If you need to sell your Capitol Hights house fast, you’re not alone. Maybe a job is moving you on a fixed date, you’re handling an estate, the property needs more repairs than you can take on, or carrying costs are piling up. Whatever the reason, a clean, as‑is cash sale can be the most respectful way to move forward—without months of showings, repair lists, or bank delays.
This guide explains how true cash buyers operate in Maryland, what “as‑is” really means, how offers are calculated, how to compare your net proceeds against a traditional listing, and the exact steps to a smooth closing. It’s written for motivated sellers who value certainty, speed, and dignity.
Heads‑up: This is educational, not legal or tax advice. Confirm details with your own attorney, tax pro, and title company.
Quick Answer: Do Real Cash Buyers Really Purchase “As‑Is” in Any Condition?
Yes—legit buyers do. If a home has major deferred maintenance, failed systems, problem tenants, or simply needs a top‑to‑bottom refresh, many bank‑financed buyers can’t close because lenders require minimum property standards. That’s where a cash purchase works: the buyer uses their own funds, accepts the home as‑is, and tackles the renovation after closing.
“As‑is,” however, does not mean you can hide known material defects. Federal and state disclosure rules still apply (more on that below), and transparency actually helps you close faster with less risk.
Why Banks Say “No”—and Why Cash Can Say “Yes”
Traditional loans generally require that the property be safe, habitable, and functional. Appraisers and underwriters will flag issues like active roof leaks, non‑working heat, exposed wiring, missing flooring, significant water damage, or safety hazards. If the defects are big enough, the loan is denied or delayed until repairs are completed.
A cash buyer doesn’t need that bank approval, so they can:
- Make an as‑is offer without repair requirements
- Close in 7–21 days once title is clear
- Simplify paperwork and costs (often covering most closing costs in exchange for a win‑win price)
- Give you a firm date so you can plan your next step
For context on why appraisals and property condition can stall retail deals, see Freddie Mac’s “What Is a Home Appraisal?” (helpful background on value, condition, and lender standards).
https://www.freddiemac.com/learn/borrowers/what-is-home-appraisal
What “As‑Is” Does—and Doesn’t—Mean
“As‑is” protects you from being required to fix things before closing. It does not protect anyone from the duty to disclose known material issues. If your home was built before 1978, federal law requires providing buyers with the EPA lead‑based paint pamphlet and disclosure forms.
- EPA — Lead‑Based Paint Disclosures (pre‑1978): what you must give a buyer and why it matters.
https://www.epa.gov/lead/real-estate-disclosures-about-potential-lead-hazards
Also, regardless of the sale path, there will still be normal “who pays what” questions at the closing table (title, taxes, transfer, recording). For a plain‑English walk‑through of typical fees, see the CFPB’s closing costs explainer.
https://www.consumerfinance.gov/ask-cfpb/what-are-closing-costs-en-105/
Bottom line: Be transparent. Clear, accurate disclosures reduce renegotiations and protect you long after closing.
Exactly How Cash Buyers Build an Offer (So You Can Sanity‑Check the Math)
Every reputable buyer works backward from an ARV—the After‑Repair Value of your home after a realistic renovation—then subtracts all the costs and a market‑standard risk margin.
The formula:
ARV → minus Renovation budget → minus Holding + Transaction + Resale costs → minus Risk/Return margin = Your Offer
Illustrative example (not a quote):
- ARV after renovation: $380,000
- Renovation (roof, LVP, interior paint, bath/kitchen refresh, HVAC service): $48,000
- Holding + transaction + resale (taxes, insurance, utilities, title, commissions on resale): $27,000
- Risk margin (surprises/market movement): $35,000
- Cash offer estimate: ~$270,000
If your home is financeable and photogenic after light make‑ready, a retail listing might beat this—if you have the time, budget, and comfort with showings. Otherwise, saving months of carry and uncertainty can put a cash offer very close on net.
