elling a house is rarely simple, especially when life moves fast or a property needs work. At 903 for Cash, we help homeowners in Longview and across East Texas sell quickly, with clarity and no surprises. This post explains exactly how we buy houses, why a cash sale may be the right option for you, and what you can expect at every step of the process. We also answer common legal and tax questions and point you to trusted resources so you can make an informed decision.
Why homeowners choose a cash buyer in East Texas
Many Longview and East Texas homeowners choose a cash sale because it removes the biggest risks and time drains of a traditional listing. A cash sale avoids buyer financing contingencies, long inspection negotiations, and repeated showings that disrupt your life. It is especially useful if you need to sell fast because of relocation, inheritance, foreclosure risk, costly repairs, or tenant problems.
Current market dynamics are improving buyer affordability as mortgage rates ease slightly, which helps traditional markets, but cash offers continue to appeal to sellers who value speed and certainty. For context on recent mortgage movement, see Freddie Mac’s weekly mortgage market survey. Freddie Mac
How our offer process works — simple, transparent, no pressure
- Initial contact and property details
The process starts when you reach out through our site or call our office. Provide basic details about your property — address, condition, and any challenges such as tenants or liens. If you prefer, you can use our form on the how we buy houses page to send photos and information quickly. - Fast local evaluation
We run a local market check using recent sales data, neighborhood comps, and our experience in Longview and nearby counties. Because we operate locally, we understand East Texas micro-markets in Gregg, Harrison, Rusk and surrounding counties, which lets us price offers realistically and competitively. - Fair, no-obligation cash offer within 24–48 hours
After the evaluation, we present a clear all-cash offer with a breakdown of how it was calculated. There is never any obligation to accept. If you want to compare options first, feel free to talk to an agent or get a broker’s opinion; the National Association of Realtors offers a helpful consumer guide on preparing to sell that explains agent services and costs. National Association of REALTORS® - You choose the closing date
Unlike traditional sales where buyer financing timelines often dictate closing, with a cash sale you choose the timing. We can close in as little as seven days or schedule a later date if you need more time to move. - We handle paperwork and closing logistics
We coordinate with title companies, manage the necessary paperwork, and work with local closing agents so you are never left wondering what happens next. If you have questions about Texas contract forms or required disclosures, the Texas Real Estate Commission provides clear guidance on contract use and seller responsibilities. TREC
What we buy — any condition, many situations
We buy homes in any condition: updated, outdated, damaged, fire-impacted, mold-affected, or in need of major structural repairs. We also work with homeowners facing specific challenges:
- Inherited properties and probate sales
- Tenant-occupied houses with difficult renters
- Properties with liens, back taxes, or code violations
- Houses heading toward foreclosure or where owners are behind on payments
- Vacant or abandoned homes that need cleanup
Because we buy as-is, you do not need to invest in repairs, cleanouts, or staging. That can save thousands of dollars and weeks of time.
Why local expertise matters
903 for Cash is a local buyer serving Longview, Tyler and the surrounding East Texas counties. Local knowledge matters: school zones, neighborhood comparables, and county appraisal practices affect value and liquidity. We use local MLS data, county records, and on-the-ground experience to make offers that reflect real market conditions rather than generic national pricing models.
If you want more local context before you decide, check out our Longview housing market insights for neighborhood-level trends and recent sales in Gregg County. Our local content helps sellers understand realistic pricing expectations in today’s market.
Comparing options: agent listing vs. cash sale
A traditional agent listing can deliver a higher gross sales price in many cases, but it often comes with added costs and uncertainty: agent commissions, repairs requested after inspection, appraisal contingencies, and the risk of the buyer’s mortgage falling through. The National Association of Realtors provides a consumer guide that helps sellers understand agent responsibilities and what to expect when listing a home. National Association of REALTORS®
A cash sale trades some potential upside for speed, certainty, and convenience. There are no agent commissions, no need to make repairs, and no waiting on buyer financing. For many sellers — especially those prioritizing a quick and predictable result — that trade is worth it.
Realistic timeline and what to expect at closing
- Offer within 24–48 hours after you submit property details and photos.
- Inspection or walkthrough scheduled if needed; sometimes we make offers sight unseen based on photos and public records.
- Closing typically occurs within 7–30 days, depending on your timeline. We can also arrange for a later closing if you need time to move.
- At closing, after title and paperwork are completed, you receive cash proceeds or a wire transfer. We work with local title companies to ensure the transaction follows Texas procedures.
