Answers
The questions people actually ask.
Everything below is what we would tell you on the phone. If your question isn't here, call or text and ask it.
Getting an offer
How do I get an offer on my house?
Call or text us at (470) 470-9616 and tell us about the property. Most of what we need takes a few minutes: the address, the rough condition, what is owed against it, and how soon you want to be done. We take it from there and come back to you with a number.
Nobody comes out to the property to get you a number. The offer is built from what you tell us, comparable sales, and what we expect the work to cost.
How fast can you make an offer?
Usually within a day of getting the details, and often the same day. If the property is unusual — heirs who have not been through probate, a title problem, a foreclosure date already set — it can take longer, and we will tell you that rather than leave you waiting.
Do you need to see my house before you make an offer?
No. Nobody comes to your property before there is a signed agreement. You do not host a walkthrough to get a number out of us, and you do not have strangers in your house while you are still deciding whether to sell.
The trade-off is that the number depends on your description being accurate. Once an agreement is signed there is a ten business day inspection period when the property is looked at. If what we find is materially different from what you described, we come back with a revised number and the reason for it, and you are free to say no.
What do you need to know to give me a number?
What you are hoping to get for it, and where that figure came from. The address and who is on the deed. Roughly what condition it is in and what you think it needs. Whether anyone is living in it. What is owed — mortgage, liens, back taxes — and whether the payments are current. Why you are selling and how soon you want to be finished.
We do not ask you for bedrooms, bathrooms, square footage or year built. Those are public record and we can look them up ourselves.
Does getting an offer cost anything, or commit me to anything?
No to both. There is no fee, no application, no deposit, and no obligation. You can end the conversation at any point and it costs you nothing. A seller never pays HUSH SELL anything at any stage. If anyone contacts you claiming to be us and asks you to send money, it is not us — call us and tell us.
How do you decide what to offer?
We start from what the property would be worth repaired and in good condition, subtract what the repairs will cost, and subtract the margin we need for the risk of buying something we have not seen, in a market that can move while we own it.
That is the whole formula. It is not a secret and we will walk you through the arithmetic on your property if you want to see it.
Why is a cash offer less than what my house is worth?
Because you are being paid for a different thing. A retail sale gets you the top number and costs you time, repairs, commission, showings, an inspection contingency, and a buyer whose loan can fall apart three weeks in. A cash sale gets you a lower number, quickly, with none of that.
Sometimes the retail number wins even after all of it. When we think that is true of your property, we say so, and we do not get paid for sending you to an agent.
Your number, and what comes out of it
Is the offer the amount I actually receive?
The number we agree on is what comes to you from us. You pay no closing costs — we cover them. The only things that come out of it are what is already owed against the property — your mortgage payoff, any liens or judgments, and property taxes prorated to the closing date. Those come out of any sale, to any buyer.
Every figure appears on the settlement statement before you sign, and you can ask us to walk you through any line on it.
Do I pay a commission?
Not on a cash purchase. There is no agent on your side and no commission comes out of your number. On the Not So Hush Sale the property is listed with a licensed agent, and we pay that commission out of our side rather than yours.
Who pays the closing costs?
We do — title work, escrow or attorney fees, recording and transfer fees, and our own transaction costs. Costs attached to the property rather than the transaction, such as an HOA transfer or estoppel fee or a lender prepayment penalty, are settled from your proceeds along with everything else already against the property, unless we agree otherwise in writing.
When do I get paid?
At closing, the same day the deed is signed and recorded, by wire or certified funds — whichever you prefer. We will never email you wiring instructions. If you receive instructions that are new, changed or urgent, treat them as fraudulent and call the closing attorney at a number from your signed documents before anything moves.
Do you put money down?
Earnest money is submitted within one business day after the inspection period ends. That means during the inspection period itself we do not have money at risk. We would rather tell you that plainly than have you discover it later. You can also end the agreement during that window at no cost to you.
Condition, repairs and access
Do I have to fix anything?
No. We buy as-is. No repairs, no painting, no inspection punch list, no lender demanding a roof before it will fund. The condition is already in the number.
Do I have to clean it out?
No. Take what you want and leave the rest — furniture, appliances, a garage full of things nobody has looked at in fifteen years. It is a common reason people call us in the first place, and it does not change your number.
What if the house is in really bad shape?
Then tell us that, in detail, and we will still make an offer. Fire damage, water damage, mold, foundation movement, a failed septic, a roof that is gone, a house that has been open to the weather — none of it disqualifies a property. It changes the number, and the honest description is what keeps that number from changing later.
Will people be walking through my house?
Not before there is a signed agreement. After signing, during the ten business day inspection period, the property gets looked at. Who comes depends on the deal — it may be the buyer who will be closing, a contractor pricing the work, or someone we send to take photographs and measurements, and often an investor from our network who needs to see it before committing at our number. That normally means more than one visit. Every one is by appointment, arranged with you in advance, and we tell you who is coming. No sign in the yard, no listing, and never an open house — nothing is advertised and nobody walks in off the street.
The Not So Hush Sale is the exception, because it is a real listing — there is an agent, usually a sign, and buyers walking through. That is the trade for the higher number, and we say so before you choose it.
Timeline and closing
How fast can you close?
Around thirty days is typical on a straight purchase, and faster is sometimes possible once title is clear. The limit is usually the title work, not us.
Can I pick the closing date?
Yes. If you need ninety days to find somewhere to go, or you want to close the week after next, say so up front and we build the agreement around it. Your timeline is a term of the deal, not an inconvenience.
Can I stay in the house for a while after closing?
