Selling your house
Sold as-is, on the date you choose.
No repairs, no commissions, no showings, and no chain of buyers who might change their mind. We look at what the house is worth finished, what the work costs, and what is left — then we show you the arithmetic so you can check it against listing.
How it works
Three steps, about a week, no surprises.
- 01
Tell us about the property
Fill in the address or parcel number and a few details — it takes about a minute. No obligation, no credit check, nothing to sign.
- 02
Get a real cash offer
We look at recent local sales and the condition of the property, then call you within 24 hours with a straight number and how we got to it.
- 03
Close on your date
Accept and pick a closing date — as fast as seven days, or months out if you need time. Title handles the paperwork. You get paid.
How we price it
The arithmetic, in the order we do it
If you can follow this you can check our number — and if you think we have the repairs wrong, tell us and we will look again.
- 01
What it is worth finished
Recent sales of comparable houses in your neighbourhood, in the condition the house would be in once the work is done. Not the optimistic asking price of something still sitting on the market — what has actually closed.
- 02
What the work costs
The repairs, priced line by line. Our background is supply chain, and what comes from that is knowing what materials and labour genuinely cost and how long things genuinely take. This is the number most people get wrong, in both directions.
- 03
What it costs to hold it
Money is not free and neither is time. Taxes, insurance, utilities and the cost of capital for however many months the work takes, plus the cost of selling it again at the end.
- 04
What is left
The finished value, less the work, less the holding, less a margin that makes the risk worth carrying. What remains is what we can pay. If that number does not beat what listing would net you, we will tell you so.
That last step is the honest one. We are not the highest number you will ever hear, and on a sound house in a good street we will not be close — there is no renovation risk for anyone to be paid for. What we are is certain.
The honest comparison
Us against listing with an agent
| Selling to Hinge Properties | Listing with an agent | |
|---|---|---|
| Commissions & fees | None | Typically 5–6% of the sale price |
| Closing costs | We cover standard costs | 1–3%, usually paid by you |
| Repairs before sale | None — we buy as-is | Often required by the buyer or inspector |
| Cleaning & staging | Leave it as it stands | Expected, sometimes at your cost |
| Showings & open houses | None | Ongoing, on the buyer’s schedule |
| Financing falling through | Never — we pay cash | A common cause of collapsed deals |
| Appraisal required | No | Yes, and a low appraisal can kill the sale |
| Time to close | As little as 7 days | Commonly 45–90 days |
| Who picks the closing date | You do | Negotiated with the buyer |
| Headline sale price | Below full retail — that is the trade for speed and certainty | Usually higher, before fees, repairs and holding costs |
Figures are typical ranges for the market, not guarantees — your own costs will vary. Listing with an agent is genuinely the better choice for plenty of sellers, and if that is you after seeing our number, we will tell you so.
Before you sign anything
Who actually ends up buying your house
This is the part most companies in our trade leave off their website. We would rather you read it here than find out at a signing table.
When we agree to buy your house, what we sign is a purchase contract. That contract gives us the right to buy the property, and — like most purchase contracts — it can be transferred to somebody else. Transferring it is called an assignment. The other buyer steps into our place and completes the purchase on the terms already agreed with you.
Most of the time this does not arise: we buy the house, we renovate it, and we are the name on the deed. Occasionally a property suits another investor better than it suits us, and assigning the contract is genuinely the better outcome for everyone including you.
The price you agreed does not change. The closing date you agreed does not change. What changes is whose money arrives at closing. The buyer taking over pays us a fee for the contract, and that fee comes out of their side of the deal, not out of your proceeds.
We tell you which of the two is happening before you sign anything, in writing, in the contract itself. If we intend to buy your house and renovate it ourselves, it says so. If we intend to assign it, it says that instead. You are never told after the fact.
You are also allowed to refuse. If you want a contract we cannot assign — one where we either buy the house ourselves or we do not buy it at all — say so and we will write it that way. It may change what we can pay, and we will show you why rather than simply quoting you less. The choice is yours and it is not a difficult conversation to have with us.
The short version
- You are told in writing, before you sign, whether we are buying it or assigning it.
- The price you agreed does not change either way.
- Any assignment fee is paid by the incoming buyer, not out of your proceeds.
