Hoarder houses
Rooms you can't walk through, a garage stacked to the rafters. We've seen it. There's no judgment, and you don't need to clear a path before we come — we'll work around it.
Minnesota as-is home sales
Sell Your House As-Is in Minnesota — No Repairs, No Cleaning, No Fees
We buy Twin Cities houses exactly as they stand — the roof, the basement, the boxes in the garage and all. You get a firm written cash offer with the math behind it, and you choose the closing date.
- No repairs, no cleaning, no clean-out
- No commissions and no fees charged to you
- Close in as few as 14 days — or on your date
Prefer to talk? Call or text 651-372-2951
Get your as-is cash offer
Tell us about the property. No obligation, no fees, no pressure.
One walkthrough, about 45 minutes. A firm written offer within 24 hours of it.
Thanks — we've got it.
We'll call you within minutes during business hours (or first thing next morning). Want to talk right now?
651-372-2951Our co-founder Matt Rich’s track record
- 17 yearsin Twin Cities real estate
- 230+ homes soldacross the metro
- 175+ bank-owned homessales managed for Fannie Mae’s REO program
Why it matters for an as-is sale: Matt spent seven years managing bank-owned home sales — houses that were often vacant or damaged and sold as-is on a lender’s timeline. Pricing a house that needs work is familiar ground.
The basics
What "as-is" actually means in Minnesota
Selling a house "as-is" means you won't make repairs, give repair credits, or renegotiate over what an inspection turns up. The buyer takes the house in its current condition. What as-is does not do is cancel Minnesota's seller disclosure law — a common and costly misunderstanding.
Under Minn. Stat. 513.55 (part of sections 513.52–513.61), before a buyer signs a purchase agreement, a seller must disclose in writing the material facts they know about that could adversely and significantly affect an ordinary buyer's use or enjoyment of the property, or a use the buyer has told them about. The standard is good faith and your actual knowledge: you aren't liable for problems outside your knowledge if you used ordinary care, but you can be liable for known defects you leave out.
Section 513.60 lets a buyer and seller agree in writing to waive the written disclosure statement. A waiver doesn't cover separate disclosure laws, though, such as radon, private wells and septic systems, and it isn't a license to conceal a problem you know about.
Selling to a cash buyer who walks the house and judges its condition for themselves makes the practical side simpler. You tell us what you know — the basement that takes water every April, the furnace that's on borrowed time — and we price it in. There's no inspection contingency, no repair list and no credit to argue over.
This is general information to help you ask better questions, not legal advice. For advice about your own sale, talk to a Minnesota real estate attorney.
City requirements
Truth-in-Sale-of-Housing (TISH) reports in Minneapolis and St. Paul
Minneapolis and St. Paul each run a Truth-in-Sale-of-Housing (TISH) program. Before a house is shown or marketed, the seller has a city-licensed private evaluator inspect it and file a report on its condition. That applies to sales by owner and direct sales to a cash buyer, not just listed homes. Minneapolis requires the report before the house is shown; St. Paul requires it within three days of offering the house for sale.
The two cities treat the findings differently. In St. Paul the report is disclosure only, apart from a working hard-wired smoke detector in single-family homes. In Minneapolis, some items are required repairs — but the buyer can take responsibility for them by signing the city's Acknowledgement of Responsibility at closing. In an as-is sale to us, that's what happens: you order the report, and we take on the required repairs after we own the house. Most suburbs have no TISH requirement at all.
Condition
What condition is "too rough"? Almost none.
If you've been embarrassed to let anyone see the house, you're exactly who we want to hear from. These are all houses we'll make an offer on:
Fire and water damage
A kitchen fire, a burst pipe over the winter, a basement that floods every spring. We price the restoration into the offer, so you don't have to manage contractors or adjusters' repair lists.
Failed foundations
Bowed block walls, settling, cracks you can fit a coin in. Foundation work is expensive and it scares off buyers who need a mortgage. It doesn't scare us; we've paid for it before.
Code violations
Open city orders, unpermitted additions, a failed inspection. We'll look at what the city is requiring, factor it in, and take on the work after closing.
Full of belongings
Take what you want, leave the rest. Furniture, clothes, tools, decades of paperwork — sorting and hauling it is our cost after closing, not a chore you have to finish before.
Just worn out
Original kitchen, old carpet, a roof near the end of its life. Not a disaster, just more work than you want to take on. That's the most common house we buy.
The honest math
What a cash buyer actually pays for an as-is house
Here's the part a lot of "we buy houses" companies dodge. A cash buyer for an as-is house is a business, and the offer has to leave room for the work and a profit. So the offer will be below what the house would sell for fully fixed up. The real question is how far below, and whether the buyer will show you why.
Our offers are built the same way every time:
- Start with the after-repair value — what the house would sell for once it's updated, based on real closed sales of comparable homes nearby, not an online estimate.
- Subtract the repairs — the actual scope we see during the walkthrough, priced the way we'd pay our own contractors.
- Subtract the costs of buying, holding and reselling — closing costs on both ends, taxes, insurance and utilities while we own it, financing costs, and the commission when we sell.
