Frequently Asked Questions

Yes. Robert Buys Houses is a registered real estate investment company operating in Georgia and Texas. We're accredited with the Better Business Bureau, and you can verify our standing at bbb.org. We provide written cash offers, use reputable title companies for every closing, and never pressure homeowners into a decision.

Listing can net more in some cases, but it usually involves repairs, showings, buyer financing, and waiting for the right offer. A cash sale is typically faster and more certain, and you can sell as-is. If listing looks like the better option for your situation and timeline, we'll tell you.

No. There are no agent commissions, no closing costs to you, and no hidden fees. The cash offer we present is the amount you walk away with. We cover all standard closing costs and handle the paperwork through a licensed title company.

We look at three things: recently sold comparable properties near your home, the estimated cost of repairs and updates needed, and your preferred closing timeline. We share this breakdown with you so you know exactly how we arrived at the number.

As fast as 7 to 14 days if you need to move quickly. But we're flexible — if you need 30, 60, or even 90 days, we'll work around your schedule. You pick the closing date.

Just the property address and a few basic details — beds, baths, approximate condition, and any known issues. Photos help but aren't required. We can typically get you a preliminary offer within 24 hours.

No. Our offers are no-obligation. We'll present the number, explain how we got there, and you decide. No pressure, no follow-up harassment, and no expiration deadlines.

We buy single-family homes, townhomes, duplexes, and small multi-family properties in any condition. That includes homes needing major repairs, fire or water damage, foundation issues, code violations, vacant properties, homes with tenants, and properties in probate or foreclosure.

Yes. We work with homeowners in pre-foreclosure and can often close fast enough to help you avoid a foreclosure on your record. Call us and we'll walk through your options — even if selling to us isn't the best fit, we can point you toward resources that might help.

Yes. We buy houses that need minor cosmetic updates all the way to homes with major structural issues, fire damage, water damage, mold, foundation problems, roof failures, and code violations. We've seen it all and nothing scares us off. You don't need to clean, repair, or even empty the house before selling.

Yes. We buy homes with tenants in place — whether they're on a lease, month-to-month, or even non-paying. You don't need to go through an eviction before selling to us. We handle tenant situations regularly and can work around existing lease agreements.

Yes. We work with heirs and executors throughout the probate process. Whether probate is open, pending, or already completed, we can typically structure a deal that works. We also buy inherited properties where multiple heirs need to agree on the sale.

We buy houses with foundation issues all the time. Foundation repairs can cost $10,000 to $50,000 or more depending on severity, and most traditional buyers won't touch a home with known foundation movement. We factor the repair cost into our offer so you don't have to fix anything before selling.

Yes. Whether your home was damaged by a hurricane, flooding, hail, or wind, we can make a cash offer. We also buy homes in flood zones and properties with prior insurance claims on record. Flood and storm history doesn't disqualify your property.

We use a licensed title company to handle every closing. They manage the title search, prepare the paperwork, and distribute the funds. You review and sign the documents, and the title company wires your payment or issues a check — typically the same day. We cover all standard closing costs.

Yes. Most homeowners still have a mortgage when they sell. At closing, the title company pays off your remaining mortgage balance from the sale proceeds and you receive the difference. If you owe more than the home is worth, call us and we can discuss your options.

Yes. We buy homes in incorporated cities, unincorporated communities, rural areas, and everywhere in between across our service areas. If you have a property in the greater Atlanta or Houston metro, we can likely make an offer regardless of your exact location.

We don't pressure homeowners with expiration deadlines. Our offers are typically good for a reasonable timeframe, and if market conditions change significantly, we'll have an honest conversation about any adjustments. Take the time you need to make the right decision for your situation.

It depends on your listing agreement. If your contract has expired or is about to expire, we can absolutely make an offer. If you're still under contract, check with your agent about cancellation terms. We never want to create legal issues for a homeowner — we'll help you figure out the best path forward.

Yes. That's actually one of the most common situations we see. Many homeowners get repair estimates of $30,000 to $80,000 or more and realize the cost doesn't make sense for their situation. We buy these homes as-is and factor the repair costs into our offer — so you skip the renovation entirely and walk away with cash instead of sinking money into a home you're ready to leave.