You’ve seen the signs at busy intersections and postcards in your mailbox: “We buy houses for cash” and “Sell my house fast.” The promise is enticing, especially if you’re staring down a looming move date, a job transfer, or a property that’s bleeding money. The headline claim is clear: close in seven days or less. Is that actually possible, and if so, what needs to line up to make it happen?
I’ve sat at enough kitchen tables with sellers and at enough closing tables with investors to know the truth is more nuanced than a billboard. A seven‑day close can be real, but it isn’t magic. It’s logistics, underwriting discipline, local statutes, and people willing Click for info to move quickly. The rest is marketing gloss.
What “cash” really means in these deals
“Cash” doesn’t necessarily mean a briefcase full of bills. In real estate, a cash buyer funds the purchase without a mortgage loan from a traditional lender. That’s the big time saver, because you skip the bank’s appraisal, credit approval, and the underwriting daisy chain that can stretch timelines. Cash still flows through a title company or attorney trust account, and funds usually arrive by wire.
True cash buyers fall into a few camps. There are local investors who buy, renovate, and resell. There are landlords expanding portfolios. There are regional or national companies that market under the “we buy houses” banner, then assign contracts to other investors or purchase directly. Some finance their purchases with lines of credit or hard money, which is close enough to cash from a timing perspective, though it can add a day or two for draw approval.
The biggest clue you’re dealing with real cash is proof of funds. Not a letter promising to fund, not a generic line of credit statement, but an account snapshot or escrow letter showing enough money to cover the purchase and closing costs. When buyers balk at providing any proof, they’re asking you to accept risk that you can’t quantify.
Where the time goes in a fast close
Seven days is not arbitrary. It’s the minimum window where four critical tracks have to complete: title search and curing, access and due diligence, settlement document prep, and municipal or HOA compliance. If those land on time, you can sign by day seven. If any one of them slips, the whole timeline moves.
Title is the bottleneck more often than not. A title company or attorney searches for liens, judgments, unpaid taxes, encroachments, and breaks in the chain of ownership. In a straightforward single‑family sale with clean records, a title search can be turned in 24 to 48 hours. But add an old second mortgage that was never properly released, an estate where one heir didn’t sign, or a municipal utility lien no one knew about, and you’re looking at procedural work that simply can’t be rushed.
Due diligence for a cash buyer is lighter than for a bank, but not negligible. An investor will at least want a walkthrough and basic photos. Many skip formal inspections to save time, but they still need access. If a tenant won’t cooperate or a seller won’t provide codes for the alarm or smart lock, the clock keeps ticking.
Then there’s the silent timeline killer: payoffs and estoppels. Mortgage payoffs are usually quick, one to two business days. HOA estoppel letters range wildly. I’ve seen them same day when associations are professionally managed, and I’ve seen them stretch past a week when the HOA is run by a volunteer board that meets once a month. City lien searches can also take time, especially in municipalities that require a lien letter to issue a clear title policy.
How seven days actually happens
A legitimate “sell my house fast” close looks a lot like a relay race. Everyone involved is sprinting with a baton that can’t be dropped. When I’ve watched these deals land in under a week, a few consistent patterns show up.
First, the buyer’s team is already retained. They aren’t shopping for a title company after the contract is signed. They have a go‑to title agent who recognizes their number and prioritizes the search because they bring repeat business.
Second, the purchase contract is simple, with short inspection periods and minimal contingencies. There’s no financing or appraisal contingency. Earnest money hits escrow within 24 hours. The buyer provides proof of funds with the offer, not as an afterthought.
Third, the property is accessible and vacant, or at least easy to show. When a seller hands over keys or a lockbox code on day one, the buyer confirms condition quickly. Surprises slow things down.
Fourth, the seller can move just as quickly. That means having identification ready, mortgage account numbers handy, heirs reachable if there’s an estate, and payoff authorizations signed. Sellers underestimate how often their side causes the delay, not the buyer.
Finally, the municipality and HOA environment allows it. In some counties, the title company can pull everything electronically without waiting on paper or an office visit. In others, you are at the mercy of a clerk’s turnaround time.
Local laws that set the floor
The feasibility of seven days depends on your state. In attorney‑closing states like New York, South Carolina, and Georgia, the attorney’s calendar and state‑specific requirements can add a day or two. Some jurisdictions have transfer tax pre‑payment quirks or mandatory well and septic certifications that cannot be waived. In parts of Florida, for example, municipal lien searches are customary because cities can levy code enforcement fines that follow the property. If a lien search takes five business days, that’s your floor.
