Fabens, TX
Sell Your Fabens House As-Is, With Every Detail Handled
We pay cash for houses in any shape: probate and inherited homes, damaged properties, empty rentals and loans nearing foreclosure. You make no repairs and pay no commission or fees. We serve Fabens, San Elizario and Socorro, and we sort out title, liens and documents at the start so your closing stays on track.
- No fees and no commission
- Zero repairs
- Closing date set by you
- We pay closing costs
A Fabens Buyer Who Sweats the Small Stuff
We are a local team that buys houses directly from sellers in Fabens and the surrounding towns. Many of the houses here are older block or stucco builds on expansive soil, so we expect foundation work, aging cooling systems and decades of title history. Those things do not scare us off. They are simply what we plan for.
Most cash sales go wrong at the end, not the beginning. A lien release goes unrecorded, a probate step gets skipped, or a payoff figure expires. We keep you updated through every one of those steps until the deal closes, and we tell you plainly what is still outstanding.
Houses We Buy and Situations We Handle
Our core service is simple: we buy houses for cash as-is, so a cracked slab, a failing swamp cooler or a roof at the end of its life stays our problem, not yours. We also work with heirs on inherited and probate houses, with owners trying to avoid foreclosure, and with people who need a fast move for a job or family. Damaged houses and vacant or problem rentals are regular work for us. Each situation has its own paperwork, and we start by learning which documents your sale will need.
Cash As-Is Sales
We buy houses in the condition they are in today, pay cash, cover the closing costs and check the title work line by line so nothing surprises you at closing.
Inherited & Probate Houses
We buy inherited and probate houses as-is for cash, check title and heirship paperwork early, and let the family pick a closing date that holds.
Avoid Foreclosure
Sell before the trustee sale. We buy as-is for cash, check your payoff line by line, and close on the date you choose.
Damaged Houses
Cracked slab, failed roof or smoke damage: we make a cash offer on the house in its current condition, with no repairs and closing costs covered.
Relocation & Fast Moves
Moving for work, family or the military? We buy the house as-is and set closing on a date that lines up with your move, even if you have already left town.
Vacant & Problem Houses
Empty houses, problem rentals, and properties with code notices or liens, bought as-is with the title details sorted before closing.
What Sellers Get From Us
On paper a cash sale seems easy. Whether it closes on time comes down to small items people miss, so those are the first things we look at.
- We check title before naming a date
- A forgotten lien, a refinance loan that was never released, or a deed left in a late parent's name can halt a closing outright. We get the title company's records at the very beginning, so any problem shows up while there is time to clear it.
- The reasoning behind each number
- We show you how the offer was built: which foundation, roof, plumbing or electrical repairs went into it and why each one counts. You get the explanation along with the price.
- No commission or fees taken out
- You pay $0 in agent commission and $0 in service fees. The sale's closing costs are ours, so the figure we settle on is the same figure in front of you at signing.
- No appraisal, inspection or financing hold-ups
- There is no lender appraisal to wait for and no buyer loan to approve. That takes away the most common reasons a sale collapses in the last week.
- An honest answer when we are the wrong fit
- A cash sale is not always your best move. When it is not, we say so and put you in touch with the best alternative contact for your situation, whether or not you ever sell to us.
Where We Buy Houses
We buy houses throughout Fabens and the nearby communities of San Elizario, Agua Dulce, Socorro, Horizon City and Sparks. The walk-through happens at the property, and the rest can be handled by phone, by video or at our office. If you live out of town and inherited a house here, we can handle most of the process remotely.
- Fabens
- San Elizario
- Agua Dulce
- Socorro
- Horizon City
- Sparks
If your property is just outside these towns, give us a call and we will tell you directly whether we can help.
From First Call to Closing Day
Nearly everything gets done by phone, by video or at our office. The only time you need to be at the house is the short walk-through.
- 1
Tell us what is going on
Describe the house and your situation, whether that is an inheritance, missed payments, damage, an empty property or a move. We ask whose names are on the deed, what remains on any mortgage and which liens you are aware of.
- 2
A free 5-minute walk-through
We look at the parts that drive cost: foundation, roof, plumbing, wiring and cooling. You do not clean, repair or empty anything ahead of time.
- 3
Your offer on paper
We go over the number and the repairs that shaped it. The offer is free and carries no obligation, so think it over as long as you like.
- 4
Title work and documents
Once you accept, we open a file at a title company. Payoffs, lien releases and any probate or heirship documents get finished before closing day, not during it.
- 5
Close on your date
The closing date is yours to set. We cover the sale's closing costs, and you walk away with your proceeds and no repair list left behind.
Questions Sellers Ask Us
Something not covered here? (915) 465-5045
Do I really have to make no repairs at all?
Yes. We buy as-is, which includes foundation cracks, roof leaks, broken fixtures and outdated wiring. We price those repairs into the offer and handle them after closing. You do not need to clean out or fix anything before the walk-through.
Are there any fees or commissions taken out at closing?
No. Commission and fees are both $0 on your side of the deal. Every closing cost tied to the sale is ours to pay, so agent charges and title expenses do not shrink the figure in your offer.
How is your offer calculated?
We start with what comparable houses nearby are worth, then subtract the cost of the repairs we find and any title issues that need clearing. We go through those items with you so you can see the reasoning. The offer is free and you are under no obligation to accept it.
Can I sell an inherited house that is still in a deceased parent's name?
Often, yes. In Texas that may mean probate with letters testamentary, or an affidavit of heirship when there was no will. We work alongside the title company to figure out which path applies and what each heir needs to sign. Our Inherited and Probate Houses page explains this in more detail.
Can I still sell if I have missed mortgage payments?
In many cases, yes. Most Texas foreclosures are non-judicial, and the notice of sale must be posted at least 21 days ahead of the sale date. A sale that closes before then can pay off the loan. Reach out early, since payoff statements and title work take time. Our Avoid Foreclosure page covers the details.
Who picks the closing date?
You do. If you need to close quickly for a move, we can work toward that. If you need extra time to find your next place or sort through belongings, we can set a later date.
What do you guarantee?
We guarantee communication through closing, provided title clears. You will know what step the sale is on and what, if anything, is still needed from you.
What if selling to you is not my best option?
We will tell you plainly. Even when no sale happens with us, we point you to the best alternative contact for your situation.
What Moves Your Cash Offer
No online formula sets our number. It comes from the actual condition of the property, whether inherited, damaged, vacant or rented, and the actual work it takes to get the sale closed. These items carry the most weight.
Each offer begins with a free 5-minute walk-through, and then we go over every item we priced. The offer costs nothing and you are never required to accept it.
- Structure
- Foundation movement weighs more than anything else. Cracked slabs, doors that stick and stair-step cracks in block or stucco mean the soil is moving beneath the house, so we price that repair first.
- Roof and systems
- We note the roof's age, the state of the HVAC or evaporative cooler, the water heater, and whether the plumbing and wiring are original. Old galvanized supply pipe and a too-small electrical panel both push the repair estimate up.
- Liens and title
- Back property taxes, judgment liens, HOA dues or an heir missing from the deed must be cleared before closing. The more cleanup the title needs, the more time and cost it brings.
- Location, lot and size
- Nearby comparable sales, square footage and lot size set the base value. Repairs and title work are weighed against that figure.
- Who lives there and what is inside
- An empty, cleared-out house is the easiest. Tenants in place or rooms packed with belongings add steps, and we show those openly rather than burying them in the price.
See What the Property Is Worth As It Stands
Five minutes walking through the house gives us what we need for a fair cash offer. You make no repairs, pay no fees, and choose the closing date.