How this works, in plain English.

How to read this page

We buy property in every state, and the rules for buying property are written state by state. Rather than publish fifty versions of this page, we wrote one and set it to the strictest common standard — so where states differ, what you get here is the more protective version, not the cheaper one.

• Your state's law wins. Wherever the law of the state your property is in requires something different from, or more than, what this page says, that requirement applies and this page yields to it. Nothing here waives a right you have that cannot be waived.
• Your signed agreement wins. This page describes how we normally work. A signed purchase agreement is the actual deal. If the two ever disagree, the agreement controls, and we will point out the difference rather than let you find it later.
• This is not legal advice — not ours to give, and not what this page is. We encourage you to have your own attorney read anything we put in front of you, and we will wait while they do.
• If a sentence here is unclear, that is our problem, not yours. Call or text and we will explain it in whatever words work better.

How we get paid

HUSH SELL buys property to resell it. We make money one of three ways, and we tell you which one applies to your property before you sign anything.

1. We buy it, improve it, and resell it

We close with our own funds or financing, take title, and then renovate and resell, hold it as a rental, or resell it as-is. Our profit is the difference between what we paid, what we spent, and what it eventually sells for. That is our risk to carry.

2. We assign our purchase contract to another buyer

In some transactions we sign a purchase contract with you and then transfer ("assign") that contract to a different buyer, who closes in our place and pays us an assignment fee. In that case, at the time you sign, we do not yet hold title to your property.

3. The Not So Hush Sale — we agree on a higher number and take it to the retail market

Sometimes you want more than a cash offer and the property will support it. We can agree on a higher number with you and list the property with a licensed agent. When a retail buyer is found, the agreement you signed with us is replaced by a new agreement between you and that buyer at their price — that substitution is what makes this a novation. You remain on title throughout and you are the one who sells to the buyer; we never take title. The commission and transaction fees are ours; the number we agreed is yours. It takes longer — typically 60 to 90 days rather than about thirty — and, like any listed sale, it depends on a retail buyer actually closing. We will say plainly which risks sit with you before you sign.

Because this path is not a straight purchase, these commitments apply to every one of them:

• The listing is handled by a real estate licensee licensed in the state where the property sits. We are not that licensee and we do not act as one.
• The novation agreement, and the change to it when a retail buyer appears, are prepared in writing and closed through a licensed closing attorney or title company in that state.
• You see the retail buyer's contract and the settlement statement before you sign either. You are the seller on that contract, and no one signs it for you.
• Our compensation is the difference between the retail price and the number we agreed with you, after commission and transaction costs. We tell you that in writing before you sign, and you may ask what it turned out to be.
• It is a listed sale, so it involves an agent, usually a yard sign, and buyers walking through the property. That is the opposite of our cash purchase, and we say so before you choose it.
• You stay on title the entire time. We take no deed, no option recorded against your property, and no lien.
• Where the state the property is in requires a specific form, disclosure, or licensing arrangement for this structure, we follow that state's requirement instead of anything written here.

Several states now require this disclosure in writing, and we would make it anyway. Hiding it is the loudest mistake a discreet company could make.

What we are, and what we aren't

HUSH SELL LLC is a real estate investment company based in Atlanta, Georgia.

• We are a principal buyer. We buy property for our own account.
• We are not a licensed real estate brokerage, and we do not represent you in the sale of your property. No principal of HUSH SELL holds a real estate license. We are investors buying for our own account.
• We do not provide legal, tax, accounting, appraisal or financial advice.
• We are not a lender and we do not offer loans or foreclosure rescue services.

You are always free — and encouraged — to have an attorney, accountant, or agent of your choosing review anything we put in front of you. If a second opinion slows a deal down, that is fine with us.

When a listed sale looks likely to net you more than our offer, we say so. We receive no referral fee or other compensation from any agent for sending you to them.

Who we buy from

We comply with the Fair Housing Act and every state and local fair housing law that applies. We do not consider race, color, religion, sex, sexual orientation, gender identity, national origin, familial status, disability, age, military or veteran status, or source of income in deciding whether to make an offer, what to offer, or how to treat anyone we deal with. Our numbers come from the property and the transaction. If you ever feel that was not true of how we dealt with you, tell us and we will look into it ourselves.

