How it works

Three steps. About a week. Here's the whole thing, spelled out.

No secret process, no "let's see what we can do for you" runaround. This page walks through exactly what happens between the moment you reach out and the moment the wire hits your account, including the parts other buyers gloss over.

1
Tell us about the house
Takes 30 seconds · costs nothing

Type your address into the form or call (920) 259-4326. Either way, a real, live person from our company gets back to you fast, usually within minutes, any day of the week. Never a call center, never a robo-dialer.

We'll ask about the house's condition, your timeline, and what you're trying to solve. Ten honest minutes. If it's clear we aren't the right fit, we'll say so on that first call and point you toward someone who is.
2
Get your written offer within 24 hours
In writing · no obligation

We take a respectful look at the house, sometimes with a partner or two who help us evaluate it, and put a cash offer in writing within 24 hours. A real number you can hold in your hand, not a "range" that firms up only after you're interested.

Show it to your family, your attorney, your agent friend. Nothing gets signed until you're completely comfortable, and if listing with an agent would genuinely net you more, we'll tell you that up front.
3
Pick your date, sign, get paid
7 days out or 3 months out, your call

You pick the closing date. After you accept, there's a short verification period, usually about a week, while we confirm the property matches what we discussed and the title is clear. Then your deal goes firm, and we place $5,000 of earnest money with a Wisconsin title company. Miss your date and it's yours, automatically. That's the HBD On-Time Guarantee.

A licensed Wisconsin title company handles the closing and the money, the same way it would with any traditional sale. You sign, they wire your proceeds, and the house, along with everything you chose to leave in it, becomes our responsibility.

While you decide

What you will never get from us

No pressure calls

If it's a no, we may ask a question or two to make sure we understood your situation, and then the ball stays in your court. No arm-twisting, no weekly check-ins.

No bait-and-switch

The written offer is the real offer. The only thing that can change it is something about the house we couldn't have known, and if that happens, we show you exactly what we found and why it matters.

No mystery fees

No commissions, no processing fees, and we pay typical closing costs. The number on the paper minus your loan payoff is what you keep.

No judgment

Full house, damaged house, complicated family situation. We've seen all of it since 2010, and you never owe us an explanation.

What happens between the offer and the closing

The three steps above cover how you get to a number. This is what happens after you accept one, because that stretch is where most sellers feel least informed.

A short verification period. Usually about a week. We confirm the property matches what was described and the title comes back clear. This is not an inspection contingency in disguise — we are not looking for reasons to renegotiate, we are confirming the basis of the number we already gave you.

The title company opens a file. A search runs at your county's Register of Deeds. It looks for the mortgage you know about and the things you might not: an unreleased mortgage from an old refinance, a judgment, a contractor's lien, an easement, or an heir who was never conveyed out of the chain. Most of what turns up is administrative.

Your deal goes firm and our money goes into escrow. $5,000 with a Wisconsin title company, on a day we tell you in advance. From that point the closing date is backed by money rather than by a promise.

Closing. You sign the deed and the settlement statement, the mortgage and any liens are paid from the proceeds, the deed is recorded, and the balance is wired to you or issued as a certified cheque. You can attend or sign remotely.

What we need from you, and what we do not

What genuinely helps:

Photo ID, and the mortgage details if there is a loan on the property
A recent property tax bill, if you have one to hand
For an estate: the letters appointing the personal representative, once they exist
For a rental: current leases and the security deposit ledger
Anything you know that we would not see — a failed septic, an open municipal order, a lien, work done without a permit

That last one matters more than the rest combined. Disclosure up front produces a number we stand behind; a surprise found later is the one thing that legitimately changes a price, and we would much rather not be in that conversation.

What you do not need to do: clean, clear, repair, paint, mow, stage, photograph, get an inspection, get an appraisal, or assemble a file before calling. Take what you want out of the house and leave everything else exactly where it is.

Where a timeline can slip, and what happens if it does

Being honest about this is more useful than promising it never happens.

Probate. If the seller is an estate, the pace is set by the court calendar rather than by us. A personal representative has to be appointed before the house can be conveyed. We hold offers through that and schedule the closing to the appointment.

Title defects. An unreleased mortgage needs the old lender to produce a satisfaction, and lenders move at their own speed. A missing heir needs a probate step. These are solvable and they are also the most common reason a date moves.

Payoff and lien figures. Occasionally a lienholder is slow to state what they are owed. Nothing can close until they do.

What does not slip: our side of it. If we miss the closing date in your contract for any reason on our side, the $5,000 already in escrow is released to you — no claims process and no argument about fault. And if we ask to move the date for a reason on our side, you choose: accept the new date, or cancel and keep the deposit. The full terms, including the parts that protect us, are on the guarantee page.

Questions about the process

How quickly can you actually close?

Where title is clean and there is no probate, two to three weeks is typical and faster is possible. The constraint is the title work at your county Register of Deeds, not us. It can also be much slower entirely at your choosing — if you need sixty days to arrange somewhere to go, you take sixty days.

Do you need to see inside the house?

Yes. Every offer follows somebody walking the property, which is the whole reason we can commit to a number and not revisit it. If the house is occupied by a tenant we arrange access properly rather than turning up. If it is full of belongings, that is fine — we are not judging the state of it and it does not change the price.

Is the written offer binding on me?

No. The offer is our commitment, not yours. Nothing binds you until you sign a purchase agreement, and there is no expiry pressure, no fee and no follow-up campaign if you decide against it.

What if I change my mind after accepting?

Talk to us. Before your deal goes firm this is usually straightforward. After it goes firm there is a signed contract with obligations on both sides, so it depends on where things stand — but we have never had an interest in holding somebody to a sale they have genuinely changed their mind about.

Who pays the closing costs?

We cover the normal closing costs and there is no commission, because there is no agent on our side. What still comes out of your proceeds are the things attached to the property itself: the mortgage payoff, any liens or back taxes, your prorated share of the property tax, and the state transfer fee at $3 per $1,000. All of it is itemised on the settlement statement, which you see before you sign.

Where to go next

Ready for step one?

Thirty seconds now, a written offer within 24 hours, and 'no' stays a perfectly good answer the whole way through.

Rather talk to a person right now? Call (920) 259-4326 and a real, live person from our company answers. Never a call center.

Ready when you are

Get a free, written cash offer within 24 hours. No fees, no repairs, no obligation.

Get My Cash Offer

or call (920) 259-4326 — a real person answers