How It Works
Four steps. No commission, no closing costs, no contingencies. Close on a date you pick — typically within 30 days.
Call, text, or fill out a form on any page of this site. We need three pieces of information to start: the address, a rough sense of the condition, and your timeline. That's it. Most initial calls take under five minutes. We don't ask for a Social Security number, a credit check, or proof of ownership at this stage — those come later, at closing, handled by the title company.
Within 24 hours, we pull recent sold comparables for your specific Arizona submarket — not city-wide averages. An Arcadia bungalow doesn't trade like a Maryvale ranch; Scottsdale Old Town doesn't predict North Phoenix new construction. We weight comps by recency (last 90 days preferred), distance, square footage, and condition.
Sometimes we walk the property in person; sometimes a thorough photo set from you is enough. We'll tell you which we need.
You get a written offer — not a verbal range, not "we'll get back to you." The offer document shows:
No pressure to decide on the call. Take it to family, an attorney, or your own agent. Many sellers do.
If you accept, we open escrow with a Maricopa County, Pima County, or other Arizona county title company. You pick the closing date — typically 14–30 days out, sometimes as fast as 7 days if you're up against a Trustee's Sale or relocation deadline.
At closing, the title company handles paperwork. You sign. Funds wired to your bank that day. We pay all closing costs — the offer number is the number you receive.
| Listing with an Agent | Selling to Cactus | |
|---|---|---|
| Time to close | 60–90 days typical | 7–30 days |
| Commission | 5–6% | $0 |
| Closing costs | Seller pays ~1–3% | We pay all |
| Repairs / staging | $5k–$30k typical pre-list | None. Sell as-is. |
| Showings | Dozens, on buyer's schedule | One walk-through |
| Financing contingency | Buyer's loan can fall apart | None. Our funds. |
| Gross sale price | Higher (if condition is good) | Lower — net often comparable after costs |
Honest summary: if your property is in good shape, you have time, and you don't have a hard deadline, listing with an agent will probably get you more money — even after commission and closing costs. Where we're the better choice is when speed, certainty, condition, or simplicity outweigh the last few thousand dollars.
24 hours from your call to a written offer. No obligation.