So what is the fastest way to sell a house in Georgia?
I am Brad with Arbor View Properties. I have been an active real estate investor for nearly 10 years now. I’ve also been a licensed agent since 2017. I hang my license with OneSource in Woodstock. So I know both sides, the traditional side as an agent and as an investor. I have bought hundreds and hundreds of homes from sellers who want to sell their house fast for cash and learned a thing or two about all of that.
So guys, I’m here to tell you the fastest way to sell a house.
THE FASTEST WAY to sell a house is to sell it to an investor, as-is, for CASH.
DONE. Close in two weeks.
Period. END OF STORY. That IS THE FASTEST way to sell a house… but that’s going to come at a price…
An investor has to make money, so they’re going to have to bake a profit number into the offer. We have to make a profit. I’m an investor. I have employees on payroll that I have to pay. If a business doesn’t make a profit, They eventually go out of business…
NOW LETS TALK ABOUT MONEY!
A lot of people that want to sell a house, think the traditional fashion. Listing with an agent.
Like I said, I’m an agent. I’ve been an agent since 2017. I understand that. Sometimes I’ll put my agent hat on for transactions and I’ll actually list the house for a seller rather than making them a cash offer because they might not be a fit for the cash offer.
So what are the drawbacks of listing a house?
A) If you’re going to list a house, you’re going to get a lot of people looking at it. You’re going to have to do showings.
B) You’re going to have to get the house ready to sell.
We tell people (and if anyone tells you otherwise, they’re lying to you…) THE BEST WAY to make THE MOST MONEY for your house is to get it looking nice and list it on the market, on the MLS, with a GOOD real estate agent, not just any real estate agent, but a good, knowledgeable, experienced real estate agent, and you list that house for the right price. You don’t overprice it.
Price matters in 2025. Let me repeat that again. Price matters. You cannot list a house for too much money. You must list it for the right price in this market we are in, in 2025. I can’t say that enough. So you have to list it with a GOOD AGENT for the RIGHT PRICE and IT WILL SELL and you will make more money that way than any other means.
That’s the best way to make the most amount of money.
Now, let’s rewind…
If you want to go THE FASTEST ROUTE, you SELL TO AN INVESTOR FOR CASH, and it’s going to happen very, very quickly.
Where’s there a middle ground in there? There’s probably a middle ground?
If money matters more to you, you need to go the agent route.
Then there’s convenience and speed. Speed and convenience is what we offer as investors. We’re going to do it FAST and we’re going make it EASY. That’s how we do it. On average, we close on houses in between 14 to 21 days.
We try, if at all possible, to buy your house for exactly what we said we were going to buy it for.
That’s not to say that sometimes we haven’t had to renegotiate, but I can tell you, I can count on one hand the number of times we have had to negotiate an offer with a seller in the last almost 10 years now, because I try to do what I say I’m going to do.
If I tell you I’m buying your house for X, that’s what I’m going to do, and if I tell you I’m going to close on X day, I’m going to do everything in my power to close on that day. Sometimes things happen, title issues come up that may delay closing until we can resolve them. Sometimes a payoff from the Bank may get delayed.
So now let’s talk about that middle ground… There are some other options.
You can list the house if you don’t want to fix it up. You can list the house AS IS on the market with an agent. You don’t necessarily have to fix it up, but again, you must price it right. I see a lot of people try to list their house as-is and it needs 25, 30, $40,000 worth of repair work, and they’re trying to ask the same price as their neighbor down the street who has this beautiful fixed up house that spent the last month getting it ready to sell, repainted everything. They’ve got nice pretty granite and new appliances and their air conditioning units are new and their roof is new.
Then you have Johnny down the street who has a 20-year-old roof, 20-year-old HVAC units. He hasn’t painted the house since the day he moved into it. The carpets are stained. And he’s trying to ask the same price as Fred down the street who’s put a lot of money into his house to get it ready for sale. That’s not how it works, guys. You’re going to have to price it right.
