A complete cash purchase agreement specifies the exact purchase price, the closing date (or a date range you control), an as-is clause confirming no repair obligations, proof of funds or financing terms, and which party pays title insurance, escrow fees, and closing costs. Vague offers that reference 'subject to inspection' or 'subject to partner approval' are not true cash offers. They are option contracts that let the buyer renegotiate or walk away. Home Helpers provides fixed-price offers in writing with all costs itemized and no post-inspection price reductions, so you know your net proceeds before signing.

Cash sales close as quickly as the title company can complete title search, prepare closing documents, and schedule signing. Typically 7–10 business days when no mortgage payoff complications exist. If you have an existing mortgage, your lender requires 3–5 days to generate a payoff statement, adding time to the process. Home Helpers coordinates directly with your mortgage servicer and the title company to compress timelines, and we accommodate longer closing periods (30–60 days) if you need time to relocate or remove personal belongings from the property.

New Mexico law requires sellers to disclose known material defects, including foundation damage, regardless of whether the sale is cash or financed. Failing to disclose known structural issues exposes you to post-sale litigation even in as-is transactions. Home Helpers explicitly purchases properties with disclosed foundation problems, so your disclosure protects you legally and does not reduce our offer. We evaluate the property with full knowledge of its condition and price accordingly. Honest disclosure eliminates your post-closing liability and allows us to plan repair work before resale.

Home Helpers does not charge realtor commissions (saving you 5–6% of the sale price), and we cover most standard closing costs including title search, escrow fees, and notary charges in our cash purchases. You remain responsible for any outstanding property taxes, homeowner association dues, or mortgage payoff amounts, which are deducted from your proceeds at closing. We provide a net proceeds estimate in writing before you sign the purchase agreement, so you know exactly how much money you will receive at closing with no surprise deductions.

Our initial offer is based on your description and exterior assessment, but we conduct a full interior inspection before finalizing the purchase agreement. If we discover undisclosed structural issues that significantly alter the property's value, we may request a price adjustment. But we communicate this within 48 hours of inspection and provide written justification for any change. If you disagree with the adjustment, you are free to cancel the agreement with no penalty. Most Clovis sellers find our revised offers still exceed what they would net from a traditional sale after repair costs and realtor commissions.

Yes. We regularly purchase properties from Clovis homeowners in pre-foreclosure or active foreclosure proceedings. The key requirement is that sufficient equity exists to pay off your mortgage balance and cover closing costs, or that your lender agrees to a short sale if you are underwater. We coordinate directly with mortgage servicers to obtain payoff statements, negotiate short sale terms if needed, and ensure the foreclosure sale date is postponed until our cash purchase closes. Contact us immediately if you have received a foreclosure notice. Time-sensitive situations require fast action to protect your remaining equity.

We calculate offers using three factors: the property's location and size, recent comparable sales of similar homes in Clovis in good condition, and the estimated cost to repair the foundation and resell the property. Our goal is to offer you more than you would net from a traditional sale after deducting 6% realtor commissions, 2–3% buyer concessions, and $15,000–$40,000 in pre-sale structural repairs. Most Clovis sellers receive 75–85% of the as-repaired market value in our cash offers, which nets them more take-home money and closes in a fraction of the time required for conventional sales.