell us about the house today and within 24 hours you’ll have one written offer with the math shown, from Amy and Jenny at (970) 406-3595, with no fee, no obligation and no pressure to decide.