Money and taxes — what sellers should know
Selling a primary residence can have tax implications. The IRS allows certain exclusions for capital gains on a primary home if you meet ownership and use tests, which can exclude up to $250,000 of gain for single filers or $500,000 for married couples filing jointly. Publication 523 from the IRS explains how the exclusion works and how to calculate taxable gain. Always consult your tax advisor for advice tailored to your situation. IRS
If your sale involves investment property, rental property, or unique tax situations such as a 1031 exchange, talk to a CPA or tax attorney. We can provide documents and sale details you’ll need for tax reporting.
Legal protections and consumer advice
We encourage sellers to research and protect themselves during any real estate transaction. The Federal Trade Commission offers guidance on shopping for mortgages and consumer protections that are helpful when evaluating offers and lenders. The Texas Real Estate Commission also publishes information about seller obligations and commonly used contracts in Texas. If something feels off, ask for clarification and consult a real estate attorney. Consumer Advice+1
Common seller questions (FAQ)
Will I get market value for my house?
We provide a fair cash offer based on local comps, current condition, needed repairs, and closing timeline. Cash offers reflect convenience and speed, not just raw market value. If your goal is maximum price and you can wait, a traditional listing may achieve a higher sale price after staging and marketing.
Do you charge fees or commissions?
No. We pay our own fees. You will not pay agent commissions when you sell directly to us, which often results in higher net proceeds compared with a traditional sale after commissions and repair costs are deducted.
What if the house is tenant-occupied?
We buy tenant-occupied properties. We will discuss the situation and handle the transaction in a way that protects your legal obligations. If eviction is required, we can advise on options and local procedures.
Do you buy houses with liens or back taxes?
Yes, in many cases. We’ll review title and lien information during our evaluation and explain how liens will be handled at closing.
How do I get started?
Submit your property details on our how-we-buy page or call our local office. We’ll respond quickly with next steps. You can start here: visit our how we buy houses page or contact us directly via our contact page.
Case example — a Longview homeowner’s quick sell
A Longview homeowner inherited a house that had deferred maintenance and was vacant. Traditional agents estimated months on market and recommended thousands in repairs. The owner reached out to us, submitted photos and ownership documents, and received a fair cash offer within 36 hours. We closed in 10 days, covered title fees, and the seller walked away with cash and zero repair costs. This is a common scenario for inherited or vacant properties in Gregg County.
How we handle title and closing in Texas
We work with local title companies and closing attorneys who understand county procedures for Gregg, Harrison, Rusk and other East Texas counties. Title work includes a standard search to clear any clouds on title and ensure the buyer gets clean ownership at closing. If there are unusual title issues, we discuss remedies up front so you are not surprised at closing.
If you want to review Texas contract standards and commonly used forms, the Texas Real Estate Commission publishes contract forms and guidance that explain seller and buyer obligations. TREC+1
Things to do before you contact a cash buyer
- Gather basic documents: deed, mortgage statements, tax info, and any recent inspection or repair records.
- Take clear photos of the interior and exterior. Photos speed up evaluation and can help us make a quicker offer.
- Note any tenant agreements, liens, or court orders related to the property. We’ll need this info to evaluate the title and ownership situation.
Why 903 for Cash — local, experienced, and accountable
We are East Texas local investors who make straightforward, honest offers. We understand the Longview metro area, Tyler submarkets, and nearby counties, and we focus on transparent communication. If you prefer a higher sale price and are willing to wait, we will tell you — we never pressure sellers. If speed and certainty are your priorities, we provide a realistic cash offer with a clear explanation of costs and timeline.
Safety and fraud prevention
Scams in real estate can happen, especially in online communications. Protect yourself by dealing with reputable local buyers, verifying identities, and using licensed title companies for closing. For general consumer tips and how to avoid common pitfalls, the FTC’s consumer pages and guides are a useful reference. Consumer Advice
Next steps and how to reach us
If you are ready to see a cash offer, start on our how we buy houses page and submit the property details. If you prefer to talk, our team is available through the contact page or by phone. We will respond quickly, provide a no-pressure cash offer, and explain every step so you can decide with confidence.
Final thoughts
Selling a house is a major life decision and every situation is unique. For many East Texas homeowners, a cash sale provides speed, certainty, and the convenience of selling as-is without repairs or commissions. We aim to give you a clear, fair path forward whether you choose to accept our offer or pursue a traditional listing. To compare options and learn more about local market trends, see our Longview market analysis and local resources. We are here to help you evaluate the right course of action for your property and timeline.