Sell a Hoarder House or Uninhabitable Property
Nobody wants to explain the inside of the house on the phone. You do not have to. We have bought houses you could not walk through, and we buy them without a single photograph going online.
You do not need to clean anything, apologize for anything, or let anyone see it before we do. We have bought houses where you could not open the interior doors, and the conversation was exactly as ordinary as any other.
What you are dealing with
Sound familiar?
- A house too full to show, clean, or even assess
- Dumpster and clean-out quotes running into five figures
- Family embarrassment and pressure from neighbors or the city
- Animal damage, odor, and biohazard concerns
Questions sellers ask us first
- “Do I have to clean it out?”
- “Will anyone see the inside?”
- “What about the animals or the smell?”
What you will need
- • Deed
- • Any code enforcement notices
- • Mortgage statement, if any
How it works in Tennessee
The timeline, the law, and your options
- Step 1
Habitability and code
Accumulation cases often draw code enforcement attention, and repeated citations can escalate to fines or condemnation.
- Step 2
Access and assessment
A cash buyer needs enough access to judge the structure, but not a staged or cleaned house.
- Step 3
Clean-out after closing
Contents are removed by the buyer after funding, so the seller never has to face the job.
Legal notes
- • Personal documents and valuables should be retrieved before closing -- once it is ours, contents are disposed of.
- • Code cases attached to the property transfer with it, so tell us about any citations.
Your options
- • Pay for a professional clean-out and then list
- • Sell to a wholesaler and take a lower net
- • Sell directly, contents included, with clean-out handled by the buyer
How we handle it
What selling to us looks like
Leave everything. We do the clean-out at our cost, there is no listing and no public photos, and we have handled odor, animal damage, and biohazard situations before. No lectures, no photos, no audience.
- No cleanout required. We haul everything, including what is in the garage, the outbuildings, and the yard.
- Discreet walkthroughs -- one person, no photographs shared, no sign in the yard.
- Floors, subfloor, drywall, and mechanicals damaged by long-term conditions are within what our crews replace.
- Take out what matters to you on your own schedule before closing; leave the rest.
Our process
Three steps, no surprises
- 1
Tell us about the house
Call or send the address. We ask about condition, timing, and what is going on -- not for photographs or a clean house.
- 2
We walk the property
We look at it ourselves as a licensed contractor and price the repairs from real numbers instead of a padded guess.
- 3
Written offer, your date
You get a written, no-obligation offer, usually within 24 hours. You pick the closing date; we can close in as little as seven days.
Cash offer vs. listing
Compare the net, not the headline price
| Selling to Unique Construct | Traditional listing | |
|---|---|---|
| Repairs | None — we buy as-is | Seller pays before listing |
| Commissions | None | Typically 5–6% |
| Closing costs | We cover the standard costs | Often seller-paid |
| Showings | One visit from us | Open houses and lockbox |
| Contingencies | No financing, appraisal, or inspection outs | All three |
| Timeline | As little as 7 days | 45–60 days after a contract |
FAQ
Questions sellers ask
- Really -- nothing has to be removed?
- Take what matters to you. Everything else stays and we deal with it.
- Will you put photos of the inside online?
- No. There is no listing and no marketing. This stays private.
- There are animals living in the house.
- We have seen it. It affects the price, not our willingness to buy.
- What if there is animal damage or odor?
- It is common in these houses and it is priced in. Odor abatement and subfloor replacement are standard parts of the rehab for us.
- Can I keep some belongings?
- Of course. Tell us what you are taking and take your time getting it out before the closing date.
No obligation
Get a written offer
Tell us what is going on. We will be straight with you about whether selling is actually your best move.
Hoarder House? Get your offer
No obligation, no fees, no repairs. Tell us about the property and you get a written cash offer within 24 hours of the walkthrough.
Related
Other situations we buy in
Hoarding or uninhabitable by city
Hoarder House? Call (865) 277-6808 and we will tell you where you stand.
Call (865) 277-6808This page is general information, not legal or financial advice. Every situation is different — call us and we'll walk through yours.