Why sell to us
Anyone can put a number on a postcard. What matters is whether that number survives the inspection, the appraisal and the closing table. Here is how we work, and the situations we buy in every week.
We are not a national call center routing your address to a franchise. Charms buys in Harris, Fort Bend, Montgomery, Brazoria, Galveston, Liberty, Waller and Chambers counties, and we price from what actually sold on your street.
Our number comes from comparable sales and the condition of your specific house, not an automated estimate that gets revised downward after an inspection.
No agent commissions, no listing fees, no closing-cost surprises added back at the table. The figure we put in writing is the figure you're working from.
Every purchase runs through a licensed Texas title company, so title is searched, insured and funded properly. You get a HUD/closing statement like any other sale.
Probate, liens, back taxes, fire damage, tenants who won't leave, homes that flooded. These are the files we work every week, not exceptions we decline.
Take the offer to a family member, an attorney or a listing agent and compare. A written cash offer costs you nothing and obligates you to nothing.
The honest comparison
We are not going to tell you a cash offer beats a perfectly executed retail listing on price. It doesn't. It beats it on certainty, on speed, and on the number you can actually count on once commissions, repairs and three months of holding costs come out of the other side.
| 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 |
Situations we buy in
“As-is” on the MLS still means an inspection, a repair amendment and a lender who wants the roof fixed before funding. When we say as-is, we mean you take what you want, leave the rest, and hand us the keys. Foundation movement, an active roof leak, fire damage, a failed septic, a hoarded interior, unpermitted additions. All of it gets priced into the offer rather than pushed back onto you.
Texas moves faster than most states: a posted property can go to a first-Tuesday auction with roughly three weeks of notice. As long as the sale has not happened, there is usually still room to sell. Selling before the auction keeps a foreclosure off your credit report and can put remaining equity in your pocket instead of leaving it with the lender. Call as early as you can, because the options narrow quickly in the last week.
Inherited houses come with siblings in three states, a mortgage still drafting each month, a lawn that needs cutting, and a homeowner's policy that may not cover a vacant property. We buy the house as it sits, contents included, and coordinate with the other heirs and the attorney so nobody has to fly in to empty a garage.
Whether a probate property can be sold, and how fast, depends on the type of administration and what authority the court has granted the executor. Independent administration with letters testamentary in hand is usually straightforward. Dependent administration needs court approval of the sale. We work both, and we will tell you plainly which one you're in before you spend money finding out.
You do not need to complete an eviction before selling. We buy occupied properties, including ones with tenants behind on rent or leases with time left on them, and we take on the tenant relationship after closing. For many landlords that alone is worth more than the difference between a cash offer and a retail listing.
Harvey, Imelda and the 2019 and 2024 events left thousands of Houston-area homes with a documented claim history that scares retail buyers and their insurers. Repaired or not, remediated or gutted to the studs, a flood history is a pricing factor for us, not a reason to walk.
Any reason
A written offer, no obligation, and a straight answer about whether selling to us is even the right move for you.