Frequently Asked Questions
Straight answers about cash home sales in New Mexico. Don't see your question? Call (505) 420-3297.
Process & timing
How fast can you actually close?
As fast as 7 days for a clean-title cash close. Most of our NM closings happen in 14-30 days. You set the date — we match it.
How do you decide what to offer?
We pull recent comparable sales in your specific NM neighborhood, estimate repairs to bring the property to market-ready condition, and back out our holding and transaction costs. The number we send is the number we close at — no last-minute renegotiation.
What's the timeline from first call to cash in hand?
Initial conversation, then written offer within 24 hours. If you accept, we open title at a NM title company. Title typically clears in 5-10 days. You pick a closing date anywhere from 7 to 60 days out. Funds wire to you typically same-day or next-business-day after recording.
Fees & pricing
Are there really no fees?
None. No commissions, no transaction fees, no junk fees. We pay all standard seller closing costs including title insurance, escrow, recording, and NM transfer fees. The number on your offer is the number you net, minus only your existing mortgage payoff and any other recorded liens.
What's the catch?
There isn't one — but our offer is almost always less than full retail. We make our money on the spread between what we pay and what the property sells for after repairs. If you have time and the property is in good shape, an MLS listing will likely net you more. Our offers are most valuable when speed, certainty, or condition matter.
How do you compare to an iBuyer (Opendoor, Offerpad)?
iBuyers charge a "service fee" of 5-9% on top of their offer. We charge nothing. iBuyers typically only buy properties in good condition in narrow ZIP code ranges. We buy across NM in any condition.
Property condition
Do I need to clean or fix anything?
No. Leave broken appliances, accumulated stuff, dated finishes, the carpet you've been meaning to replace. We buy as-is and handle everything.
Do I need to be there for the inspection?
We don't run a formal inspection. We may walk the property once before closing — the seller doesn't need to be present.
Will you buy a house with major problems?
Yes — foundation issues, fire damage, mold, hoarder situations, code violations, failed septic, off-grid, wildfire-damaged East Mountain properties. The worse the condition, the more value we add by handling it. More on as-is sales.
Tenant & occupancy situations
Will you buy a house with tenants in place?
Yes. Occupied, vacant, Section 8, behind on rent, month-to-month leases — we buy them all.
What if the house is vacant and I'm out of state?
Most of our out-of-state owners never visit the property again after listing it with us. We coordinate utilities, locks, cleanout, and remote closing through a mobile notary.
Legal situations — New Mexico
What if I'm in foreclosure?
Call as soon as possible. New Mexico is a judicial foreclosure state — the lender must file suit in district court and obtain a judgment before a sheriff's sale can be scheduled. The full process typically takes 4-9 months from first missed payment. We can usually close fast enough to pay off the mortgage and stop the auction. More on stopping NM foreclosure.
What if I inherited the house and it's in probate?
We work with NM probate routinely. NM probate proceedings go through District Court (most counties) or Probate Court (informal). We can sign a contract during probate and close once Letters Testamentary or Letters of Administration are issued — typically 30-90 days. For estates with under $50,000 in personal property and no real estate complications, NM has a simplified small-estate affidavit process under NMSA 45-3-1201 that's even faster. More on selling an inherited NM house.
How does NM community property law affect selling during divorce?
New Mexico is a community property state. Both spouses generally need to sign to convey title to a marital home acquired during marriage, even if only one is on the deed. We work with both parties and their family law attorneys to structure clean closings. More on selling during a NM divorce.
Do I need a New Mexico real estate attorney?
For most straightforward sales, no — the title company handles the documents and closing. For probate, complex divorce, or pre-foreclosure situations, talking to an NM attorney is wise. We work alongside attorneys often and can refer you to one if needed.
About us
Are you a wholesaler?
Sometimes, depending on the deal. Some properties we keep as rentals, some we renovate and resell, some we assign to vetted partner buyers. You sign one contract and you close once — that's all that changes for you.
Are you a licensed brokerage?
We are a private home-buying company, not a licensed real estate brokerage. We don't represent buyers or sellers in third-party transactions — we only buy properties for our own account. That means no commissions and no fiduciary representation; it also means we have skin in the game on every deal.
What if I just want to learn about my options?
Call us. The conversation is free, confidential, and no-obligation. We'll tell you honestly whether a cash sale or a traditional listing makes more sense for your situation. If a listing is right for you, we know reputable NM agents we'll refer you to with no kickback to us.