No Surprises. No Pressure.
Three steps, zero mystery. From first contact to cash in hand — here's exactly what to expect, including how we calculate your offer.
Submit your property address on our website or call us directly at (216) 800-5146. This takes about 60 seconds.
We'll ask a few basic questions: the address, your timeline, and a little about your situation. There's no commitment, no paperwork, and no pressure at this stage — just a conversation.
What We Ask
Property Address
So we can research the area
Your Timeline
When do you need to sell?
Your Situation
Helps us understand how we can help
Property Condition
We buy any condition — no judgment
How We Calculate Your Offer
We'll walk you through this math on the call if you want. No smoke and mirrors.
Within 24 hours of submitting your property, we'll call you with a fair, all-cash offer. We use comparable sales in your neighborhood, the property's current condition, and our repair cost estimates to arrive at a number.
Our offers are transparent — we'll explain exactly how we got to the number. No lowballing, no games. If you don't like the offer, you're free to walk away with zero obligation.
Once you accept the offer, we open escrow with a local title company and you pick the closing date. We can close in as little as 21 days, or give you 30, 60, even 90 days if you need time to move.
On closing day, you sign the documents and receive your funds — typically via wire transfer the same day. Leave whatever you don't want. We'll handle everything else.
Typical Timeline
Submit property info
Online form or phone call
Receive cash offer
We call within 1 business hour
Sign the purchase agreement
Simple 1-page contract
Title search & escrow opened
Handled by local title company
Close & get paid
Wire transfer same day
No Mystery Math
We use the same formula every time. Here's the math on an actual type of property we buy regularly on Cleveland's North East Ohio — walked through line by line.
The Formula
What Changes the Number
If repairs are lower ($15K instead of $40K)
Your offer becomes $190,000 — the savings go straight to you.
If the ARV is higher ($300K house)
Every dollar of ARV improvement lifts your offer almost dollar for dollar after our fixed costs.
The worse the condition
Repair costs go up, which reduces the offer — but we still buy. We've bought houses with mold, foundation issues, and fire damage. Condition is never a dealbreaker.
Townsell Cash Offer
Traditional Listing
Numbers are illustrative examples based on typical North East Ohio Cuyahoga County transactions. Your actual figures will vary.
Worth Knowing
Yes — and this surprises most people. Many sellers who call us have homes in decent shape. They're not desperate. They're doing the math: guaranteed cash in 21 days vs. 90+ days of showings, repair negotiations, buyer financing risk, and 6% commission. When you run those numbers, the cash offer often wins even at a lower price.
We'll always give you an honest assessment. If listing with an agent would genuinely net you more, we'll tell you.
Get My Free Cash Offer →Get your no-obligation cash offer in 24 hours. Takes 60 seconds to submit.