Wire fraud — read this before you send money anywhere

Criminals target real estate closings. They watch email, wait for a closing date, then send a message that looks exactly like one from your closing attorney, your title company, or from us, with new wire instructions. People lose their entire proceeds this way and the money is usually gone within hours.

• We will never email you wiring instructions, and we will never ask you to send us money to sell us your house. Not an application fee, not a processing fee, not a deposit, not a "release" payment. Ever. There is no situation in which a seller pays us anything up front.
• Never accept changed wire instructions. If you receive instructions that are new, corrected, urgent, or different from what you were given at the closing table, treat them as fraudulent until proven otherwise.
• Verify by voice, at a number you already had. Call the closing attorney or title company at the number on your signed documents — not one in the email, not one in a text, not a number someone gave you over the phone — and read the account details back to them before anything moves.
• If you think it already happened, call your bank immediately and ask for a wire recall, then report it to the FBI's Internet Crime Complaint Center at ic3.gov. Hours matter more than anything else.

If anyone contacts you claiming to be HUSH SELL and asks you for money or for banking details, it is not us. Call (470) 470-9616 and tell us, even if you did not fall for it — we want to know someone is using our name.

Seeing the property

Nobody comes to your property before there is a signed agreement. We make our offer from what you tell us on the phone — the condition, what is owed, your timeline. 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.

Once an agreement is signed there is an inspection period of ten business days. That window is our due diligence: confirming the condition matches what you described, and getting the work priced so we know we can pay the number we agreed. Who comes depends on the deal — a contractor putting together a bid, the buyer who will be closing, an investor from our network who needs to see it before committing at our number, or someone taking photographs and measurements. That normally means more than one visit. Every one is by appointment, arranged with you in advance, and we tell you who is coming.

• If it matches, we move forward. Title is opened and we close.
• If it is materially different from what you described, we come back to you with a revised number and the reason for it. If we cannot agree, either of us can end the agreement inside that period. You keep your property and it costs you nothing.
• Earnest money is submitted within one business day after the inspection period ends. 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.
• Never an open house. Nothing is advertised, nobody arrives unannounced, and nobody walks in off the street. Every visit is arranged with you first, and you can say a time does not work.
• We may take photographs and measurements for our own underwriting and to show a specific buyer. They are not listed, published or posted publicly. By signing an agreement with us you give us permission to use those images afterward in an anonymized form — no address, no street number, no house number on a door, no mailbox, nothing that identifies you or locates the property, and never a photograph of a person. If you would rather we did not, tell us and we will not; that answer costs you nothing and does not affect your number.
• If a tenant occupies the property, visits follow whatever notice that tenant's lease and your state's law require.

What we do not do: put a sign in the yard, put the property on the MLS or a public site, or hold an open house.

About our offers

Offers are specific to a property and a moment

We make offers on properties we have not seen. Any number we give you is built from what you tell us — condition, what is owed, occupancy, your timeline — together with comparable sales and what we expect the work to cost. That is what lets us get you a number quickly, without anyone walking through your house first.

The trade-off is that the number depends on the description being accurate. Once we are under agreement we verify it inside the ten business day inspection period described under Seeing the property. If what we find is materially different, we come back to you with a revised number and the reason for it, and you are free to say no.

Nothing is binding until it's in writing

Conversations, texts, voice calls and ballpark ranges are not offers. Only a signed written purchase agreement creates any obligation, for either of us.

You can stop

Before signing you can end the conversation at any point, at no cost. Nothing said on a call or in a text obliges either of us.

Once a purchase agreement is signed, it is a real agreement and both of us are bound by it. The ten business day inspection period described under Seeing the property is our window to confirm the condition matches what you told us, and the right to end the agreement during it is ours. If what we find is materially different, we come back to you with a revised number and the reason for it, and you are free to turn that down.

If the property is in foreclosure, you have more rights than that. Most states give a homeowner whose property is in foreclosure, or whose sale is treated as an equity purchase, a set number of days to cancel after signing, and require that notice in a particular form. Those rules apply in full, they override anything on this page, and we hand you your state's required notice at signing. Tell us early if a foreclosure or trustee sale has been started or scheduled — getting that right is our job, not yours.

