Harris, Fort Bend and Waller counties
We buy houses in Katy, TX, for cash and as‑is.
A fair written cash offer on your Katy house in 24 to 48 hours. No commissions, no repairs, no showings, and you choose the closing date. We buy throughout 77449, 77450, 77493, 77494.
- Offer in 24–48 hours
- Close in as little as 7 days
- Zero fees or commissions
Your Katy offer
Start with the address
A local specialist reviews every Katy property personally. No automated estimate, no lead sold on to four other buyers.
Rather talk first? (713) 929-2006
Get your free Katy cash offer
Takes about 60 seconds. No obligation to accept.
Your information stays with us. We never list your property publicly, and submitting this form does not obligate you to sell.
The Katy market
Selling a house in Katy without listing it
Katy splits neatly into two very different selling problems. West of the Grand Parkway the housing stock is newer master-planned inventory where the competition on the MLS is fierce and near-identical, so a dated interior sits. East of it, Old Katy and the 1970s and 80s subdivisions off Highland Knolls carry original kitchens, aging slabs and the occasional Barker Reservoir flood history in the disclosure. We buy in both. The difference is only in how we price the work.
Reservoir-adjacent flood history, relocation out of the Energy Corridor, and inherited homes in Nottingham Country and Kelliwood are the three calls we take most often in Katy.
| Selling to Charms | Listing with an agent | |
|---|---|---|
| Who pays the agent commission | Nobody. We don't use agents | Typically 5–6% of the sale price |
| Repairs before closing | None. We buy as-is | Usually required by the buyer or lender |
| Cleaning and staging | Leave what you don't want | Expected before every showing |
| Showings and open houses | None | Ongoing until the house sells |
| Appraisal and lender delays | None. It is a cash purchase | Common; deals fall through at this stage |
| Who chooses the closing date | You do | Dictated by the buyer's loan timeline |
| Typical time to close | 7–14 days | Roughly 3+ months including prep and listing time |
| Certainty of closing | High. The funds are ours | Depends on the buyer's financing |
How it works in Katy
Three steps, start to funded
Tell us about your house
Share the address and a little about the property, online in about 60 seconds or on the phone with a local specialist. No listing agreement, no lockbox, no yard sign.
Get a fair, all-cash offer
We research comparable Houston-area sales, walk the property when it helps, and present a written cash offer, typically within 24 to 48 hours. There is no obligation to accept it.
Close on your schedule
Pick the closing date that suits you. We can close in as little as 7 to 14 days through a local title company, or hold off for weeks if you need time to move.
Any situation
Why Katy homeowners call us
- Selling as-is
- Relocating for work
- Need cash quickly
- Facing foreclosure
- Inherited a property
- Divorce settlement
- Flood or storm damage
- Probate sale
- Problem tenants
- Unpaid property taxes
- Financial hardship
- Tired of being a landlord
Reviews
What Houston-area sellers say
Real, named reviews from our Google Business Profile.
“I don't like pushy salesmen, and I can spot one a mile away. Sam is not one of them. He was straightforward and paid me what my house was worth. Everyone at Charms Home Buyers was wonderful to work with. I would highly recommend Sam and Charms Home Buyers to anyone looking to sell their house quickly to a cash buyer. They make the process fast and easy!”
“I would not hesitate to recommend this team to anyone. They were so professional and honest, and helpful in every way. They were extremely knowledgeable about the marketplace and timing, and really made everything so easy. Many years ago I was a broker myself, and found Charms to be the whole package of what it means to be good agents. Everything was fast and efficient, and they made me feel like they listened to me and understood my needs. Top notch!”
“I talked to a few realtors before deciding to sell our home to a cash buyer. I got mixed information and wasn't sure what to do. I almost canceled my meeting with Charms Home Buyers, but I'm glad I didn't. They were professional, kind, and upfront. I felt comfortable throughout the process, and their communication was excellent. I'm very happy and would highly recommend Charms Home Buyers!”
Katy questions
Selling a house in Katy, TX
How fast can you buy my house in Katy, TX?
We can usually present a written cash offer on a Katy property within 24 to 48 hours of seeing it, and close in as little as 7 to 14 days through a local title company. If you need a later closing date, we can schedule it out.
Do you buy houses in Katy that need major repairs?
Yes. We buy Katy houses as-is: foundation issues, roof damage, outdated interiors, fire or flood damage, and properties that have been vacant or rented for years. You do not make repairs, clean, or haul anything off.
What areas of Katy do you buy in?
All of Katy and the surrounding Harris, Fort Bend and Waller area, including Cinco Ranch, Old Katy, Nottingham Country, Grand Lakes, Cross Creek Ranch and Kelliwood. ZIP codes we buy in include 77449, 77450, 77493, 77494.
Are there any fees or costs to sell my house to Charms Home Buyers?
No. We make you an offer with no real estate agent fees and no commissions. There is no charge for the consultation or the offer itself, and we cover our own standard closing costs through the title company.
How long does it take to get a cash offer on my Houston house?
Every situation is unique, but you can have a cash offer in as little as 24 to 48 hours after we speak with you and see the property.
What if my house needs repairs?
We purchase as-is. There is no need to make repairs, clean out the house, or bring anything up to code. Roof, foundation, plumbing, fire or flood damage. We price all of it into the offer instead of asking you to fix it.
Nearby
We also buy houses near Katy
Get a cash offer on your Katy house.
Start with the address. We'll handle the rest, and there's no obligation at any point.