Frequently Asked Questions

Have questions? Totally normal, most homeowners do. Below is a concise roundup of the most common questions we hear, along with straight-to-the-point answers. If something isn’t covered here, contact us anytime and we’ll be happy to help.

Q: Will you be listing my house on the MLS or actually buying it?

A: We’re not real estate agents and we don’t list houses. At Valley Home Offers, we’re professional home buyers. We buy houses in Sacramento that meet our purchasing criteria using our own funds, no bank financing, so you don’t have to worry about the deal falling through. After we purchase, we may repair the property and resell it, or keep it as a rental.

Q: How are you different from a real estate agent?

A: Agents list your property, show it to prospective buyers, and get paid a commission only if your home sells, often 3-6% of the sale price. The average MLS sale can take months, includes showings, inspections, and financing/appraisal hurdles.

We’re different. Valley Home Offers buys your house directly. We pay cash, skip bank approvals, and can make a decision quickly, sometimes the same day. We earn a profit later by taking on the risk, making repairs, and reselling or renting the property ourselves.

Quick comparison:

Q: Do you pay fair prices for properties?

A: We typically buy below full retail value, and we would rather explain that openly than dance around it.

Most of the homes we buy need real work. When you sell traditionally, you either pay for those repairs yourself at retail contractor prices, or you accept a lower price because of them. We work with our crews regularly, so that same work costs us less than it would cost you. That difference is a large part of the gap between our offer and a fixed-up retail price.

Then compare what actually comes out of each number. Selling with an agent usually means 5 to 6 percent in commissions, closing costs, repairs before listing, and months of mortgage, taxes, insurance, and utilities while the home sits. Our offer has none of that. No commissions, no fees, and we cover the closing costs.

For a home that needs significant work, the gap between the two is usually much smaller than sellers expect once everything is subtracted. For a newer home in good condition, a traditional sale will often net you more, and we will tell you that rather than waste your time.

Want a deeper dive? Grab our FREE guide comparing selling to an investor vs. listing with an agent vs. FSBO, including typical costs and timelines.

Q: How do you determine the price you’ll offer?

A: We’re an open book. We consider:

• Location and neighborhood trends
• Condition and needed repairs/updates
• Comparable sales (recent nearby sales for similar homes)
• Our holding/repair/resale costs and a reasonable profit

With those inputs, we craft a fair cash offer that works for both you and us.

Q: Are there any fees or commissions to work with you?

A: No. When you sell directly to Valley Home Offers, there are no commissions or hidden fees. We often cover most or all closing costs, too. We make our money after we purchase the property, invest in repairs, and eventually resell or rent it. You walk away without the burden of the property, and with cash in hand.

Q: Is there any obligation when I submit my information?

A: Zero obligation. Tell us about your property, and we’ll evaluate it, possibly schedule a quick call or visit, and then present a fair, all-cash offer. You decide, no pressure, no contracts required to get an offer.

Q: Will you lower the price after the inspection?

A: No. We do our inspection before we make the offer, not after you accept it. The number we give you is the number we close on.

This matters more than it sounds. A common experience with both retail buyers and other cash buyers is agreeing on a price, then getting ground down close to closing over inspection findings. We do not work that way. If we missed something, that is our problem, not a reason to renegotiate with you.

Q: Do you buy the house yourself, or pass the contract to someone else?

A: We buy houses ourselves. If a situation ever called for a different structure, we would tell you before you signed anything, not after.

This is worth asking any cash buyer. Some sign a contract and then sell that contract to another investor, which can mean the person you met is not the person who ends up buying, and the terms can shift along the way. Ask directly, and get the answer in writing.

Q: How quickly will I get an offer?

A: After a short, no obligation appointment to see the property, we present a fair cash offer on the spot, the same day. There is no waiting and no pressure to decide right then.

Q: How fast can you close?

A: Once you accept, we can close in as little as 7 days. If you need longer, you choose the closing date that works for you. Some sellers close in a week, others take a couple of months because they need time to move.

Q: Can you help if I inherited a property but live out of state?

A: Yes, and this is one of the most common situations we handle. You do not need to fly out or be present. We just need access to get inside, and we can make an offer on the spot.

We have worked with owners managing an inherited home from across the country while dealing with an estate, a vacant house costing them money every month, and family members spread across different places. You will not need to coordinate contractors, clean the property out, or manage repairs from a distance.

Q: Can you help if I am behind on payments or facing foreclosure?

A: Yes. We work with homeowners in foreclosure regularly. A cash sale can resolve the situation before it becomes a foreclosure on your credit, which affects you for years. The earlier you reach out, the more options you have.

Q: What if the house has tenants in it?

A: That is fine. We buy rentals with tenants in place, including situations where the tenants are behind on rent or difficult to work with. You do not need to handle an eviction before selling to us.

Q: Do I need to clean the house out or make repairs first?

A: No. Take what you want and leave the rest. We buy houses in any condition and handle everything after closing.

Ready to See What We Can Offer for Your House?

Fill out the quick form below to receive a no-hassle, no-obligation, all-cash offer.

Prefer to talk? Get your FREE guide and then call us at (916) 848-7081. We’ll walk you through what your home might be worth and what Valley Home Offers can offer today with our Cash Offer Program, serving homeowners in Sacramento who want a faster, simpler sale.