Often, yes. It has to be agreed in writing before closing rather than worked out afterward, and the terms depend on the deal. Ask early and we will tell you what is possible.
What if I sign and then change my mind?
A signed purchase agreement is a real agreement, and both of us are bound by it — that is the point of signing one. Before you sign, you can walk away at any moment and it costs you nothing.
There is one important exception. If your property is in foreclosure, most states give you a set number of days to cancel after signing, and require that notice in a particular form. Those rules apply in full and we hand you your state's required notice at signing. Tell us early if a foreclosure or trustee sale has been started.
Can I sell a house I inherited?
Usually yes, and it is one of the most common calls we get. What matters is who has legal authority to sell: whether the estate has been through probate, whether an executor or administrator has been appointed, and whether the other heirs agree. Tell us where things stand and we will tell you honestly whether it can be done now or needs a step first. We cannot give you legal advice, and an estate attorney is usually worth the call.
Can I sell if I am behind on payments or in foreclosure?
Often yes, and the date matters more than anything else — tell us the auction date first. A sale before the sale date can pay the loan off and put the difference in your pocket instead of leaving it on the courthouse steps.
We are not a foreclosure rescue service, we will never tell you to stop paying your lender or to ignore a deadline, and if a bankruptcy attorney would serve you better we will say so.
Can I sell with back taxes, liens or a judgment against the property?
Yes. Those get paid out of the proceeds at closing, the same as a mortgage. What we need is to know about them early, because they change what reaches you and because a lien nobody mentioned is the most common reason a closing slips.
Can I sell if I owe more than the house is worth?
Sometimes. If the gap is small it can be covered at closing. If it is large, the options are a short sale with your lender's agreement, or a structure where the existing loan stays in place. Both are more complicated than a straight purchase and both get a real conversation, not a quick answer.
Can I sell with tenants in the property?
Yes, occupied is fine, including tenants who are behind or on a month-to-month arrangement. Send us the lease. Visits during the inspection period follow whatever notice the lease and your state's law require — we do not knock on a tenant's door unannounced.
Can I sell if I live out of state?
Yes. This is normal for us and most of it happens by phone, email and courier. Georgia closings are conducted by a closing attorney, and remote and mail-away closings are routine.
Can I sell during a divorce?
Usually, with both parties' agreement or a court order that authorises the sale. We deal with both sides evenly, we do not take a position between you, and we keep it businesslike. Tell us early where the decree or the agreement stands.
Do you buy land, lots and teardowns?
Yes — vacant lots, acreage, and houses whose value is really in the dirt. Tell us what you have. If it is not something we buy, you will get a straight no quickly instead of being strung along.
The two routes
What is the difference between the cash offer and the Not So Hush Sale?
The cash offer is a direct purchase: we buy it, roughly thirty days, no listing, no agent, nobody in your house before you sign, and a lower number.
The Not So Hush Sale is for properties the open market will pay more for than we can. We agree on a higher number with you in writing, list it with a licensed agent above that number, and when a retail buyer appears the agreement you signed with us is replaced by one between you and them. You stay on title the whole way. Sixty to ninety days rather than thirty, it is a real listing with showings, and it depends on a buyer actually closing.
What is a novation?
One agreement being swapped for another. You sign with us; we find a retail buyer; the agreement you signed with us is replaced by a new agreement between you and that buyer at their price. You never stop owning the house and we never own it. That substitution is what the word means.
Why would I do that instead of just listing it myself?
You can, and sometimes that is the right call. The difference is that here your number is locked the day you sign, you pay no commission and no closing costs, and if the house never sells you owe us nothing. On your own listing, all three of those sit with you. We are not going to talk down about agents — when an agent will net you more, we say so.
Do you wholesale? Will my contract be assigned to someone else?
Sometimes, and we tell you in writing before you sign when that is the plan. On an assignment we sign a purchase contract with you and transfer it to another buyer who closes in our place and pays us a fee, which means at the time you sign we do not yet hold title. What we are paid on that transfer is between us and that buyer — what matters to you is that your price, your closing date and your terms do not change.
About us
Are you real estate agents?
No. HUSH SELL LLC is a real estate investment company and a principal buyer — we buy for our own account. We are not a brokerage, we do not represent you, and we are not a lender. You are always free, and encouraged, to have your own attorney or accountant review anything we put in front of you. If that slows a deal down, that is fine with us.
How do I know this is not a scam?
Fair question and we do not take it personally. Our legal name, street address and phone number are published on this site, and so is a full plain-English account of how we make money, at hushsell.com/legal. You never pay us anything. Closings happen through a licensed closing attorney or title company, never at a kitchen table. And nobody comes to your property before there is a signed agreement.
How did you get my number?
Either you contacted us — called, texted, or used the form on this site — or you filled something out online about selling a property. We do not buy or rent phone number lists. If you would rather not hear from us, say so once and you are on our do-not-contact list permanently.
Do I have to talk to a person, or is it a robot?
An automated assistant answers first, around the clock, and it tells you what it is without being asked. It can answer questions and take down your details. Ask for a person at any point and we will get one to you. What the assistant collects goes to a team member who follows up.
Will you tell anyone I am selling?
No. No sign in the yard, no MLS, no public listing, and we do not publish your property, your address or your situation. Any example we ever share publicly is anonymised. Discretion is most of what we are selling, which is a good reason to be careful with it.
Still deciding?
You do not have to be sure to make the call. Most people who ring us are working out whether selling is even the right move, and a number to compare against is the thing that settles it. There is no cost and no obligation.
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