From first call to cash in hand.

Step 1: tell us about the house

Use the offer form or call (717) 000-0000. We’ll ask about the address, the rough condition, whether anyone is living there, and what you’re trying to solve (a timeline, a tax notice, an estate, a tenant). Five minutes, and you’ll talk to a principal of the company, not a call center.

Step 2: we look at the property

Usually one short visit; for some houses photos are enough. We are not inspectors hunting for reasons to cut the price later. The condition we see is the condition we price. You don’t have to clean or fix a thing.

Step 3: a written offer, with the math shown

Our offer starts from what comparable houses in your neighborhood sell for once they’re fixed up. From that we subtract the real cost of the repairs the house needs, our costs to carry and resell it, and our margin. We’ll show you those numbers instead of hiding them, and we’ll also tell you what we think the house would net if you listed it instead. Sometimes that comparison means we tell you not to take our offer. The line items are on the cost guide.

Step 4: disclosures before signatures

Pennsylvania’s Real Estate Seller Disclosure Law (68 Pa.C.S. 7301 and following) asks you, the seller, to hand the buyer a property disclosure statement before the agreement of sale is signed. It applies to a cash sale the same as a financed one. Fill it out from what you actually know; we accept the house as it sits and never use the statement to renegotiate. If you are selling as the executor or administrator of an estate, the law exempts you from the statement, though you still have to tell us about defects you actually know of. Alongside it you get written confirmation that the principals of Cumberland Valley Home Offer hold a Maryland real estate license, are not licensed in Pennsylvania, and are buying for their own account, not representing you.

Step 5: close on your date

A Pennsylvania title agency runs the closing, holds the deposit, clears the title, collects the realty transfer tax, records the deed with the Franklin County Recorder of Deeds on North Second Street in Chambersburg, and disburses your money. Two weeks out or six months out, you pick the date that fits your move, your estate timeline, or your next chapter. Leave behind anything you don’t want; we handle the cleanout.

What you never pay

• No commissions. We’re the buyer, not your listing agent.
• No fees. No made up processing charges, nothing added at the table.
• No repairs or cleanout. As-is means as it sits, contents included.
• No seller closing costs. We pay the standard ones, including your customary half of the transfer tax.