One question we hear all the time: “Can you really buy my house for cash in Capitol Heights, or do I have to wait for a buyer’s bank loan?”
Short answer: Yes, real local buyers purchase houses for cash and close as‑is—often in 7–21 days. This guide explains exactly how cash sales work, when they make sense, how reputable buyers build offers, and how to compare your net against listing with an agent so you can choose the path that fits your deadline, condition, and stress tolerance.
Who this is for: motivated sellers in and around Maryland—relocation deadlines, divorce, probate, property needs work, back payments, or you just want a certain date without open houses or repairs. (Info only; not legal or tax advice.)
Why Most Buyers Need 20–60 Days—And Why Cash Doesn’t
About 95% of retail buyers use a traditional mortgage. Even after you accept an offer, you’re still waiting on underwriting, appraisal, verification, and loan funding. During that time you’re paying mortgage, taxes, insurance, utilities, and possibly making repairs for inspection or appraisal. If anything hiccups—a tight appraisal, debt‑to‑income change, missing documents—the closing date slides.
Cash is different. A true cash buyer uses their own funds, so there’s no bank approval to slow the deal. Once title is clear, a cash purchase can close as soon as the title company can schedule you—often 7–21 days.
If you’ve never seen how appraisal drives bank timelines, Freddie Mac’s consumer guide explains the role an appraisal plays and why property condition matters to lenders: https://www.freddiemac.com/learn/borrowers/what-is-home-appraisal
What “As‑Is” Really Means (and What It Doesn’t)
In a cash sale, as‑is means you aren’t agreeing to make repairs before closing. It does not mean you can conceal known, material defects. Federal law also requires a special disclosure for homes built before 1978: the lead‑based paint pamphlet and forms. Sharing what you know—receipts, utility averages, recent fixes—reduces re‑trades and makes closing smoother.
- Learn the basics: EPA — Lead‑Based Paint Disclosures for Real Estate: https://www.epa.gov/lead/real-estate-disclosures-about-potential-lead-hazards
And even in an as‑is sale, you’ll see normal line items on the settlement statement (title fees, government recording/taxes, prorations). For a plain‑English walkthrough, see CFPB’s “What are closing costs?”: https://www.consumerfinance.gov/ask-cfpb/what-are-closing-costs-en-105/
When a Cash Sale Is (Usually) the Better Fit
Choose cash when at least one of these is true:
- Deadline: You need a firm closing date (job move, school start, probate timeline, avoiding foreclosure).
- Repairs: The home has major deferred maintenance (roof, HVAC, plumbing, electrical), water damage, or safety issues that would trip a lender.
- Privacy/Convenience: You want to skip showings, staging, and weeks of strangers walking through.
- Tenants or debris: A rental was left in rough shape and you’re done fixing things.
If foreclosure is on your mind, start with HUD‑approved housing counselors (free/low‑cost help) to understand all options and timelines: https://www.hud.gov/i_want_to/talk_to_a_housing_counselor
Maryland also posts homeowner assistance resources here: https://dhcd.maryland.gov/Residents/Pages/Homeowners/homeowners-assistance.aspx
How Reputable Cash Buyers Build an Offer (So You Can Sanity‑Check It)
Every serious buyer uses a version of this formula:
After‑Repair Value (ARV)
– Renovation Budget (labor, materials, permits, contingency)
– Holding & Transaction Costs (taxes, insurance, utilities, title, resale fees)
– Risk/Return Margin (market changes, surprises)
= Your Offer
Illustrative numbers (not a quote):
- ARV after a realistic renovation: $380,000
- Renovation budget (roof + LVP + interior paint + bath refresh + fixtures): $48,000
- Holding/transaction/resale costs: $27,000
- Risk/return margin: $35,000
- Offer: about $270,000
Could a retail listing beat that? Sometimes. If your home is financeable and photographs well after light make‑ready, retail may produce a higher gross. But when you factor in time, carrying costs, credits, and stress, the net can be surprisingly close—and the certainty of cash can be worth more than the last few thousand.
Cash vs. Retail: A Side‑by‑Side Net Example
Scenario: 3‑bed/2‑bath single‑family in Maryland with dated finishes, mild pet odor, and a past roof stain (fully repaired).
Option A — Light Make‑Ready + Retail Listing
- Carpet + LVP refresh: $4,600
- Whole‑home neutral paint + caulk: $3,100
- Lighting/hardware/faucets: $1,250
- Curb appeal (edge/mulch/porch light): $450
- Prep total: ~$9,400
- List price: $389,900
- Buyer credits (inspection/appraisal): $4,000
- Seller costs (~8% commissions + fees): $31,192
- Carrying costs (2.5 months @ $1,850/mo): $4,625
- Estimated net (before loan payoff): $340,683
Option B — Clean As‑Is Cash (No Prep)
- Offer: $346,000
- Repairs by you: $0
- Buyer covers most closing costs (common in direct purchases)
- Timeline: 10–20 days; carrying ~½ month (~$925)
- Estimated net (before loan payoff): $345,075
Takeaway: If retail only beats cash by a thin margin after months of showings and uncertainty, the firm date and no‑repair path often wins.
