We buy houses · As-is property sales
Sell the house. Move toward what comes next.
Repairs, an inheritance, tenants, or a move can make selling feel complicated. LifeTree reviews houses in their current condition and explains whether a cash-sale option may fit. Start with your address, compare the complete terms, and decide on your own timeline.
No repairs before contacting us
No obligation to accept an offer
Clear written transaction terms
Your property, your decision
A useful starting point
You can explore a sale before the house is ready for a listing.
You do not have to decide on repairs, schedule a cleanout, or commit to a selling method before asking questions. Start with the house you own today: its condition, the people involved, the costs of keeping it, and what you need to happen next.
A direct sale is one option. Listing with an agent or keeping the property may also deserve a comparison. This page helps you organize the facts, understand a proposal, and take the next step with less guesswork. LifeTree's review is property-specific; submitting an address does not guarantee an offer.
Tell Us About Your HouseThe original LifeTree video
See how selling your house can work.
Watch the movie from our original website, then explore your options. Tell us about the property, its condition, and the timing you need.
Ask how the current process and written offer apply to your situation. Any older figures or timing in the recording should be confirmed for your transaction.
Real life behind the property
Which situation sounds familiar?
Choose the details that fit your property. You can explain the rest in your own words.
A house that needs repairs
Roof problems, outdated rooms, foundation concerns, and years of deferred maintenance can make preparing for a listing feel overwhelming. You can contact LifeTree with the house in its current condition. Tell us about known issues, earlier work, and any estimates you already have. The review considers the cost and uncertainty of the work; an as-is inquiry does not require you to fund a renovation first.
Explore selling as-is →
An inherited or probate property
A family property can involve several decision-makers, stored belongings, an empty house, and questions about who can sign. Begin by explaining the situation and gathering the ownership or estate documents already available. You do not need every answer to start a conversation. The people authorized to act and the title requirements must be established before a sale can close. Keep the family timeline separate from any proposed closing promise.
Read the inherited-house guide →
A rental you are ready to leave behind
Repeated repairs, vacancy, long-distance management, or a change in your plans may make a rental worth reviewing. Share whether the property is occupied, the lease terms, deposits, access arrangements, and known condition concerns. A sale does not make tenant obligations disappear. Discuss how occupancy and possession would be handled in the written agreement, and get qualified help with questions about notices or tenant rights.
Plan a rental-property sale →
A vacant house costing you money
An empty house can still create bills for insurance, utilities, taxes, yard care, security, and repairs. Put those expenses on paper alongside the work needed to keep the property safe. Tell us how long it has been empty, whether utilities are on, and how access can be arranged. You can compare holding the house, preparing it for a listing, and exploring a direct sale using the same facts.
Understand vacant-house costs →Relocation, downsizing, or a family transition
Sometimes the main challenge is coordinating a house with everything else happening in your life. Explain the move date, belongings, access limitations, and whether you need time to arrange another home. Ask which dates are firm and which depend on title, inspections, funding, or other conditions. Possession after closing is a separate agreement to discuss; do not assume it is included just because a buyer mentions flexibility.
Build a relocation timeline →
Damage, clutter, or a difficult cleanup
You can explain a property's condition before deciding what to remove or repair. Describe fire, water, storm, or other known damage accurately, and tell us about belongings that may remain. Separate family keepsakes and important documents from a proposed cleanout. Access must be safe for everyone involved. Any agreement about contents, debris, cleanup, or unfinished work should be written into the transaction rather than left to an informal conversation.
Organize belongings and cleanup →Have land instead of a house?
A land review needs different information: parcel numbers, acreage, access, utilities, and the location. Use our dedicated land page to start with the right questions.
Explore selling your land →From inquiry to a decision
Explore the LifeTree process →Know what happens at each step.
Tell us what you own and what you need
Start with the address, property type, condition, occupancy, and the outcome you are hoping for. A rough description is enough for an initial conversation. Let us know whether you are gathering information, comparing offers, or working toward a particular date. Accurate contact information helps us follow up with the right questions. Sending a form is a request for review, not an agreement to sell.
Review the property and the open questions
LifeTree considers the market, repairs, access, title, occupancy, and the proposed transaction structure. We may need photographs, a conversation, a property visit, or additional records. Tell us about matters that could affect the sale, including co-owners, an estate, liens, leases, damage, or an existing listing agreement. A preliminary discussion is different from a written offer, and some properties may not fit our current buying criteria.
Compare the complete written terms
If a workable option is available, review more than the price. Ask who the purchaser is, what conditions remain, how funding and earnest money are handled, what costs you would pay, and what happens if a deadline is missed. Clarify whether LifeTree is buying directly, assigning a contract, or coordinating with another purchaser. Take the time you need to understand the proposal and obtain independent advice.
Coordinate closing and possession
A closing or title professional helps resolve the requirements for the transaction and prepares the relevant closing documents. Confirm how existing payoffs, taxes, title matters, keys, utilities, and personal property will be handled. The closing date depends on the actual agreement and any unresolved conditions. Make a plan for moving and possession before booking services that cannot be changed. Keep copies of the signed agreement and final closing statement.