Closing costs and fees

We pay the standard closing costs and transaction fees on the sale — title work, escrow or attorney fees, recording and transfer fees, our own transaction costs, and on a listed sale the agent's commission. That is true on both paths: the off-market purchase and the listed sale.

Those are the costs of the transaction. Costs attached to the property — for example an HOA transfer or estoppel fee, a well or septic inspection, a municipal certificate, or a lender's prepayment penalty — are settled from your proceeds along with anything else already against the property, unless we agree otherwise in writing.

What comes out of your proceeds is what was already against the property: your mortgage payoff, any liens or judgments, and property taxes prorated to the closing date. Those are yours in 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.

If anything in this section ever differs from your signed purchase agreement, the purchase agreement controls — this page describes how we normally do it, and the agreement is the deal. Where a state or county assigns a particular cost to one side by law or by settled local custom, that allocation applies and we will show you where it lands on the settlement statement.

Offers on terms

Not every purchase is all cash. In some situations we can agree on terms instead, and there is more than one shape that can take — we may pay you over time, or we may take over the payments on a loan that stays in your name. These are not the same thing and they do not carry the same risk to you. What is available, what it is called and what protections come with it also vary by the state the property is in, and we will tell you which applies to yours.

Whichever applies, every term is written down before you sign: the amount, the schedule, how it is secured, who pays what, what happens if a payment is missed, and — if an existing loan stays in your name — that it stays in your name, what that means for you, and what your lender may be entitled to do about it. We will not let you sign a structure you cannot repeat back to us. We are the ones paying you; we are not lending you anything.

These are the protections that come with any terms purchase we do. They are not optional and they are not negotiable downward:

• Your security is recorded, at closing, in your name. If we are paying you over time, you receive a mortgage, deed of trust or security deed — whichever instrument your state uses — recorded against the property in your favor at the same closing where you sign the deed to us. If we stop paying, that recorded instrument is what lets you take the property back through your state's normal process.
• We do not use a deed signed in advance and held pending default, and we will not accept one if it is offered to us. Courts treat that arrangement as an unlawful clog on the equity of redemption, which means it can be unenforceable exactly when you need it. A recorded security instrument is the route that actually works.
• You get a cure period before anything happens. If we miss a payment, you send written notice and we have thirty days to make it current. If we do not, your remedies under the recorded instrument are available to you.
• Payments run through a licensed third-party loan servicer, not from us to you by hand. You get a statement, a payment history, and a record that exists whether or not either of us keeps good files. We pay the servicing cost.
• If an existing loan stays in your name, we say so in writing and in bold. The loan is not assumed, not refinanced and not released — it remains your legal obligation to your lender, it stays on your credit, and its payment history continues to affect you. Nearly every mortgage contains a due-on-sale clause, which means that when title transfers your lender has the contractual right to demand the entire balance at once. Lenders do not always exercise it, but they may, and that risk sits with you. If your lender ever calls the loan, we will pay it off or refinance it, and that obligation is written into the agreement — but we cannot promise a lender will not act, and no one who tells you otherwise should be believed.
• Where an existing loan stays in your name, we escrow and prove payment. You receive proof each month that the loan, the taxes and the insurance were paid, and you may contact the servicer directly at any time to confirm it. Insurance names you as an additional insured for as long as the loan is in your name.
• Every terms purchase closes through a licensed closing attorney or title company in the state where the property sits, who prepares the note, the security instrument and the disclosures. We do not paper these ourselves and we do not close them at a kitchen table.
• You are told to get your own attorney, in writing, before you sign a terms deal — and we will wait while you do. If waiting costs us the deal, that is a deal we did not need.
• Where the state the property is in requires particular disclosures, waiting periods, forms or licensing for seller financing or for a purchase that leaves an existing loan in place, that state's requirement applies instead of anything written here.

No guarantees of value

We are not appraisers. Estimates of after-repair value, rents, rehab cost or timelines are working opinions, labeled as estimates, and are not a substitute for an appraisal or inspection.

The Hush Network — investor terms

The Hush Network is our off-market deal flow for investors. Membership is free, discretionary, and can be ended by either side at any time.

