Sell your house as-is, on the date you pick.
We're Ryan and Nicky. We buy houses directly — no repairs, no cleaning, no commissions, no showings. Tell us about your place and we'll get you a real number, usually within 24 hours.
What's the property address?
Takes about 60 seconds. No cost, no obligation.
Three steps. No surprises in between.
You'll always know exactly what happens next — and you can walk away at any point without owing us a dollar.
Tell us about the house
Fill out the form or just call us. We'll ask a few questions about the property and what you're trying to accomplish. No pressure, no pitch.
We look at it and make an offer
We walk the property (or view it virtually), run the numbers against real comparable sales, and give you a written cash offer. We'll show you our math if you want to see it.
You pick the closing date
Accept and we go to a licensed title company. They handle the paperwork and confirm everything is clean. You sign and get your funds.
The whole point is that it's easy.
We buy it exactly as it sits
Peeling paint, bad roof, foundation issues, hoarder situation, fire damage, code violations. Don't fix anything. Don't even clean it out — leave what you don't want.
You control the timeline
Need to be out in two weeks? Done. Need to stay through the school year? Also fine. We work around your date, not ours.
The offer is the number you get
No commissions, no listing fees, no closing costs on your side, no last-minute deductions after inspection. What we agree to is what shows up on your settlement statement.
You talk to us, not a call center
Ryan or Nicky answers the phone. The person who makes the offer is the person who closes it. You'll have our cell numbers.
No obligation at any point
Get the offer, sit on it, compare it to what an agent tells you, talk to your family. If it's not right, tell us no. That's a completely normal outcome and we won't hound you.
Real closings, real title companies
Every deal closes through a licensed title company or closing attorney. Your funds are wired at closing. Nothing about this is informal.
Selling to us vs. listing with an agent
We're not going to pretend we always pay more than the open market. We usually don't. What we sell is speed, certainty, and zero cost — and for a lot of houses, the net in your pocket ends up close.
| Category | Listing with an agent | Selling to UP Buys Houses |
|---|---|---|
| Commissions | 5–6% — about $18,000 on a $300,000 sale | $0 |
| Closing costs | 1–3% typically shifted to the seller | We cover them |
| Repairs & prep | Often $5,000–$15,000 before you can list | None — we buy as-is |
| Showings | Strangers through your home, on their schedule | One walkthrough with us |
| Time to close | 60–90 days on average | 14 days, or your date |
| Risk of falling through | Financing and appraisal contingencies | Cash — no lender involved |
| Carrying costs while you wait | Mortgage, taxes, insurance, utilities | Stops at closing |
| Sale price | Typically higher, if it sells | Below retail — that's the tradeoff |
If your house is in good shape and you're not in a hurry, listing it is probably the right move — and we'll tell you that on the phone. We're a good fit when the repairs, the timeline, or the situation make a traditional listing painful.
Most people who call us are dealing with something.
You don't have to explain the whole story to us. We've probably seen it before, and we don't judge.
Foreclosure or behind on payments
If there's still equity, you may be able to walk away with money instead of a hit to your credit. Timing matters — call early.
See how this works →Inherited a house / probate
Out-of-state, full of belongings, multiple siblings who don't agree. We buy inherited property and we're used to working alongside probate attorneys.
See how this works →Divorce
A clean, fast, unemotional sale with a fixed date. We can work through both attorneys so nobody has to negotiate with anybody.
See how this works →Tired landlord / bad tenants
We'll buy it occupied. You don't have to evict anybody or fix what they broke. Non-paying tenants, damage, Section 8 — all fine.
See how this works →House needs more work than it's worth
Major repairs, condemned, fire or water damage, failed inspection, liens or title problems. The uglier it is, the more normal it is to us.
See how this works →Relocating or job transfer
Don't carry two mortgages. We'll close on the date your move requires, and you can leave whatever you don't want to haul.
See how this works →Two people, not a hedge fund.
We're Ryan Urias and Nicky Pham. We've each spent over a decade in real estate, and we started UP Buys Houses because we kept meeting homeowners who'd been ground down by a process that should have been simple.
When you call, one of us picks up. When we make you an offer, we're the ones who close it. If we can't help you, we'll tell you who can — sometimes that's an agent, sometimes it's a lawyer, and we'll say so.
A few of the people we've helped.
We shorten last names and list only the city, out of respect for our sellers' privacy.
My realtor wasn't able to sell my property on the MLS traditionally. I asked her what we could do. She got us on a phone call with Ryan & Nicky. They were able to come up with a creative solution that worked for everybody. I highly recommend doing business with them.
Rene reached out to us about an inherited property in Converse. After looking at it honestly, it wasn't the right fit for our own portfolio — so instead of tying her up, we helped her get the sale done anyway and brought in another investor who was the right buyer for it. She was thrilled with how it turned out.
Five states directly. Everywhere else through our network.
- San Antonio
- Austin
- Houston
- Dallas
- Fort Worth
- Los Angeles
- Long Beach
- Riverside
- San Bernardino
- Anaheim
- Tampa
- Orlando
- Jacksonville
- St. Petersburg
- Ocala
- Oklahoma City
- Tulsa
- Norman
- Broken Arrow
- Lawton
- Charlotte
- Raleigh
- Durham
- Greensboro
- Winston-Salem
Not in one of those states? Still send it to us. We work with a vetted network of buyers across the country, and we look at every deal nationwide. If we can't buy it ourselves, we'll bring you someone who can — at no cost to you.
See all areasStraight answers
How do you decide what to offer?
Is your offer the amount I actually receive?
Are you real estate agents?
What if my house is in really bad shape?
Am I obligated once I get the offer?
How fast can you actually close?
What if I still owe money on the house?
Do you buy houses with tenants in them?
Find out what your house is worth to us.
One conversation, a real number, and no pressure to do anything with it.