Frequently Asked Questions
Maybe you have a few questions. That’s okay; most people do. Here is a quick collection of some of the questions people ask us, along with our answers. If you still have a question, don’t hesitate to contact us anytime. We would be happy to answer it for you.
Q: Will you be listing my house on the MLS or actually buying it?
A: Great question. We’re not agents, and we don’t list houses. Here at Dwellix Properties LLC, we are professional home buyers: We buy houses Bay Area that meet our purchasing criteria, and we don’t use bank financing so you don’t have to worry about our ability to close on a deal. After purchasing, we may repair the house and resell it to another homeowner or keep it as a rental ourselves.
Q: How are you different from a real estate agent?
A: Real estate agents list properties and hope that someone will buy them. The agent shows the properties to prospective buyers if there are any (the average time to sell a property in many markets right now is 4-6 months) and then takes a percentage of the sale price if they find a buyer. Oftentimes, the agent’s commission is 3 to 6% of the sale price of your house. If it’s a $100,000 house, you’ll pay between $3,000 to $6,000 in commissions to an agent.
Agents provide a great service for those that can wait 4+ months to sell and who don’t mind giving up some of that sale price to pay for the commissions. But that’s where we’re different. We’re not agents, we’re home buyers. Our company buys the house directly from you. Since we pay with all cash and purchase the house from you, we can make a decision to buy your house within a couple of days (sometimes even the same day). Again, we make our living by taking the risk to buy the house with our own cash, repair the house, and market it ourselves to find a buyer.
Looking for this to be broken down further? Here’s a comparison chart to give an overview:
| Selling w/ A Bay Area Agent | SOLD To Dwellix Properties LLC | |
|---|---|---|
| Commissions / Fees: | Up to 6%, paid by you, the seller | None |
| Who Pays Closing Costs? | 2% on average is paid by you, the seller | We pay all costs. |
| Inspection & Financing Contingency*: | Yes, sales can fall through. | None needed |
| Appraisal Needed: | Yes, the sale is often subject to appraisal. | No, we make cash offers. |
| Average Days Until Sold: | +/- 91 Days | We provide immediate cash offers. |
| Number of Showings: | It Depends | 1 (Just Us) |
| Closing Date: | 30-60+/- days after accepting the buyer’s offer | The date of YOUR CHOICE. |
| Who Pays For Repairs? | Negotiated during the inspection period | We pay for all repairs. |
Q: Do you pay fair prices for properties?
A: Many of the houses we purchase are below market value. We do this so we can resell it at a profit to another homeowner. We are looking to get a fair discount on a property. In our experience, many sellers aren’t necessarily expecting a large “windfall” on the property. Instead, they appreciate that we can offer cash, we close very quickly (no waiting for financing), and no time, effort, or expense is required on your part to fix up the property or pay agent fees. If that’s what you’re looking for and you see the value in getting your house sold fast, let’s see if we can come to a win-win price for both parties. Our no-obligation pricing commitment means that you don’t have to move forward with the offer we give… but it’s good to know what we’re offering!
DOWNLOAD our free guide that walks you through the Pros and Cons (plus the cost and timeline) of selling your house to a real estate investor versus the pros, cons, and costs of the other two alternatives – listing with an agent or selling it yourself.
Q: How do you determine the price to offer on my house?
A: Great question, and we’re an open book. Our process is very straightforward. We look at the location of the property, what repairs are needed, the current condition of the property, and the value of comparable houses sold in the area recently. Taking the many pieces of information into consideration, we come up with a fair price that works for us and works for you, too.
Q: Are there any fees or commissions to work with you?
A: This is what makes us stand out from the traditional method of selling your house: there are NO fees or commissions when you sell your house directly to us compared to listing fees, where up to 6% comes out of your pocket. We’ll make you an offer and, if it’s a fit, then we’ll buy your house with no hassles and no fees. We’ll often pay for the closing costs, too! We make our money after we pay for repairs on the house and sell it for a profit. We’re taking the risks here on whether we can sell it for a profit or not. Once we buy the house from you, the responsibility is ours and you walk away without the burden of the property and its payments, as well as cash in your hand.
Q: Is there any obligation when I submit my information?
A: There is absolutely zero obligation for you. Once you tell us a bit about your property, we’ll take a look at things, maybe set up a call with you to find out a bit more, and make you an all-cash offer that’s fair for you and fair for us. From there, it’s 100% your decision on whether or not you’d like to sell your house to us. We’ll let you decide what’s right for you.
More Frequently Asked Questions
Q: How fast can you really close on my house?
A: We can close in as few as 7 days because we use our own cash — no mortgage approval, no appraisal contingency, no underwriting delays. The practical minimum is 3–5 business days for the title search. If you need more time, we can schedule closing for any date that works for your move. We’ve closed in 7 days for sellers facing foreclosure and in 45 days for sellers who needed time to relocate.
Q: Will you buy my house if I’m in foreclosure?