Cash vs. Retail: A Net‑Proceeds Comparison
Scenario: 3‑bed/2‑bath in Baltimore with older carpet, a dated kitchen, and a past ceiling stain already 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 (mulch/edge/porch light): $450
- Prep total: ~$9,400
- List price: $389,900
- Buyer credits after inspection/appraisal: $4,000
- Seller costs (~8%): $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 paid by you: $0
- Buyer covers most closing costs (common in investor purchases)
- Timeline: 10–20 days; carrying ~½ month (~$925)
- Estimated net (before loan payoff): $345,075
Takeaway: If retail barely beats cash after all costs and time, the firm date and no‑repair path often wins. If a light lift will clearly add tens of thousands to your net, go retail—and we’ll happily show you both paths side‑by‑side.
The 7–21 Day Timeline: How an As‑Is Cash Sale Works
Day 0–1 — Conversation & Walkthrough
Share your goals and timing. A brief walkthrough confirms condition and scope.
Day 1–2 — Written Offer
You receive a simple, as‑is contract with a specific closing date, earnest money, and proof of funds.
Day 2–5 — Title Opened + Short Inspection
Title company orders payoffs and checks for liens/HOA items. Buyer conducts a short inspection (3–5 business days) to size the renovation—not to nickel‑and‑dime you.
Day 6–10 — Clear to Close
Minor items documented, possession timing set (move‑out at closing or a brief post‑closing occupancy if you need time).
Day 10–21 — Settlement
You sign the deed at the title office or via mobile notary. Buyer wires funds; you receive proceeds—often the same day.
10 Signs You’re Working With a Reputable Cash Buyer
- Proof of funds attached to the offer
- Local title company named (you can choose, too)
- Short inspection period (3–5 business days)
- Earnest money deposited promptly
- Clear as‑is language and no junk fees
- 1–2 property visits—no endless partner tours
- Flexible possession (e.g., a short rent‑back)
- Local references or recent settlements you can verify
- Willing to open title immediately and help resolve liens
- Provides a simple net sheet comparing your options
If anyone pressures you, promises guaranteed outcomes, or asks you to sign documents you don’t understand, step back. The FTC has a good overview of spotting housing/foreclosure scams and protecting yourself during high‑pressure situations.
https://consumer.ftc.gov/articles/foreclosure-scams
Legal & Tax Basics to Have on Your Radar
- Disclosures: Give buyers accurate information on known material issues; provide the EPA lead pamphlet for pre‑1978 homes (linked above).
- Closing Costs: Who pays which fees is negotiable. Use the CFPB explainer (linked above) to understand line items in Maryland.
- Capital Gains: If the property was your primary residence, you may qualify for an IRS exclusion on some or all of the gain; start with IRS Publication 523: Selling Your Home and confirm with a tax pro.
https://www.irs.gov/publications/p523
Special Situations: You Still Have Options
Behind on Payments or Facing Foreclosure
Act early. Review workout options like forbearance, repayment plans, or loan modification. If a sale is the smart choice, prioritize certainty over speculative upgrades. For step‑by‑step, see HUD‑approved housing counselors (free/low‑cost advice) and the Maryland resources below.
https://www.hud.gov/i_want_to/talk_to_a_housing_counselor
Maryland homeowners may also explore current programs via the Maryland Dept. of Housing & Community Development (Homeowner Assistance resources).
https://dhcd.maryland.gov/Residents/Pages/Homeowners/homeowners-assistance.aspx
If you’d like a local perspective on proactive steps, we break down practical ideas here:
- Foreclosure Prevention Measures in Capitol Heights (see below for area pages and local guides)
Damaged Rentals / Problem Tenants
If a unit was trashed or a long‑term tenant left the house in tough shape, a bank buyer will struggle to close. A cash sale avoids repair demands and the parade of showings. (If this is you, you’ll relate to the common fix‑up items we handle after closing.)
Estate Sales & Clean‑Outs
You can negotiate reasonable leave‑behinds (furniture, old appliances, debris). We often coordinate the clean‑out with our crew after closing so you don’t have to rush.