• You give us a buy box. We contract properties under those numbers and send them to you. Nothing obliges you to take any of them, and passing costs you nothing.
• Properties are offered either as principal (we hold or will hold title) or by assignment of contract. Our position is stated on every deal we send.
• Figures we share — ARV, rents, rehab estimates, feasibility notes — are estimates for your underwriting, not representations of fact. Do your own diligence and verify condition before you commit.
• Deal information is confidential. Members agree not to forward, republish or market properties we send, or to contact owners directly. The privacy we promised the seller is not ours to give away, and it is not yours either.
• We may remove a member — most often for reselling our information, contacting owners directly, or committing to closings that do not happen.
• Nothing on this site or in a deal message is an offer to sell a security or an investment recommendation.

Privacy

Discretion is the product, so the short version is: we keep what we need to have a conversation with you, we do not sell it, and we do not publish it.

What we collect

• Whatever you tell us when you call or text — your name, contact details, and information about the property.
• Call and message records, including the content of texts and, where the law allows and we tell you, call recordings or transcripts.
• Basic technical information any web server receives, such as browser type and pages visited. We run no analytics or tracking tools on this site.

What we do with it

• Contact you about your property or your buy box.
• Evaluate a potential purchase, which can mean pulling public records or ordering title work.
• Meet our legal, tax and record-keeping obligations.

What we don't do

• We do not sell or rent your information to anyone. No mobile information will be shared with third parties or affiliates for marketing or promotional purposes. Sharing with subcontractors who provide support services on our behalf is permitted; text messaging originator opt-in data and consent are never shared with any third party for any purpose.
• We do not publish your property, your address or your situation. Any example we share publicly is anonymized.
• Reaching out to us does not put you on a marketing list. Promotional messages take a separate, deliberate yes — the second consent box in the chat form on this page. Ask us to stop contacting you and we stop.

Who we share it with

Only the people needed to do the thing you asked for: title companies, attorneys, inspectors, contractors, lenders, and — where a property is being sold or assigned — the buyer. Our phone number, text messaging and customer records are handled by HighLevel (LeadConnector), and this site is hosted by Netlify. Those providers are bound to keep your information confidential.

How long we keep it

As long as needed for the transaction and any record-keeping the law requires, then we delete it. You can ask what we hold, ask for a copy, or ask us to delete it — call or text us and say so, or write to the address below. Calling or texting is usually quickest — we run our business on the phone — but the email address on this page reaches us too.

Your rights over your information

Some states give residents specific privacy rights and some do not. Rather than sort people by address, we give all of these to everyone who contacts us, in every state:

• Know. Ask what personal information we hold about you, where we got it, why we have it, and who we have given it to.
• Get a copy of that information in a form you can actually read.
• Correct anything we have wrong.
• Delete it, except the narrow slice we are required to keep — closed-transaction records, tax and accounting records, and the record of your own opt-out, which we keep precisely so we do not contact you again by mistake. If we keep something, we will tell you what and why.
• Opt out of sale or sharing. There is nothing to opt out of: we do not sell your personal information, we do not share it for cross-context behavioral advertising, and we do not use it to build advertising profiles. We have never done this and we do not intend to.
• Limit sensitive information. We do not use sensitive personal information to infer characteristics about you.
• Be left alone about it. Exercising any of these rights costs you nothing, changes nothing about the price we would offer you, and will not get you treated differently.

Call, text, email or write to us and say what you want. We answer within forty-five days, and if something genuinely takes longer we will tell you before that runs out. If we say no to a request, we will tell you why, and you can ask us to look at it again — say the word "appeal" and a person other than the one who answered will review it and respond in writing. Someone you authorize in writing may make a request on your behalf; we will confirm with you first.

Keeping it safe, and who we don't collect from

Information is held on access-controlled systems with our phone, messaging and records provider, and this site is served over an encrypted connection. No system is perfect and we will not pretend otherwise, but we do not keep what we do not need, which is the only security measure that never fails.

This is not a service for children. We do not knowingly collect personal information from anyone under sixteen, and if we learn we have, we delete it.

