Path 3
Direct Offer.
Sell fast, as-is, on your timeline.
★★★★★ 5.0 Average Google Rating
Within 24 hours
Written offer
7–60+ days
Closing window
None
Repairs, prep or showings
01The honest arithmetic
What speed costs, and what it saves
A cash offer comes in under market. We would rather show you the gap than talk around it — because for a lot of sellers, what you skip is worth more than the difference.
For sellers who need speed and certainty over maximum price. We make a fair, written cash offer based on your home’s specific neighborhood, condition, and recent comparable sales — typically within 24 hours. No repairs. No showings. No months on market.
9–10%
The discount cash buyers typically pay against a financed buyer. That is the trade, and we will say so plainly before you decide.
51%
Of a major kitchen remodel is recouped at resale — $82,793 spent, roughly $42,000 back.
$1,900
Average monthly cost of owning a Maryland home — taxes, insurance, utilities, maintenance — before a single mortgage payment.
5.7%
Average total commission on a traditional sale, on top of Maryland transfer and recordation tax.
When time is the constraint · first half of 2026
+36.4%
Rise in Maryland foreclosure filings year over year. Maryland now has the ninth-highest rate in the country.
563 days
Average time to complete a foreclosure, down 13% on the year. The window closes faster than most people expect.
7%
Of all U.S. property transfers were inheritances — the highest share on record.
Sources · Cotality, 2025 · Reher & Valkanov, UC San Diego Rady School · Zonda Cost vs. Value, 2025 · Bankrate, 2025 · ATTOM, first half 2026 · Clever agent survey via Offerpad, February 2026
02What’s included
What a direct sale includes
No preparation, no marketing campaign — a clear offer and a clean close.
Want to list with a cash backup instead?
24-hour written offer
A fair cash number in writing, typically within a day.
No repairs or cleaning
The home sells exactly as it stands.
Costs disclosed up front
Every cost that comes out of the offer is on the table before you sign — nothing appears late.
Flexible closing date
7 to 60+ days — your choice.
Vetted cash buyers
Your offer comes from a cash buyer we have vetted — and Loveless represents you from the first call to the closing table.
Honest assessment
A straight answer on whether cash beats listing.
03The process
From walkthrough to close
Five steps, measured in days — not months.
01
Consultation
We review the property, your timeline, and what you need from the sale.
02
Home Review
Neighborhood, condition, and recent comparable sales — no cleaning, no showings.
03
Written Offer
A fair cash offer in writing, typically within 24 hours.
04
Honest Comparison
A straight answer on whether cash actually beats listing for your home.
05
Closing
Pick your date — 7 to 60+ days out — with every cost disclosed before you sign.
04Choose this path if
When a cash offer is right for you
A direct sale trades market upside for speed and certainty — the right call when time is the constraint.
01
Speed and certainty matter more than maximum price
02
You’re navigating foreclosure, divorce, probate, or another time-sensitive situation
03
Your property needs significant repairs you can’t or don’t want to make
04
You want to skip showings, repairs, and the listing process entirely
Best for
Inherited or probate properties
Pre-foreclosure or financial pressure
Homes needing significant repair
Tired landlords exiting rentals
Divorce or relocation with tight timelines
The offer costs nothing to see — and it comes with a straight answer either way.
Need to run your numbers first?
05Want the market to weigh in first?
01
Path 1
Traditional Listing
Maximize your home’s market value with full-service representation.
02
Path 2
Listing With Cash Backup
Pursue top market value — with a guaranteed offer in hand.
Path 3 — Direct Offer
Ready for your written offer?
Tell us about the property — a fair, written cash offer typically follows within 24 hours. No repairs, no showings, no months on market.
★★★★★ 5.0 Average Google Rating