Sell Without Showings, Commissions, or Contingencies
A listing means strangers in your house on someone else's schedule, a commission off the top, and a contract that can collapse over an appraisal. A direct sale removes all three.
It is worth doing the arithmetic honestly. A higher list price minus commission, concessions, repairs, and three more months of carrying costs often lands close to a straight cash number that closes this month.
What you are dealing with
Sound familiar?
- Keeping a house show-ready with kids, pets, or a work schedule
- Six percent of the sale price leaving at closing
- Appraisal and financing contingencies that can kill the deal at the last minute
- Privacy concerns about photos and open houses
Questions sellers ask us first
- “How many people will come through?”
- “What does it cost me?”
- “What can make the deal fall apart?”
What you will need
- • Deed
- • Mortgage statement
- • Photo ID
How it works in Tennessee
The timeline, the law, and your options
- Step 1
Listing costs
Commissions, seller-paid closing costs, and concessions typically consume a meaningful share of the sale price.
- Step 2
Contingency risk
Financed contracts commonly include financing, appraisal, and inspection contingencies, each an exit for the buyer.
- Step 3
Direct sale
A single buyer, one walkthrough, a firm price, and a fixed date.
Legal notes
- • Compare offers on net proceeds, not on headline price -- that is the only honest comparison.
Your options
- • List traditionally and accept the fees and showings
- • Sell by owner and handle the marketing yourself
- • Sell direct with one visit and no fees
How we handle it
What selling to us looks like
One visit from us -- no photos online, no lockbox, no open house. No commission and no closing costs on our side. No financing, appraisal, or inspection contingencies, so nothing can quietly unwind at the eleventh hour.
- No commission on our side of the table and none charged to you.
- One walkthrough total -- no lockbox, no weekend showings, no keeping the house staged.
- No appraisal, inspection, or financing contingencies to survive.
- A written net sheet so you can compare our number to a listing scenario line by line.
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
- Will my house be advertised anywhere?
- No. We are the buyer, not a broker. Nothing gets listed.
- Do I pay closing costs?
- No. We cover standard closing costs on our purchases.
- How is your offer compared to retail?
- Usually below retail list price, but after commissions, repairs, concessions, and months of carrying costs, the nets are often closer than people expect.
- Is a cash offer always lower than list price?
- Usually the gross number is lower. What matters is the net after commissions, repairs, concessions, and months of payments -- that comparison is often much closer than people expect.
- Can my agent bring me to you?
- Yes. We work with agents and will pay a commission on their side when they represent the seller.
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.
No Showings or Fees? 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
Avoid showings and commissions by city
No Showings or Fees? 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.