Calls and texts

When you call or text us, an automated assistant answers first. It can answer questions about how we work and take down details about your property, and it will tell you what it is without being asked. Ask for a person at any point and we will get one to you. The assistant writes down what is said — it works from a written transcript of the conversation, so a record of your call exists whether or not the audio itself is saved. Some of our calls are also recorded as audio; when a call is being recorded, the assistant says so at the start, and if you would rather it did not, say so and it stops. A team member reviews what the assistant collects and follows up. Reply STOP to any text and we stop. We do not run bulk text campaigns.

Some states require every party to a call to consent before it is recorded, and some require only one. We do not sort callers by area code, so we follow the stricter rule everywhere:

• The assistant tells you at the start of the call that it is an automated assistant, and tells you what it keeps — a written transcript, and audio as well when the call is being recorded. You hear it before you say anything of substance, on every call.
• If you would rather not be recorded or written down, say so at any point — including in the middle of a call — and it stops. You do not have to explain and it does not change how we deal with you. If we cannot switch it off on that call, we will tell you so and have a team member call you back instead.
• Staying on the call after that notice is how you consent. Hanging up is a complete answer and we will not call you back to ask why.
• Recordings and transcripts are used to keep an accurate record of what was said and to make sure we did what we told you we would. They are not sold, not published, and not shared outside the people working on your transaction.
• You may ask for a copy of a recording of your own call, or ask us to delete it, under Your rights over your information above.

Calls we make, and how to stop them

• We call and text people who gave us their number — by contacting us, or by filling out a form about selling a property. We do not buy or rent phone number lists.
• We do not place autodialed or prerecorded marketing calls. Promotional contact takes a separate written yes, and it is never a condition of doing business with us.
• Outbound contact happens between 8:00 a.m. and 9:00 p.m. in your local time, never on our clock, and in practice we keep it inside 9:00 to 8:00.
• Tell us to stop — in a call, a text, an email, or a letter — and you go on our internal do-not-contact list permanently. That list is honored across calls and texts both, it does not expire, and no one has to say it twice. We also honor the National Do Not Call Registry.
• If you tell us we have the wrong person or you never gave us your number, we apologize once, remove you, and that is the end of it. We will not make a last attempt.

Text messaging terms

These are the terms for text messages between you and HUSH SELL LLC.

• Who is texting you. HUSH SELL LLC, a real estate investment company in Atlanta, Georgia.
• How you opt in. Two ways, and both of them start with you: call or text the number on this site, or enter your number in the chat box on this page. Either way you are starting the conversation and consenting to receive text messages back from us about your property, your buy box, or whatever you contacted us about. We do not buy or rent phone number lists, and we do not text anyone who has not given us their number.
• Promotional messages are a separate yes. The chat box on this page has two consent boxes, both empty until you check them. The first covers replies about your inquiry. The second, and only the second, covers promotional texts — new off-market properties, buy box matches, and occasional updates from us. You can say yes to one and not the other. Neither is a condition of buying anything from us or selling anything to us.
• What we send. Replies and follow-ups about your specific property or inquiry — offer details, scheduling, documents, and questions we need answered. If you checked the second box, we may also send property announcements and updates that fit what you told us you are looking for.
• How often. Message frequency varies. Conversation messages follow your conversation, so there is no set schedule. Promotional messages, if you asked for them, are occasional — we would rather send you one that fits than ten that don't.
• Cost. Message and data rates may apply, depending on your mobile plan. We do not charge you anything to text us.
• How to stop. Reply STOP to any message and we stop immediately. Reply HELP for help, or just call the number.
• Carriers. Mobile carriers are not liable for delayed or undelivered messages.
• Your information. How we handle what you tell us is set out under Privacy above, including the fact that we never share text messaging opt-in data with anyone.

Terms of use

This site is information, not an offer

Nothing on hushsell.com is an offer to buy or sell any property, or a promise of any specific price, timeline or outcome. Every property is different and every number depends on the property.

Accuracy

We work to keep this site accurate and current, but we make no warranty that it is complete or error-free, and we may change it at any time.

Your use of the site

Do not use this site to break the law, scrape it, or interfere with it. Content, copy and design belong to HUSH SELL LLC.