A: Yes — and acting quickly is essential. If your home hasn’t gone to auction yet, a cash sale can stop the foreclosure, pay off your mortgage balance, and let you walk away with any remaining equity. Bay Area foreclosure timelines can move fast once a Notice of Default is filed. Call us immediately if you’re in this situation so we can assess whether a sale is still possible.
Q: What if my house has tenants who won’t leave?
A: We buy landlord properties with existing tenants — cooperative or not. Bay Area rent control and just-cause eviction laws make this complicated for individual owners, but we have experience navigating these situations after purchase. You don’t need to resolve any tenant issues before selling to us.
Q: Do I need a real estate attorney to sell to you?
A: You are not required to have an attorney, but you’re always welcome to have one review the purchase agreement before signing. The transaction is handled through a licensed title/escrow company that protects both parties. Many sellers complete the sale without an attorney and feel comfortable with the process from start to finish.
Q: What types of houses do you buy?
A: We buy single-family homes, condos, townhomes, duplexes, triplexes, fourplexes, and small apartment buildings throughout the Bay Area. We also purchase inherited properties in probate, properties with title issues, vacant homes, and properties with code violations or fire/water damage. If you’re not sure whether your property qualifies, just reach out — we handle most property types.
Q: What Bay Area cities do you buy homes in?
A: We purchase homes throughout Alameda, Contra Costa, and Santa Clara counties, including Oakland, San Jose, Fremont, Hayward, Castro Valley, Berkeley, Richmond, Pittsburg, South San Francisco, and surrounding communities. If your city isn’t listed, contact us — we’re actively expanding and buy in most Bay Area areas.
Q: How do I know your offer is fair?
A: We walk you through our offer calculation so you can see exactly how we arrived at the number. Our formula is: Cash Offer = After Repair Value (ARV) − Repair Costs − Our Selling Costs − Our Margin. We share the comparable sales we used to determine the ARV and our repair cost estimates from our contractor assessments. You’re free to get other offers and compare — we want you to feel confident the offer is fair.
Q: What if my house needs major repairs or has code violations?
A: That’s exactly the kind of property we specialize in. Foundation issues, roof damage, fire or water damage, unpermitted additions, outdated electrical — none of these are dealbreakers. We factor the repair costs into our offer and handle all of the work after purchase. You don’t need to fix, clean, or update anything before selling.
Want To See What We Can Buy Your House For?
Fill Out The Quick Form Below To Get A No-Hassle, No-Obligation, All-Cash Offer
Learn The Pros and Cons Of Selling Your House To A Local Professional Home Buyer – Your FREE Guide:
Download our FREE Guide here and contact us anytime with questions or if you would like a no-hassle Situation Evaluation. Learn more about how we help Bay Area homeowners sell their unwanted properties for cash.
Get your FREE Guide and then give us a call at (510) 591-1050. We would love to discuss what your home is worth and what we can offer to buy it with our Cash Offer Program.
Specific Situations: Detailed Answers
Can I sell a probate property in Alameda County without court confirmation?
Under California’s Independent Administration of Estates Act (IAEA), an executor with independent administration authority can sell real property without court confirmation. If the estate is under full probate, court confirmation is required — but the sale can still proceed, just on a longer timeline. See: Alameda County probate property buyer.
Can I sell an inherited house in Oakland without making repairs?
Yes. We purchase inherited properties in their current condition. You do not need to clean out, repair, or update the property before closing. For the full Oakland inherited property context — including the Alameda County probate process, multiple-heir situations, and the stepped-up basis tax consideration — see: sell an inherited Oakland home without repairs, agents, or delays.
What are my options if I’m facing foreclosure in Hayward?
A direct sale before the auction date is one option. California’s non-judicial foreclosure process gives homeowners a meaningful window between Notice of Default and auction — and a direct sale can close within that window. Make sure you are talking to the actual buyer and not a lead service before sharing any property information. See: sell your Hayward home before foreclosure reaches the auction date.
Can I sell my San Leandro rental property without evicting the tenant first?
Yes. We purchase tenant-occupied properties with the tenant in place. We assume the lease and landlord obligations at the time of transfer — you do not need to initiate eviction proceedings before the sale. San Leandro’s rent stabilization and just cause eviction rules make this particularly relevant for San Leandro landlords. See: sell a tenant-occupied San Leandro property without an eviction.
Why does every closing go through a title company?
A licensed title company serves as a neutral third party that verifies ownership, clears encumbrances, issues a new title policy to the buyer, and produces the HUD-1 settlement statement — a complete accounting of all proceeds and fees that both parties receive at closing. It is the same process used in any fully compliant California real estate sale. The title company is independent of both buyer and seller. For more on how the process works, see: how it works.
Are you the actual buyer or a lead service?
We are the buyer. Dwellix Properties LLC is a California-registered LLC based in Castro Valley, CA. When you call (510) 591-1050, you reach the buyer directly — not a call center, not a lead aggregator that will sell your contact information to competing investors. We do not assign contracts to third parties.