FAQ
The questions we get most often from Michiana-area sellers, answered without sales-speak.
As fast as 7 days from offer acceptance. Most closings happen 14–30 days out at a local St. Joseph County title company. You pick the date.
We pull recent sold comps in your specific Michiana neighborhood, weight them by recency, distance, size, and condition, and factor in estimated repair costs and our margin. The written offer shows the math.
Yes. The offer is typically good for 7 days. Plenty of sellers take it to a local agent for a second opinion and list instead.
Honest catch: our offer will generally be below what a fully-staged, fully-inspected MLS listing might fetch over 90 days. You're trading the price difference for speed, certainty, no commission, no closing costs, no repair credits.
No. No commission, no closing costs, no inspection fees, no repair credits. The offer number is the number wired to your bank at closing.
If significantly underwater, a short sale negotiated with your lender is usually better than a cash sale. We'll tell you that on the first call.
No. We buy as-is. Leave behind anything you don't want.
Rough shape is our specialty. Fire, frozen-pipe, foundation, hoarding, vacant homes — we buy them.
Yes. We buy tenant-occupied properties, even with difficult tenants.
Indiana is a judicial foreclosure state — St. Joseph Superior Court handles cases, typical timeline 150–180 days. We can usually close before sheriff's sale. See foreclosure.
We work with executors (personal representatives) and out-of-state heirs. Indiana probate (Title 29) typically runs 4–8 months for unsupervised cases. See inherited-house page.
Indiana is equitable distribution. We can sell the marital home with both spouses' agreement; proceeds split per the decree. See divorce sale page.
The entire transaction can be handled remotely via overnight mail or remote online notarization.
South Bend Cash Home Buyers is locally operated. We use our own funds. Some properties we rent, some we renovate and resell, some we hold.
No. We're not realtors. We don't list properties on the MLS.
South Bend, Mishawaka, Granger, Elkhart, Niles MI, Osceola, Roseland, plus surrounding St. Joseph, Elkhart, and Berrien county communities. Full list on our service-areas page.