The site comes as it is

This website is provided as-is and as-available. To the fullest extent the law allows, we disclaim implied warranties of merchantability, fitness for a particular purpose and non-infringement as they apply to the site, and we do not warrant that it will be uninterrupted, error-free, or free of harmful components. This paragraph is about the website. It does not touch any promise we make to you in a signed purchase agreement, and it is not a disclaimer of anything we owe you in a transaction.

Limitation of liability

To the fullest extent the law allows, HUSH SELL LLC and its members, managers and employees are not liable for indirect, incidental, special, consequential, exemplary or punitive damages, or for lost profits, lost data or business interruption, arising out of your use of this website — even if we were told such damages were possible. For any claim arising out of the website itself, our total liability is limited to one hundred dollars.

What this does not limit. Nothing here limits liability for fraud, fraudulent misrepresentation, gross negligence, willful misconduct, or death or personal injury caused by our negligence; nothing here limits any obligation we take on in a signed purchase agreement; and nothing here waives any right you have that cannot be waived under the law of your state. Some states do not allow certain exclusions, and where that is so, these limits apply only as far as that state permits and no further.

Indemnity

If you use this site in a way that breaks the law or these terms — scraping it, attacking it, misusing what is on it, or infringing someone's rights — you agree to cover the reasonable costs we incur because of it. This runs to misuse of the website only. It does not apply to a seller or an investor doing business with us in good faith, and it does not shift the ordinary risks of a transaction onto you.

If we have a dispute

We would rather fix it than fight about it, so before either of us files anything, the one with the problem sends the other written notice describing it and what would resolve it, and we have thirty days to work it out. Most things end here. Send ours to the address at the bottom of this page.

If thirty days pass without a resolution, either of us may go to court. We have deliberately not put a forced arbitration clause or a class action waiver on this page. If the notice period does not resolve it, you keep every option the law gives you, including small claims court in your own county, which stays available to either of us at any time regardless of anything else in this section.

Governing law and where a case is heard

These website terms are governed by the law of the State of Georgia, without regard to its conflict-of-law rules, and a case about this website is heard in the state or federal courts serving Fulton County, Georgia.

Property is different, and this is the important part. Anything concerning a specific property — the purchase agreement, the deed, disclosures, financing, foreclosure, or how a sale is closed — is governed by the law of the state where that property sits, and heard where that state requires, no matter what this page says. Real estate law is local. We are not going to try to move your transaction to Georgia by putting a sentence on a website, and any provision on this page that would have that effect does not apply to your transaction.

Signing and receiving things electronically

Most of what we do is signed electronically, and an electronic signature is as binding as an ink one under the federal E-SIGN Act and your state's equivalent law. By signing that way you agree to receive the agreement, the disclosures and the notices electronically. To read them you need a device with a current browser, an email address, and the ability to save or print a PDF — and we send you a copy of everything you sign, on the day you sign it, without your having to ask.

You can withdraw that consent, or ask for paper instead, at any time and at no cost — call, text or email and say so, and we will send paper and continue on paper. Choosing paper does not change your price or your place in line. If your email address changes, tell us so the copies keep reaching you.

Links to other sites

Where this site links somewhere else, that site is not ours and we do not control what it says or how it handles your information. Their terms apply once you leave.

Changes, and the rest of it

We may update this page; the date at the top is the effective date, and material changes apply going forward, not backward. Your signed agreement is not changed by anything we post here. If any part of these terms is found unenforceable, the rest stays in force and the unenforceable part is narrowed to what the law allows rather than thrown out entirely. If we do not enforce something once, we have not given it up. Where this page and a signed agreement between us disagree, the signed agreement wins.

Accessibility

This site is built to be usable with a keyboard and a screen reader, to respect your operating system's reduced-motion setting, and to hold readable contrast throughout. If any part of it gets in your way, call or text us and we will fix it.

Contact

HUSH SELL LLC
8735 Dunwoody Place, Ste N
Atlanta, GA 30350
(470) 470-9616
hello@hushsell.com

Call or text about a property — that is how we work through it. For anything else, email is the better route.

Brand guidance and general information on this page are not legal advice. Disclosure and licensing rules vary by state and change often.