- You can ask for a contract we cannot assign, and we will write one.
When does that actually happen?
The work is beyond what we can carry right now
Some houses need more, or more specialised, work than we can properly manage alongside everything else running at the time. An investor with the right crew and the right appetite is genuinely a better owner for it than we would be.
It is a long way outside our home market
We are based in the East Bay. On a property far enough away that we could not supervise the work properly, buying it ourselves would mean managing a renovation badly — and that is how a fair price turns into a bad outcome.
It is not really a renovation project
A tenanted building somebody wants to hold, or a property whose value is in the land rather than the house, suits a different kind of buyer. We would be the wrong one, and pretending otherwise helps nobody.
You need to be finished faster than we can turn a project around
Occasionally somebody needs to close sooner than our pipeline allows. A buyer who is ready that week serves that better than we can.
Why people call us
The situations we hear most
-
Inherited a property
Probate, out-of-state, or a house full of a lifetime of belongings. We buy it as-is and handle the clear-out.
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Facing foreclosure
A fast, certain close can stop the clock. We can often close before the auction date.
-
Tired of being a landlord
Non-paying tenants, endless repairs, midnight calls. We buy tenant-occupied properties.
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Divorce or separation
A clean, quick sale with a date you both agree on — no showings, no drawn-out negotiation.
-
Major repairs needed
Foundation, roof, fire or water damage, code violations. You never lift a hammer.
-
Relocating for work
Pick your closing date so the sale lines up with your move instead of derailing it.
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Downsizing
Moving to something smaller or into assisted living. Take what you want, leave the rest.
-
Vacant property
An empty house costs money every month in taxes, insurance and upkeep. Stop the bleed.
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Land you are done holding
A vacant lot, an inherited parcel, acreage that was going to be built on one day. Taxes every year, no income, and a conventional buyer who cannot get it financed. We pay cash for land.
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Behind on taxes or liens
We work with title to clear what is owed at closing so you walk away clean.
-
It just did not sell
Listed, sat, and expired. No financing to fall through and no appraisal to fail.
Questions
What sellers ask first
How do you work out what to offer?
What the house would be worth once the work is done, less what the work costs, less what it costs to hold it while the work happens, less a margin for the risk that the work turns out worse than it looked. Whatever is left is what we can pay. The arithmetic is set out on this page precisely so you can check it, and if you think we have the repair number wrong, push back — we have adjusted plenty of times.
Will you buy it yourselves, or pass the contract to someone else?
Most of the time we buy it ourselves and renovate it. Occasionally a property suits another investor better, and in that case we assign the contract to them and they complete the purchase on the terms you already agreed. Either way you are told which it is before you sign, in writing, and the price does not change. If you would rather we could not assign it at all, ask and we will write the contract that way.
Will the price drop after I agree?
Only if something material turns up that was not disclosed — an unpermitted addition, a failed sewer lateral, a tenant nobody mentioned — and then we show you the number and the reason rather than simply naming a lower figure. A price that moves for no reason is not a price.
What if my house does not need any work?
Then we are probably not your best buyer, and we will say so. A sound house in a good street usually nets more on the open market, because there is no renovation risk for anyone to be compensated for. Where we earn our discount is on work, time and uncertainty — if there is none of that, there is nothing for us to take on.
Do I need to clean, clear out or repair anything?
No. Take what you want to keep and leave the rest — furniture, appliances, whatever is in the garage. We handle the clear-out and every repair after closing.
What if there are tenants in the house?
That is normal and it is not a problem. We buy tenant-occupied property and we are not going to ask you to remove anyone in order to sell to us. The tenancy continues on its existing terms and the deposit transfers and is accounted for properly.
Get started
Tell us about the house
The other two
We do three things.
Which means when we tell you one of them is not right for your property, we have somewhere else to point you — and no reason to push you toward the wrong one.
Selling your land
You own land that is going nowhere
What we need to know →Property management
You want to keep the property and stop running it
See what we take on →For investors and wholesalers
You are in the trade — bringing us a deal, or wanting deal flow
See the buy box →Not sure which one you want? Call (925) 786-4066 and describe the property — you will get an actual opinion, including when it is neither.