Watch the seller introduction
See the as-is selling approach.
This original LifeTree video introduces the house-selling pathway. Use the information on this page to ask how the current process and written terms apply to your own property.
Press play when you are ready. Any older figures or timing mentioned in the recording should be confirmed for your transaction.
We Buy Houses Fast for Cash
LifeTree's original house-selling introduction.
Watch on YouTube ↗More than a headline price
What goes into a property offer?
Useful answers come from the property and the agreement, rather than a one-size-fits-all formula.
The local market
Comparable properties are a starting point, not a promise. Location, property type, size, sale timing, and condition all affect whether another sale is a useful comparison. An online estimate may miss the details of your house or the terms that matter to you.
Condition and repair scope
Visible repairs and unknown conditions both matter. Share roof, structure, systems, moisture, additions, and previous damage information. A contractor's written estimate is more useful than a guess, but you do not need to commission new work simply to begin an inquiry.
Occupancy and safe access
A vacant home, an owner-occupied house, and a leased rental can require different arrangements. Explain who lives there, any access limits, and the possession date you need. Existing leases and agreements should be reviewed as part of the proposed sale.
Title, ownership, and payoffs
The property address alone does not settle ownership or establish the amount owed. Identify co-owners, known liens, mortgages, taxes, and estate questions. A title review and current payoff information help the closing team determine what must be resolved.
The timeline and conditions
A useful proposal says what needs to happen before closing. Compare inspection periods, approval conditions, funding, extensions, and possession terms. A short advertised timeline is less useful than a realistic written schedule that accounts for your property's actual situation.
The proposed transaction
LifeTree's business includes property acquisition and wholesale opportunities. Different transactions can involve a direct purchase, contract assignment, or another buyer. Ask how the specific proposal is structured, who is responsible for closing, and how any assignment or compensation is disclosed.
Understand who is buying and how the deal works.
LifeTree's work includes acquisitions and wholesale property opportunities. Depending on the agreement, LifeTree may purchase directly, assign a contractual interest, or work with another purchaser. Before signing, ask who is obligated to close, what conditions remain, whether assignment is permitted, and how compensation and costs are addressed. The actual written agreement should answer those questions.
Read more about LifeTree transactions →Choose what fits
Compare a sale with your other options.
Price, preparation, certainty, time, and the responsibilities you keep all deserve a place in the decision.
Explore a direct sale
A direct sale may be useful when you value selling in current condition, limiting public showings, or simplifying preparation. Compare the offer with the work and costs it leaves for the buyer. Review every condition and seller expense in the agreement. Contacting a cash buyer does not mean you must accept its proposal.
Prepare for a traditional listing
A listing may fit when you can prepare the home, allow showings, and wait for a suitable buyer. Compare likely preparation costs, negotiated commissions, concessions, financing conditions, and carrying time. Ask a local agent to explain its plan and the evidence behind the proposed price.
Keep or improve the property
Holding, renting, or repairing can be reasonable alternatives when the property fits your finances and long-term plans. Consider the cash, time, management, and uncertainty involved. Compare those options with a sale before committing to a project. The right decision should reflect your own priorities and verified numbers.
Your numbers, side by side
Compare the money you may keep.
Use actual estimates and the costs in your written offers. A higher sale price is only part of the comparison.
Both estimates subtract the same mortgage and lien payoffs. Listing net also subtracts the entered repair, commission, closing, concession, and holding costs. Cash-sale net subtracts the seller costs you enter for that agreement.
Illustrative planning tool, not a valuation, offer, tax calculation, or guarantee. Fees and commissions are negotiable. Include taxes, assessments, possession arrangements, and other costs applicable to your transaction. These numbers stay in this page and are not submitted with a lead.
Bring what you already know
A practical seller preparation checklist.
Use this to organize the conversation. Missing a document does not mean you cannot ask a question.
Property basics
Gather the street address, county, parcel number if available, property type, approximate size, and a description of any additional lots or structures. For land, include acreage, access, utilities, and a survey if you have one. Explain differences between the public record and the property as it exists.
Ownership and decision-makers
Identify the owners and the people who need to participate. Mention an estate, trust, power of attorney, divorce, or other situation affecting authority. Keep relevant documents available for the professionals handling the transaction. Do not upload identity documents or sensitive account information into a general inquiry form.
Condition and available records
Write down known repairs, damage, additions, insurance claims, permits, warranties, and contractor estimates. Current photographs may help explain the condition when requested. Describe what you know and what still needs investigation. You do not need to make the house look perfect before explaining it.
Occupancy and belongings
Note whether the home is occupied, rented, or vacant. Have leases and deposit information available if relevant. List belongings you plan to remove and anything you want considered in a cleanup arrangement. Agree on access and possession rather than assuming a sale settles those details automatically.
Financial and timing questions
Know which mortgage, tax, lien, or other payoff questions require current figures. Keep account numbers and full statements out of an initial website message. Write down your preferred closing window, moving needs, and any deadline shown in official correspondence so the right professional can review it.