Step‑by‑Step: The 7–21 Day Cash Timeline
Day 0–1 — Conversation & Walkthrough
Share your goals and deadline. A quick walkthrough confirms scope.
Day 1–2 — Written Offer
Receive a simple as‑is contract with proof of funds, earnest money, and a specific closing date.
Day 2–5 — Title Opened + Short Inspection
Title company orders payoff statements, checks for liens, and pulls HOA/condo docs. Buyer completes a 3–5 business day inspection to size the rehab (not to nickel‑and‑dime you).
Day 6–10 — Clear to Close
Any minor questions are documented. You set possession (move at closing, or short rent‑back).
Day 10–21 — Settlement
Sign with the title company (in office or mobile notary). Funds are wired; you receive proceeds—often same day.
For a transparent look at who pays which fees in any sale, skim the CFPB closing‑costs explainer (linked above) and ask your buyer for a line‑by‑line net sheet.
12 Signs You’re Talking to a Reputable Cash Buyer (Not a Tire‑Kicker)
- Proof of funds attached to the offer
- Local title company named (and you can choose yours)
- Short inspection (3–5 business days), not open‑ended
- Earnest money deposited to title quickly
- Clear as‑is language; no junk fees
- 1–2 walkthroughs—not a parade of “partners”
- Offers flexible possession (post‑closing occupancy if needed)
- Provides references or recent settlement statements (redacted)
- Willing to open title immediately and help resolve liens/judgments
- Summarizes your options with a side‑by‑side net
- Communicates clearly and promptly
- Will put everything in writing—no pressure tactics
The FTC publishes guidance to spot foreclosure and home‑sale scams—handy when you’re fielding offers fast: https://consumer.ftc.gov/articles/foreclosure-scams
Frequently Asked Questions (FAQ)
Do I really have to do no repairs?
Correct—as‑is means no required repairs before closing. You can still tidy up or remove valuables, but it’s optional.
Do I have to empty the house?
Not necessarily. Many buyers allow reasonable leave‑behinds (furniture, appliances, debris). Just put it in writing.
Who pays closing costs?
Negotiable. Many direct buyers cover most costs in exchange for a price that works for both sides. Review a net sheet.
Can I choose the closing date?
Yes—within reason. 7–21 days is typical once title is clear. Longer timelines are fine if you need time.
What if I owe back taxes or have liens?
Title will pull payoffs; amounts are typically paid from your proceeds at settlement.
Can I stay after closing?
Often yes, via a short post‑closing occupancy agreement (a rent‑back). Dates and daily rate are agreed up front.
Is there any obligation to accept your offer?
No obligation. At minimum, you’ll have a written number to compare with listing or another investor.
What about taxes on the sale?
If the property was your primary residence, you may qualify for a capital‑gains exclusion (up to IRS limits). Start with IRS Publication 523 and confirm with a tax pro: https://www.irs.gov/publications/p523
Prep That Actually Helps (Skip the Money Pits)
Do this:
- Gather keys, remotes, manuals, and any permits/receipts for recent work
- Install/replace smoke & CO detectors, secure loose handrails
- Remove personal photos/medications; rehome pets during showings/signing
- Light trash‑out and quick sweep if feasible (nice, not required)
Skip this:
- Full kitchen/bath remodels right before selling
- High‑end landscaping projects
- Converting bedrooms/garages (hurts appraisal/resale buyer pool)
Real‑Life Example (Names/Details Changed for Privacy)
“Sherry,” 48, recently widowed, was overwhelmed by medical bills and needed to relocate to be near family. We did a respectful walkthrough, provided a written as‑is offer with proof of funds, and set a closing date that matched her move. She left behind items she couldn’t take, didn’t pay for repairs, and closed on her timeline. We renovated and resold the home move‑in ready, improving the block and giving a new family a fresh start.
Our Local Service Areas
If you—or friends and family—need a fast, respectful sale beyond Maryland, we can help across Maryland:
- Owings: Waterfront and Calvert County properties handled with care → We Buy Houses in Owings
- Parkville: Quick, as‑is solutions for Baltimore County sellers → We Buy Houses in Parkville
- Perry Hall: Fast options for mid‑century homes and townhouses → We Buy Houses in Perry Hall
- Randallstown: Clean cash exits for dated homes or rentals → We Buy Houses in Randallstown
- Reisterstown: Suburban properties, estates, and acreage → We Buy Houses in Reisterstown
Ready for a Respectful, No‑Drama Sale?
At Simple Homebuyers, we’re local cash buyers serving Maryland, MD. We believe in clear offers, firm timelines, and no pressure. Here’s what we handle so you don’t have to:
- All repairs after closing (our crews handle everything)
- Most closing costs (ask us to break down your exact net)
- Flexible possession (including short rent‑backs)
- A single point of contact from walkthrough to funding
We Buy Houses in Maryland for Cash. Call (240) 776-2887 or click the short form to get your fast, fair offer today. At the very least, you’ll have a real number to compare with any other path—and the clarity to choose what’s best for you.