How It Works

How Do I Sell My House Fast For Cash?

We Will Give You Cash For Your House Fast In Just 3 Simple Steps

how we buy houses step 1

The process begins when you fill out the form below and let us know about your property and situation. There’s no obligation to sell your house to us and we promise to never share your information.

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how we buy houses step 2

We’ll reach out and schedule a time to see your property either in person or digitally. We want to make sure we respect social distancing and keep you safe while also making you a cash offer.

how we buy houses step 3

If you like our cash offer, accept it and we’ll schedule the time that works for you to close. And that’s it! We will close at a local title company and take care of all the paperwork for you to make it extremely simple!

If that sounds easy and simple, that’s because it is! When you sell your property to Mill City Home Buyers, we keep things hassle-free. We want you to feel like it’s easy to work with us. Know that we can buy your house within a few days or wait a few months. We promise to work with you to sell your house on your own terms!

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There’s more…

Chances are, you’ve seen plenty of “we buy houses” websites and you may have received some offers in the mail in which someone wants to buy your property. Some of the ways they’ve said this could include “we buy houses for cash” or “sell your house fast in any condition.” You’re likely interested to find out more since you’re on our “how it works” page, so let’s find out.

So how does the “we buy houses for cash” process ACTUALLY work? Certainly, it can’t be as EASY as they make it our to be, right?

To be perfectly honest, it absolutely can be! If you need to sell your house fast, we can buy your house very quickly using our very simple process. While the process is simple for you, we do all the hard work. But that’s okay because the challenge allows us to build the best possible offer for you! We put in the effort to make sure selling your house to us is a process that goes smooth and hassle-free.

That sounds good, but I still don’t know how it works…

That is understandable. Because we want to make sure you have all information you need, we promise to give you extremely straightforward answers to all your questions and provide explanations about everything that goes into how we buy houses and what our process entails. It’s important to know that selling your house for cash may or may not be the ideal option for you and your family. So we want to make sure you have the information needed to educate yourself on how the cash-buying process works. We want you to be able to make the most informed decision possible about whether or not selling your house for cash is right for you.

How do you arrive at an offer price to buy my property?

In order to create the best cash offer possible, we look at four things

How we make an offer 1

The After Repair Value “ARV” Of The Property

The ARV is what the value of your property will be after we’ve renovated it. We arrive at this value based on local comparable home sales that have sold fully renovated.

How we make an offer 2

Renovation Cost (Cost of Repairs That We Will Make)

When we’re thinking about a property’s value and how we can improve it, we have to make repairs in order to do so. Repairs can include fixes and upgrades to things like carpeting, paint, appliances, cabinets, countertops, landscaping, and more.

How we make an offer 3

Our Selling Costs

Once it’s time to sell the property after we’ve renovated it, we are going to accrue certain costs. While you do not pay any commissions or fees when you sell your house to us, when we resell it, we will have to pay those costs to the buyer. We’ll also have to pay certain taxes, holding costs, insurance, HOA fees, and more. We’ll have to consider those.

How we make an offer 4

Our Minimum Profit

We know that making a profit on the home sale is something most people don’t consider, but it’s a necessary thing in order to support our business, families, and contractors, not to mention in order to buy more properties. That said, we try to make sure our profits are as minimized as possible so that we can pay you the most for your house or property.

Are you ready to see exactly how we calculate what to offer?

Our Cash Offer = After Repair Value (ARV) – (Renovation Costs + Our Selling Costs + Our Minimum Profit)

A Quick Example – So let’s say the After Repair Value (ARV) of your property is $250,000 after we’ve renovated it and it looks brand new. Now let’s say the property needs $50,000 worth of repairs. In that case, our offer would be calculated like this: $250,000 – ($50,000 in repairs + $20,000 in selling costs + $30,000 minimum profit) = Our cash offer would be $150,000.

And now you know how we calculate our offers! Ultimately, we want to make you the best offer while also keeping our business going. Regardless of the situation that you may be in, we want to create the best offer for you and your family possible. Most homeowners who work with us instead of a real estate agent thanks to our hassle-free process and the knowledge that they’ll receive a cash offer. Check out our reviews and testimonials to see what others have said about working with us.

What happens after I accept your offer? & How long does it take to close?

Just like with most “companies that buy houses”, the closing process will typically take around 2-4 weeks, depending on the situation. If you need to close faster or want to move a little slower, we can work with you to figure out the best day for you. Here’s what the typical closing process looks like.