Conversely, in title company states with e‑recording and no obligatory city lien letter, it’s easier to compress the schedule. Even then, weekends and bank holidays matter. A seven‑day claim often assumes five business days plus a weekend for packing and logistics.
When “assignment” is part of the model
A large subset of cash home buyers contract to buy your house, then assign the contract to another investor for a fee. It’s legal in many places, but it can complicate timelines and expectations. If the end buyer needs more time to review or can’t get funds together on the promised schedule, your closing slips. Assignments are not automatically a problem, but you should know whether your counterparty plans to close themselves or market the contract.
If you prefer certainty, ask for a clause that prohibits assignment without written consent or that imposes a nonrefundable deposit if the buyer assigns and fails to close. Serious “we buy houses for cash” companies used to this question will have a clear policy.
Price and speed are connected
Every investor I know measures opportunity cost and risk with a yardstick called “discount to as‑is market value.” If they pay your full unrenovated market value and close in seven days, they’ve absorbed holding and repair risks for free, which doesn’t pencil out. A real cash offer that closes fast usually reflects a discount that covers three buckets: the needed repairs, the cost of money and holding during the project, and a margin for risk and profit.
The quicker the close, the less time an investor spends on due diligence, and the more risk they price in. If you can give a buyer two to three weeks with access for contractors and photos, you can sometimes trade time for a slightly better price. That’s not a universal rule, but in practice, speed carries a cost.
A realistic best case
Let’s map a true seven‑day path. You call on a Monday morning. By Monday afternoon, a buyer walks the property and makes an offer with proof of funds. You accept electronically the same day. Earnest money hits escrow Tuesday morning. Title is opened immediately, and a rush search begins. The buyer’s inspection window is one to three days, during which they bring a contractor for a quick look. Any price adjustment happens by Wednesday.
Meanwhile, the title company orders mortgage payoffs, HOA estoppel if applicable, and a municipal lien search if customary. The payoff arrives Wednesday. The HOA estoppel, with a rush fee paid, arrives Thursday. The lien search, if required, posts Friday morning. Title clears you of any unreleased liens. Settlement statements are drafted Friday, you review proceeds, sign a few pre‑closing affidavits, and arrange mobile notarization for Monday morning. Closing is Monday, funds wire out Monday afternoon, and you have possession handled by Monday evening.
That’s an idealized sequence, but I’ve seen it. I’ve also watched a stray $214 water bill lien discovered on day five add three days while the city processed payment. The deal still closed quickly, just not under the seven‑day headline.
Why these buyers can move so fast
Cash home buyers repeat the same process hundreds of times, so they strip friction from the playbook. They use standard contracts tuned for short timelines. Their title partners know the drill. Their funds sit in accounts where wires are authorized quickly. They use mobile notaries. They accept houses in rough shape and waive repairs except for safety issues that affect insurability or transfer. Volume turns into speed.
There’s also a behavioral element. The “sell my house fast” audience is often making decisions under stress. The best investors shoulder complexity so you don’t have to. The worst exploit urgency with vague terms. Knowing the difference saves you both time and money.
Common snags that blow up a seven‑day promise
A handful of issues derail fast closings more than anything else. If any are lurking in your situation, plan accordingly.
- Title clouds that need curing: old liens that were never released, judgments against a seller’s name match, probate that wasn’t fully completed, or missing marital releases in community property states. Access problems: a tenant refuses showings, a seller is out of state without a plan to grant entry, or utilities are off and the buyer needs them on to assess major systems. HOA and municipal delays: slow estoppel processing, required city inspections for point‑of‑sale compliance, or open permits that must be closed. Payoff surprises: a second mortgage or HELOC with a balance higher than expected, or per‑diem interest that changes proceeds more than a tight budget can absorb. Identity and notary issues: sellers without valid identification, overseas sellers who need an appointment at a U.S. embassy, or name mismatches on deeds and IDs.
If you head these off early, the advertised timeline moves from marketing claim to achievable plan.