Your comparison sheet
Put each option on the same page: price, repairs, fees, carrying costs, conditions, closing date, and possession. Mark confirmed figures separately from estimates. If an offer changes, update the sheet. A clear comparison makes it easier to choose without relying on a headline price or sales pressure.
Start with the actual location
Your city matters. So does your specific parcel.
Local property records, historic designations, flood information, and permit offices can affect the questions worth asking. Our city and regional pages connect you with independently researched local guidance and official resources. A neighborhood name, mailing address, or online estimate alone may not answer a property-specific question.
Use the service-area directory to find your location, then bring the information that relates to your house. A city page describes an area we review; it is not a claim that every property there will receive an offer or that LifeTree has an office in every city.
Find Your Local Property GuideAnswers before commitment
Questions homeowners ask about selling.
Do I need to fix or clean the house before contacting LifeTree?
No repairs or cleaning are required to start a property review. Describe the condition as accurately as you can, including known damage and belongings. Repair costs and uncertainty can affect the proposal. If any cleanup or contents are to be handled by the buyer, make sure the written agreement clearly says what is included.
Does asking for a cash offer obligate me to sell?
Submitting this form starts an inquiry. It does not create a purchase agreement or obligate you to accept an offer. You can ask questions and compare alternatives. If you later consider signing a contract, review that document carefully because its terms are different from an initial no-obligation inquiry.
How fast can my sale close?
Timing depends on the property, ownership, title, access, funding, and the agreement. Tell us your preferred date and what is driving it. Ask which conditions must be satisfied and what happens if they are not. We do not promise the same closing timeline for every property or treat an unresolved estate or title issue as already completed.
Will I receive full retail value from a direct buyer?
A direct offer and a retail listing can involve different work, expenses, timing, and risk. A buyer taking on repairs and resale uncertainty may price those responsibilities into its offer. Compare likely net proceeds and written conditions rather than assuming the highest headline price or the fastest advertised process will produce the best result for you.
Are there commissions, fees, or closing costs?
A direct LifeTree review is not a public listing, and there is no LifeTree listing commission. Other seller expenses, taxes, payoffs, or costs allocated by an agreement may still apply. An existing agent agreement may also matter. Ask for an itemized explanation and review the proposed closing statement; do not assume every transaction has zero seller costs.
Is LifeTree the buyer, a wholesaler, or a real-estate agent?
LifeTree works in property acquisition and wholesale real-estate opportunities. A particular proposal may involve LifeTree purchasing, assigning its contractual interest, or working with another buyer. Ask us to explain the actual purchaser, transaction structure, any assignment provisions, and compensation before you sign. A website inquiry does not establish an agency relationship or guarantee a purchase.
Can I sell a house with a mortgage or known lien?
Tell us that the issue exists so it can be considered during the review. Current payoff figures and a title examination help the closing professionals identify what must be addressed. Whether a particular transaction can close depends on the actual obligations and available arrangements. A website estimate cannot resolve a lien or establish that sale proceeds will cover every amount owed.
What if the property is inherited or still in probate?
You can begin by describing the property and the estate situation. Gather the documents available and identify the person handling the estate. Before closing, the authorized parties and required approvals must be established with qualified professionals. Do not assume that being a relative, paying expenses, or holding the keys gives someone authority to sign for everyone.
Can you review a property with tenants?
Yes, an occupied rental can be submitted for review. Explain the lease, rent, deposits, occupancy, access, and any known disputes accurately. The proposed agreement should address possession and the handling of the tenancy. Obtain qualified local advice for tenant-rights or notice questions; a purchase discussion does not erase existing obligations.
What if I am behind on payments or facing a deadline?
Tell us the date and the type of notice when you inquire, without posting sensitive account details. Contact your loan servicer and an appropriate qualified advisor about available options. A conversation with a potential buyer does not stop a deadline or guarantee a completed sale. You can also use the foreclosure resources linked from this page to organize questions and records.
Can I leave belongings behind or stay after closing?
Tell us what you need early. Contents, cleanup, moving time, and possession after closing require specific agreement; they are not automatically included in an as-is sale. Clarify responsibility, dates, access, and any related costs in writing. Keep personal records and irreplaceable belongings separate from anything proposed for removal.
Do you only review houses in perfect condition or in one city?
Our service-area directory includes city and regional guides across our listed markets. Houses needing work, vacant homes, rentals, and inherited properties can be submitted. Fit is reviewed individually, and coverage does not guarantee an offer for every property. For vacant land, use the dedicated land-selling page so the inquiry captures the relevant parcel details.
For a time-sensitive payment or foreclosure issue, also review our foreclosure resource page. For questions about an estate, tenancy, taxes, or your legal rights, get qualified advice specific to your situation.
Your next step
Tell us about the house and what you need.
Share the address, condition, occupancy, and your preferred timing. LifeTree can review the inquiry and explain whether a potential purchase option fits.
Keep full account numbers, identity documents, and private financial statements out of this form. Start with a description; any additional records can be discussed through an appropriate process.
Prefer to talk? Call 1-833-LIFETREE.Want to start with just the address?
The short seller intake takes you to the property-details step.
Use the quick address-first form →