You can list it with an agent as-is. BUT here’s the thing… I’m going to share this with you…
If your house needs TOO MUCH WORK, then who is your market for the house? Investors…
If the house needs too much work, you’re going to scare away a lot of those kind of DIY buyers. There’s a certain amount of work that’s just too much for the ambitious couple who watches HGTV and thinks that they’re going to buy a fixer-upper and remodel it and live in it. The reality is that most people don’t have the skills to do that amount of work, IF IT NEEDS TOO MUCH WORK.
So who does have the skills to do that? Well, that’s an investor like me. I’ve flipped hundreds of houses. I know how much these things cost. I have a phone full of contractors that I can call and get work done, you name it. I’ve got multiple subcontractors of every trade and skill set that I can call on a heartbeat and get them on my job site, and I know how much they’re going to charge me. I know how long it’s going to take. I know how much it’s going to cost and I can get the job done.
A lot of these homeowners, they don’t have the skills to do that, so they’re going to run away.
So what does that do? It reduces your buyer pool on your house. Now you have LESS people looking at this house, and who’s looking at the house when it needs a lot of work? Investors. Investors like me. I’m going to come make you an offer on that house.
So why does that matter? Well, here’s the thing. You can reach directly out to an investor like myself, and you can get an offer DIRECTLY from us where we’re not charging you any commission.
I am an agent, but when I buy a house, I don’t charge any commission. There’s no point because I’d just be putting money from one pocket moving into the other. It’s kind of stupid. Why would I charge a commission on my own sale? I just buy it for what I’m going to buy it for and then I sell it on the backside and I don’t charge commission to myself when I sell a house in the future. Because, again, that’s like moving money from one pocket to the other. It’s kind of silly. So investors are making you offers so you can go directly from an investor and get an offer from us.
So what’s the difference? Well, when you list it with an agent, and the only offers you’re getting are from investors like me. (You could have gotten the same offer by going directly to me to get the offer) But, Now you have to pay a commission to your agent because they posted out for sale and they’re fielding all the offers from the investors like myself.
If your house is nice and it’s in really good shape and you have the time and the patience to list it on the market, you should list it on the market. Put it on the market with an agent. Make sure it’s priced right. I’m going to repeat that again. Make sure it’s priced right. Price matters in 2025. You have to be priced right. You’re probably going to sell it for a little bit more money.
You do have something in the middle here, which is the “iBuyers” out there, like Offerpad and Opendoor. I don’t see much from Offerpad anymore. I don’t know if they’re still buying houses or not… I know they’re running out of money because they lost money on so many houses. Opendoor, I don’t see how they’re making any money either, but they’re still buying houses. They operate on razor thin profit margins (In fact, they lose money a lot of times), but they’re ALWAYS gonna beat us on price.
BUT They are very selective about what they buy. They have a maximum amount of rehab of what they buy. They only buy certain houses. They only buy in certain areas. They have a lot of stipulations about what they’ll buy and what they won’t buy, right? AND they’re going to charge you the fees. They’re going to make you an offer for 250,000, but the reality is is you’re going to walk away from the closing table with $225,000 in your pocket, not 250 because they bake in all these extra fees because they make their money on all these fees. That’s how they make their money. They don’t buy every house. They’re very selective about certain areas.
I miss the heyday of prior to 2022 when all the hedge funds were buying properties. Everybody hears about it on the news. “Corporations buying properties” Well, guess what? They’re not buying anymore… Most of them stopped buying in 2022. YES over 2 years ago. So if you’re hearing that on the news, it’s old news, guys. Most quit buying in fall of 2022, and the ones that still are buying are not making the offers like they used to. Their offers aren’t competitive anymore.
Back then, You could sell the properties to those people and probably close it quick, and they were paying stupid money for houses. I was amazed at what they would buy a house for. That ship has sailed, though,They’re not doing that anymore.
All you have left is “Mom and Pop guys” like me. We’re the only ones still buying houses out there.
Or you can list it on the MLS, But you have to factor in the amount of work that the house needs. If it needs too much work, then you’re better off just going straight to an investor and getting an offer straight from them rather than listing it out on the market.
If it needs a little bit of work and you think a DIYer could take that on, then absolutely list it on the market.
Now, I’m going to share one more thing with you. Buyers right now in 2025 are super fickle. If your house has a 20-year-old HVAC system, or a 15-year-old roof, or a 20-year-old roof, or it needs this or that, a lot of big ticket items, buyers are expecting those things to be replaced because they don’t have a lot of disposable income right now.