Step 1 Open Escrow & Order Inspections

When you decide to sell your house to us, we will send the purchase agreement and all other paperwork needed to our local title company and then deposit earnest money. Then, our closing specialist will reach out to you in order to walk you through the closing process and let you know if there is anything else needed. The title company will then order a title and lien search and our team will schedule an inspection date with you either in person or digitally.

Timeframe: 24-72 Hours

step 2 Conduct Inspections & Address Any Title Or Lean Concerns

At this point, we’ll conduct that in-person or video call home inspection. Depending on the number of repairs, an in-person home inspection may be necessary. We are keenly aware that COVID-19 has impacted the way we all interact, so because of that, we make sure to practice social distancing and wear face coverings. Meanwhile, if there are any title or lien concerns from the title company, they will reach out and ask for additional information in order to fix any problems. This will ensure that the title is clear and the property sale is legally allowed to move forward.

Timeframe: 1-2 Weeks

step 3 Scheduling The Closing And Getting You Paid!

Once all of that is complete, we are ready to schedule a closing and get you cash! You have the choice to close at our title company or let them send a mobile notary at a specific day and time that works for you. Once the documents are signed, your cash will either be wired to your bank account or the title company will send you a check. It’s up to you how you get paid for your house. This normally happens the same day you sign the documents, but it is possible it can take up to one business day in rare instances.

Timeframe: 1-7 days

Why should I sell to you vs list with a Realtor?

We understand that some people would prefer listing with a real estate agent or Realtor and that it may feel like a better option than selling to us. The truth is that if we think that listing with a real estate agent would be a better option for you, we’ll let you know ASAP. Here are the benefits and drawbacks of listing with a Realtor compared to selling your house for cash to us.



Selling to Mill City Home Buyers



Traditional home sale


average commissions*

Selling process
Average days to close transaction
7-14 days
50 days
Average days to prep and stage home
0 days
10 days
Average number of showings
1 showing (Just Us)
20 showings
Transaction costs
Estimated Real Estate Agent Fees
6% on average is paid by you, the seller
Who Pays Closing Costs?
None – We pay closing costs
2% on average is paid by you, the seller
Inspection & Financing Contingency*
Yes, up to 15% of sales fall through
Estimated Home Ownership and Overlap
Repairs Needed To Sell Home
NONE – We pay for all repairs
Negotiated During Inspection Period


* Since we are not real estate agents, there are no commissions to sell your home to us.
* Cost and selling process estimates are based on industry data for the markets in which we operate.

How do I know that you’ll actually close and this isn’t a scam?

There are a lot of seminars and workshops these days about real estate investing and that is creating an environment where pretenders and scammers can masquerade as cash buyers. They might talk a good game but don’t actually have the money to close on your property.

That’s why it’s so important that you research the buyer and make sure they’re legit. While getting the highest price might seem enticing, making sure the buyer is capable of actually paying you for the house is more important. This works for real estate agents too as they might tell you that your property can be listed for way more than you’d expect, only for it to sit on the market for months while you rack up additional costs you could have avoided by selling to a reputable home buyer. And think of all the stress you could have avoided.

That’s where Mill City Home Buyers is different than the rest. We have the cash and experience needed to close on your property for a fantastic price!

So what can you do to avoid falling into a scam artist’s trap?

Quite a bit!

Look up how long the buyer has been in business – Go to the Better Business Bureau or on the local secretary of state’s LLC search and look up their business record. If the buyer has been around for less than a year, it might mean they don’t have the experience or funds to follow through.

See if there are any instances of the buyer not closing before by checking reviews – If they’ve been in business for a bit, you should be able to see some kind of online reputation via social media networks like Facebook, Instagram, LinkedIn, and Google, not to mention on Yelp. If you notice reports that they failed to close on multiple occasions, or if there are no reviews of them, that could be an issue.

Does this buyer actually own any property? – Check local property records to see if they own any real estate in the region. If not, ask them why and check if they own property under a different business name. If they don’t, that could be a red flag.

Ask for proof of funds – While it’s easy to fake a proof of funds letter, simply asking for one could weed out some green investors who don’t have a lender that could give them a proof of funds letter.

Still Have Questions Or Want To Know How Much We Can Pay?

Fill out the form below or give us a call or text at (612) 260-5577 for your FREE cash offer. There is no obligation whatsoever to get an offer from us. What do you have to lose?

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