Prep That Matters (And What to Skip)
Do this:
- Gather keys, remotes, manuals, and any permits/receipts for recent work
- Replace missing smoke/CO detectors; secure loose handrails
- Remove personal photos/medications; rehome pets during showings/closing
- If possible, do a quick trash‑out and sweep—nice, not required
Skip this:
- Major kitchen/bath remodels right before selling
- Luxury landscaping projects
- Converting garages/bedrooms (hurts appraisal and buyer pool)
If you decide to test the retail market, smart prep and accurate pricing are everything. Either way, we’ll help you run the numbers so you make the best decision for your situation.
Our Local Cash Program—What It Looks Like In Real Life
Here at Simple Homebuyers, we buy houses for cash in Baltimore, MD, and nearby. Sellers come to us for many reasons—job relocations, inheritance, repairs they don’t want to tackle, divorce, or simply needing a fresh start. A real example (with details changed for privacy):
Sherry, a 48‑year‑old widow, needed to sell quickly after her husband passed. She was overwhelmed with bills and wanted to relocate to be near family. We provided a respectful walkthrough, a written as‑is offer with proof of funds, and a closing date that matched her timeline. She didn’t lift a hammer, didn’t pay for repairs, and left behind items she couldn’t take. We handled the clean‑out and renovation and resold the home move‑in ready to a new family.
What we routinely cover for sellers:
- All repairs after closing (our crews handle it)
- Most closing costs (ask us to break down your net)
- Flexible possession (including a short rent‑back if needed)
- Clear communication and a single point of contact through closing
We Buy Houses in Baltimore in Any Condition. Call (240) 776-2887 to get a fast, fair offer today—or fill out the short form for a same‑day callback.
Nearby Service Areas
We help sellers across Prince George’s County and throughout Maryland. If you—or a friend or family member—are selling outside Baltimore, learn how we work in these nearby communities:
- Shady Side: How an as‑is sale can simplify a waterfront or storm‑worn property:
We Buy Houses in Shady Side - Takoma Park: Tight timelines and unique older homes demand a clean plan:
We Buy Houses in Takoma Park - Woodlawn: Fast, as‑is options for mid‑century homes and rentals:
We Buy Houses in Woodlawn - All of Maryland: Our simple process across the state:
We Buy Houses Maryland - Nanjemoy: Country properties and acreage—handled with care:
We Buy Houses in Nanjemoy
FAQ — Fast Answers for Baltimore Sellers
Will you really buy my house in any condition?
Yes. We routinely purchase homes with roof leaks, damaged flooring, pet odors, long‑deferred maintenance, or full clean‑outs needed.
Do I have to empty the house?
No. Agree in writing on leave‑behinds and we’ll handle the rest after closing.
Can I choose the closing date?
Yes—within reason. We’ll work with your move timeline and can often close in as little as 7 days once title is clear.
What if I owe back taxes or have liens?
Title will confirm payoffs. We’ll help organize a path to a clean closing; your liens are typically paid out of proceeds.
Is there any obligation if I get an offer?
There’s no obligation. At minimum, you’ll have a written number to compare with any other path (agent listing, FSBO, or another investor).
Will I pay realtor commissions?
Not to us. In a direct sale, there are no listing commissions. We can also show you the economics if you choose to list with an agent.
Can I stay in the home after closing?
Often yes, via a short post‑closing occupancy agreement (rent‑back). We’ll set dates and a modest daily rate in writing.
How do taxes work when I sell?
If it was your primary residence, you may qualify for the IRS exclusion on capital gains; read Publication 523 (linked above) and check with your tax pro.
Ready for a Respectful, No‑Drama Sale?
When selling your house the traditional way just isn’t working—or simply isn’t right for your timeline—Simple Homebuyers is here to make it straightforward. We’ll evaluate your situation and make you a fast, fair, written offer with a closing date that fits your needs. No repairs. No commissions. No parade of strangers.
Call Simple Homebuyers at (240) 776-2887 or click to fill out the short form and get your fair cash offer today. At the very least, you’ll have a real number to compare with any other option—and the clarity to choose what’s best for you.