Their mortgage payment is high, they’re having to put a lot more money down on the house just to get the payments where they want them. They don’t have all this extra money after they close on a house, to replace the roof, replace the HVAC system. They’re going to look out for those things to be replaced up front and they’re going to ask YOU, THE SELLER to replace them before closing OUT OF YOUR POCKET because they don’t want to have to do it after they close because they don’t have the cash.
You as the seller, are probably going to walk away from the closing table with cash in your pocket. So the way you can structure it is just agree to replace those items, and have the contractors get paid at closing in escrow. You do it a week or two before closing and the check gets cut from the closing attorney straight to the HVAC company, straight to the roofing company or whatever. If you’re working with a reputable company that doesn’t live hand-to-mouth and needs that money like five minutes ago, they can probably wait and get paid a week later and get paid at the closing table with a check. They’re probably okay with it. They can probably float it. You’re going to get more buyers when you have a house that’s move in ready.
We have noticed that we’re having to do higher levels of rehab and certain things that didn’t matter to buyers a few years ago, matter today.
Also, you’re probably going to be paying closing costs to buyers. They’re going to be asking you for closing costs. Unlike three years ago, buyers would get laughed at if they asked the seller to pay them closing costs.
The tides have turned. It has shifted. We’re paying closing costs on most of our transactions to the buyers because they need that extra money for down payment, buying down interest rates, that sort of thing.
So that’s the fastest way to sell a house in Georgia.
Selling to an investor is the fastest way, but there’s more to that.
It’s just like in contracting, you get good, fast and cheap. You can’t have all three. You get to pick two out of three. You can either have good and fast, you can have good and cheap, you can have fast and cheap, you can have fast and good but it ain’t going to be cheap, right? You can’t have all three. You can’t have your cake and eat it too.
You need to understand what’s worth more to you. Is time and convenience worth more to you? or is money worth more to you? Only you can answer that. I can’t answer that question for you…
IF you want to sell a house fast, we’d love to make you an offer on that house.
Fill out the form BELOW.
Missy, on our team will call you ASAP, and we probably have a few more questions for you.
We’re just going to see if we’re the right fit for one another.
If we are, then we’re going to schedule an appointment, come out to your house and come see you.
We do not make offers over the phone if we haven’t seen the house.
There are a lot of people out there in this market right now that will make you an offer over the phone. I can almost guarantee you, and I would be willing to bet you a hundred dollars that that offer is not real. It’s a bait and switch offer. They’re just trying to get you under contract, and they’re probably going to change that offer later.
Also with the I-buyers, nine times out of 10, the offer that you get when you fill out the online form IS NOT what you’re going to get from them at the end of the day. They are going to ask you for a reduction after they come see the house. So that offer you get online is a fake bait and switch offer.
We don’t do that. We are going to come out and see your house, and we’re going to make you a real offer for what we’re really going to buy the house for. We don’t play that price game. We don’t ask you for reductions later.
Sometimes we have to. There have been some situations, but I can count on one hand in the last 10 years the number of times I’ve had to do that, and it was all extenuating circumstances.
For instance, one was a hoarder house and the basement was full of stuff, and my guy couldn’t even go down in the basement (it was so full) And once we got the house cleaned out a little (we assisted the estate with this before closing), there was a massive crack in the foundation wall that we found the day before closing. We didn’t see this before, and we had to ask him for a price reduction before closing. And I felt terrible to ask him for that, but I split it with him. I said, “Look, I feel bad asking for this. I’ll split it with you. You pay half, I pay half. I’m good with that because I really hate having to come back and ask for something later.” But the reality is is we just didn’t see it.
And there was another house that we made an offer on. And during our due diligence period, when we sent our contractor over there, we found some pretty massive termite damage that we didn’t see when we did the initial walkthrough of the house. We had to ask for, it was only a few thousand dollars off the price. It wasn’t very much. Because there was termite damage, there was additional work that we had to do.
If you want to do business with an honest company,
FILL OUT THE FORM BELOW
We’ll call you ASAP.