How to gauge if a buyer’s seven‑day close is real
You don’t need a real estate license to spot credibility. You do need a few pointed questions. Ask for proof of funds that covers purchase price and closing costs. Confirm which title company or attorney will close and whether they can start the search immediately. Pin down the inspection period length and what exactly the buyer needs access for. Clarify whether the contract is assignable. Ask for a draft settlement calendar that hits day seven, including when you will review the closing statement and how you’ll sign.
Good buyers will answer in specifics, not slogans. They’ll offer to connect you with the title agent so you can hear progress firsthand. They won’t push you to sign a contract with blank lines or vague contingencies. When a buyer says, “We can close in seven days,” the follow‑up should be, “Here’s how we’ll do it in this county.”
When a slower cash close still beats a financed offer
Not every deal needs to cross the line in seven days to be a win. A 10 to 14 day cash close often beats a 30 to 45 day financed sale, especially if your house needs work. Cash buyers purchase as is, so you bypass repair requests. There’s no appraisal risk that could trigger a renegotiation. You can often choose a closing date that lines up with your next move and negotiate a short post‑closing occupancy if you need a few days to finish packing.
I’ve seen sellers take slightly lower cash offers to eliminate three headaches: showings, repairs, and uncertainty. When you do the math on carrying costs, time off work for showings, and the chance of a financed deal falling through in week five, the delta shrinks.
If you want speed without giving away the farm
You can keep leverage and still move fast. Prepare before you ever call the “we buy houses” postcards. Gather mortgage statements, HOA contact info, prior survey if you have it, and a list of known repairs. Turn utilities on if they’re off. If there’s an estate, have letters testamentary ready. If there’s a divorce, confirm both parties will sign. A prepared seller compresses the timeline more than any marketing claim.
Consider getting two or three cash offers from different buyers the same day. Let them know you are deciding quickly and that proof of funds and a specific close plan matters to you. Ask each buyer to identify any potential title or municipal hurdles in your area. The way they answer is as important as the number they quote.
What sellers often underestimate about moving in seven days
Closing is not moving. A wire hitting your account is the easy part. Moving trucks, storage, utility transfers, and change‑of‑address chores rarely fit neatly into a week unless you’ve staged in advance. If you can, negotiate either an occupancy agreement for a few days after closing or a holdback where a small portion of proceeds is retained until you hand over keys. Serious buyers are used to these arrangements, and they protect both sides.
On occupied rentals, give attention to the handoff. A fast sale with a tenant in place can work, but the buyer will want a copy of the lease, security deposit records, and any notices already served. Federal and state law require proper handling of deposits and written notice of change in ownership. If that’s messy, the buyer will slow down or reduce price to compensate.
The ethical spectrum of “we buy houses” companies
Not all cash home buyers are created equal. The good ones are transparent about price justification, walk you through the numbers for repairs and holding costs, and put it in writing. They show up on time, respect your home, and stick to their word even if something minor comes up in due diligence. Their contracts are short and readable. They offer to let you talk to past sellers or to the title company directly.
The ones to avoid pressure you to sign on the spot, use long contracts with tricky clauses, and spring price cuts right before closing with vague reasons. They list properties on MLS before they own them without telling you they’re assigning the contract. They promise a seven‑day close and then ask for extensions without a clear cause. If you sense any of that, step back. You’re not out of options just because you want speed.
A quick sanity check before you sign
Use this compact checklist to test whether a seven‑day close is realistic for your situation.
- Do you have clear title with no unresolved liens, judgments, or probate issues? Is the property accessible and, if applicable, are utilities on for a quick assessment? Can your HOA or municipality deliver required letters or inspections within five business days? Has the buyer provided proof of funds and identified a specific title company or attorney who can start today? Are you personally ready to move, sign, and respond quickly to document requests?
If you can answer yes across the board, seven days is not a pipe dream. If one or two answers are shaky, plan for 10 to 14 days and choose a buyer who admits as much. Honesty beats bravado when clocks are ticking.
Bottom line on the headline promise
Cash home buyers can and do close in seven days, and sometimes faster. The promise is realistic when the property is straightforward, the seller is prepared, the buyer is competent, and the local process cooperates. The words “sell my house fast” are not a guarantee by themselves. What guarantees speed is a buyer who shows funds, opens title immediately, sets a concrete schedule, and solves small problems before they become big ones.
If you want speed, trade a little price for certainty, not all your leverage for hype. Ask better questions, pick the buyer who talks in specifics, and line up your own side of the paperwork. Then the timeline on the postcard stops looking like a stunt and starts looking like a plan.