- Subtract our margin — stated as a dollar figure on the page, not hidden in the other lines.
Every one of those lines is in writing when you get our offer. The more work a house needs, the bigger the gap between our offer and its after-repair value — but also, the fewer other buyers there are, because many lenders won't finance a house in rough condition. On a house that needs very little, listing it will often net you more, and we'll tell you that. You can see a complete sample, line by line, on our Twin Cities cash offer page.
Common situations
When selling as-is makes the most sense
Inherited or probate property
Heirs often inherit a house full of belongings that nobody has the time or money to update. If the house goes through probate, the personal representative usually has authority to sell it, and we work around the court's timeline. Not every house needs full probate: a transfer-on-death deed or joint ownership can pass the house directly. Minnesota's small-estate affidavit, however, can't be used to transfer real estate. An estate attorney can tell you which path applies.
Pre-foreclosure
If you're behind on payments, selling before the sheriff's sale can let you pay off the loan and keep the equity that's left. In Minnesota, most homeowners also have six months after the sheriff's sale to redeem the house, and you can sell during that time too. A cash sale with a fixed closing date gives you a firm deadline you can plan around, and the title company handles the payoff with your lender.
Relocation
When you're moving for work or family, the house you're leaving can turn into a second mortgage payment and a to-do list you manage from another state. Selling as-is lets you set a closing date around your move and leave the repairs, the clean-out and the waiting behind.
Landlord exits
Getting a rental market-ready usually means ending leases, waiting out turnover and paying for a round of repairs before you can list. Selling as-is to us means none of that: we buy with tenants in place, honor the existing leases, and take over the deferred maintenance along with the keys.
The process
How an as-is sale with us works
1
Tell us about the house
Call, text, or send the address. Don't tidy up first, and don't worry about how it sounds — tell us what's wrong as best you know it. We'll follow up with a preliminary range so you can see whether we're in the ballpark.
2
One walkthrough, as it stands
If we are, we visit once, in person. We look at the roof, the mechanicals, the foundation and the rest ourselves, so you don't have to commission inspections. You get a firm written offer within 24 hours of the walkthrough, with every repair and cost line in writing.
3
Close and walk away
Choose your date — as few as 14 days, or later if you need time. Take what you want from the house and leave the rest. You sign at a licensed local title company, and there's no repair list or inspection renegotiation to get through first.
Questions
Selling as-is: frequently asked questions
Do I still have to disclose problems if I sell as-is?
Usually, yes. As-is means you won't make repairs, not that you can stay quiet about problems you know about. Minnesota law (Minn. Stat. 513.55) requires you to disclose known material defects before a purchase agreement is signed. Buyer and seller can waive the written statement in writing, but radon, well and septic disclosures still apply. Tell us what you know, and we'll inspect the rest ourselves.
How fast can I sell my house as-is?
With us, in as few as 14 days. Once a preliminary range shows we're in the ballpark, we walk the house once in person, and you get a firm written offer within 24 hours of the walkthrough. Our purchase loan closes in about 7 days with an in-house appraisal, and there's no financing or appraisal contingency, so you're never waiting on a buyer's mortgage approval. If you need more time, we'll close later on the date you pick.
Do I need to clean out the house before selling?
No. Take anything you want to keep — furniture, photos, tools — and leave everything else behind, including trash. Clearing out the house after closing is our job and our cost, and it's already accounted for in the offer. You don't need to rent a dumpster or schedule an estate sale first.
Do you buy hoarder houses?
Yes. We buy houses in every condition, including homes so full that some rooms can't be entered. There's no judgment and no need to clear anything before the walkthrough. We'll see what we can, price in the clean-out and any damage underneath, and handle all of it after closing.
Will you lowball me because the house needs work?
Our offer will be below what the house would sell for fully renovated, because someone has to pay for that work. What we won't do is hide how we got there. You get every line in writing — the resale value, each repair, our costs and our margin — and if listing would net you more, we'll say so.
Do I pay any fees when I sell to you?
No. There's no commission, no listing fee and no closing cost charged to you, and the walkthrough and written offer are free. The only things paid from your proceeds at closing are what you already owe on the house, like your mortgage payoff and any liens, exactly as in any other sale.
What if I'm behind on my mortgage payments?
Call us as early as you can. Selling before the sheriff's sale can let you pay off the loan and keep whatever equity remains, instead of losing it to foreclosure. We can move quickly, and the title company works with your lender on the exact payoff. The sooner you reach out, the more options you have.
Ready when you are
Sell it as it stands
No repairs, no cleaning, no showings. Send the address for a preliminary range, then one walkthrough and a firm written offer with every number explained. There's no cost and no obligation.
Or call or text 651-372-2951, seven days a week. Want the bigger picture first? Read about how we buy houses in Minneapolis and St. Paul.
Get your as-is cash offer
Tell us about the property. No obligation, no fees, no pressure.
One walkthrough, about 45 minutes. A firm written offer within 24 hours of it.
Thanks — we've got it.
We'll call you within minutes during business hours (or first thing next morning). Want to talk right now?
651-372-2951