How it works.

1. You send us the property

All we need is an address or a parcel number. If you have neither handy, a rough description and the county will usually get us there. You don't need to know the acreage, the zoning, whether there's water, or what it's worth — those are the things we go find out.

Nothing about sending it commits you. It isn't a contract, an option, or a listing agreement, and there's no cost.

2. We evaluate it

This is the part that takes a few days, and it's where the number comes from. On every property we look at:

• Zoning and what the city will actually allow. The current zoning is a starting point, not an answer. What matters is the minimum lot size, whether a rezone is realistic, and how that particular city has treated similar applications.
• Access. Whether the parcel touches a public road, and what it takes to get legal and physical access if it doesn't.
• Water. In this valley water is often the whole deal. What shares or acre-feet the ground carries, whether they transfer with the sale, and what the city requires to be dedicated.
• Topography and constraints. Slope, floodplain, wetlands, easements, power lines, and anything else that quietly removes buildable area.
• What comparable ground has sold for — both raw and approved, because the gap between those two numbers is where our margin has to come from.

If we find something that kills it, we tell you what it was. That's usually more useful to you than the offer would have been.

3. You get an offer in writing

A specific dollar figure, the closing timeline, and which costs we cover — all written down. If you want to know how we got to the number, ask and we'll walk you through it.

Then you decide. You can accept it, come back with a different number, sit on it, or say no. We won't hound you, and a "no" ends it.

4. Closing

Closing happens at a title company, not at our kitchen table. They handle the title search, the deed, and the money, and they answer to both of us. Funds come to you from the title company's escrow account.

Figure on about four weeks from accepted offer to money in your account. Land closes faster than a house because there's no financing, appraisal or inspection contingency on our side, so the limiting factor is the title work.

Clean title with a single owner can beat four weeks comfortably. Liens, old easements, heirs on a deed or an unfinished probate take as long as they take, and no honest buyer will promise otherwise. Either way we'll put a specific target date in the offer rather than a vague promise, and if we need to move it we'll tell you why.

What "cash offer" actually means

It means we're not going to a bank for approval, so there's no loan that can fall through three weeks in. It does not mean somebody shows up with a briefcase — the money moves through escrow at the title company, by wire or check, the same as any other closing.

What "no obligation" actually means

You can walk at any point before you sign a purchase contract, for any reason or none. Asking for an offer doesn't obligate you to sell, doesn't take your property off the market, and doesn't give us any claim to it. We don't charge for the evaluation, and we don't send an invoice if you decline.

What you don't have to do

• No agent, and no commission. We buy directly. There's no 6% coming off the top. If you'd rather work through an agent you already trust, that's fine too — we'll deal with them.
• No cleanup, clearing, or repairs. We buy the ground as it sits. Old fencing, junk, weeds, an abandoned shed — none of it needs to be dealt with first.
• No showings. Nobody walks through on a Saturday. We'll visit the property ourselves; you don't need to be there or to prepare anything.
• No survey at your expense. If a survey is needed for the deal, that's on us.
• No clearing up back taxes or liens first. Those get handled at closing out of the proceeds. It's a normal situation, not a dealbreaker.