Sell my house fast.In Utah, that meansseven days.

Type "sell my house fast" into a search bar and every result promises a week. Almost none of them put a date on it. Here's ours, with what happens on each day and what can push it later.

Most people who call us are working to a deadline. A lender has passed the file to its attorney. A probate case has dragged past a year. A job in another state starts in three weeks and the house can't sit empty through a Utah winter.

Day one: the call

You tell us the address, roughly what the house needs, and when you want to be out. The call runs about ten minutes. We don't ask for repair receipts, tax returns, or a reason for selling, though people usually tell us anyway.

Day two: the offer in writing

Within 24 hours you get a number in writing, with the three figures behind it set out. If the house is occupied, or if we need to see inside, we walk it once. That one walkthrough is the only showing there'll ever be. What a written offer contains, line by line, is on our cash offer page.

Days three to six: title work

Signing the contract starts a title search at a Utah title company. They confirm who owns the house and surface anything attached to it: a second mortgage, a contractor lien, unpaid property taxes, a sibling on the deed nobody remembered. Most liens don't stop a sale. They're paid out of the purchase price at closing and come off your proceeds rather than out of your pocket. The exception is when everything owed adds up to more than the house is worth, and that one needs your lender's agreement before anything can close. There's more on it in the questions further down.

Day seven: closing

You sign at the title company, or with a mobile notary wherever you are if you've already moved out of state. Funds are wired the same day or the next business morning. That's the whole process.

Why the cash part is the fast part

A financed sale runs on the lender's clock. There's an appraisal to order, a buyer to underwrite, and an approval that can still come apart late if the appraisal lands low or the buyer changes jobs halfway through. When that happens, the seller starts again from the beginning.

We aren't borrowing. There's no appraisal, no inspection contingency, and no financing clause that lets us out. The only clock that matters is the title company clearing title, which is why 7 days is realistic and 5 days is our record.

What pushes it past 7 days

Two things, usually. Probate, where the court hasn't yet issued letters testamentary and we wait on a judge rather than the other way around. And a slow payoff figure, because some lenders take a week to produce one in writing. We'll tell you which applies on the first call rather than promise a date we can't hold.

Speed is the easy half. The harder question is what the number will be, and whether anyone will show you how it was built. We read all three figures out loud on the phone so you can argue with any of them.

The three figures

Start with what the house would sell for repaired. Subtract what repairing it costs. Subtract what it costs us to own and resell it. What's left is your offer.

Comparable sales. Not what a house down the street is listed at, but what it closed at, in the last six months, within about a mile, at a similar size and age. Utah county records are public, and we'll take you through the sales we used.

Repairs. Roof, furnace, water heater, electrical panel, foundation, and anything an inspector would write up. We estimate at contractor prices rather than retail prices. If you think we're wrong, get a bid and we'll look at it with you.

Our cost to hold and resell. Property taxes, insurance and utilities while we own it, the cost of the money, and the agent commission we pay when we resell it. That's where our margin sits. It isn't hidden. It's just the part sellers are least often shown.

Where a cash offer wins, and where it loses

It loses on the headline price. A cash offer is below full retail, always, and any buyer promising retail in a week is planning to renegotiate later, usually after you've packed. What it wins on is everything under the headline: no 5% to 6% commission, no closing costs from your side, no repair credits after an inspection, and no three months of mortgage payments, insurance and utilities while the house sits on the market.

Run the arithmetic yourself before you decide. Take a realistic list price. Subtract 6% commission, subtract 1% to 3% closing costs, subtract the repairs a buyer's inspector will find, then subtract three months of carrying costs. Compare what's left to our number. We set the same sums side by side on cash buyer vs realtor.

Here's the honest version. If your house is in decent shape and you can wait three months, an agent will usually net you more than we will. We say that on the phone before anyone asks. The cases where we're genuinely the better answer are the ones where time, condition or certainty are worth more to you than the last few percent.

The call often starts the same way: "I need to sell my house fast, and the house isn't in any state to show anyone." That describes most of what we buy. Condition is priced into the offer at the start, so nothing about the state of the house changes the number after you accept.

Selling as-is, contents and all

"Sell house as-is" is the phrase people search for, and in practice it means three things: don't fix anything, don't clean anything, don't empty anything. Take the photographs, the paperwork and whatever else matters to you. Leave the furniture, the appliances, the shed, the garage and the forty years of boxes in the basement. Clearing it out is our cost, and it's already inside the offer.

• Vacant or boarded up, sitting empty for years
• Tenant-occupied, lease and all, including tenants who've stopped paying
• Fire, smoke, water or mold damage
• Failed septic, foundation movement, a roof that's past arguing about
• Code violations, open permits, unpermitted additions
• Liens, back property taxes, HOA judgments, reverse mortgage payoffs
• Inherited houses still working through probate

What we buy, beyond single-family

Single-family houses are most of what we do. We also buy small multifamily, vacant land, and select commercial property. If yours is unusual, call and ask rather than guess from a website.

Cash buyers you can meet in person

Not everyone advertising cash is the buyer. Some of the cash home buyers Utah homeowners find online are brokers: they take your details, put the contract in someone else's name, and pass it on for a fee. So ask any buyer three questions. Are you the one closing? Do you assign the contract to someone else? Can you show proof of funds? Ask us the same three and we'll answer them on the first call.

We buy houses across Utah, from Logan and Brigham City down through the Wasatch Front to Provo, and south to Richfield, Cedar City and St. George. The full list of towns is on our We Buy Houses Utah page. If yours isn't on it, call anyway, because it almost always is.

We've bought 1,300+ houses in Utah since 2016, hold an A+ BBB rating, and average 4.9 across 520 Google reviews. Someone answers the phone at (385) 503-4333 from 8am to 7pm, seven days a week. When you're ready, get your cash offer and we'll call you back within one business day.