How Danny Helps San Antonio Families Sell Stress-Free

How much will I pay in fees and commissions?

Nothing! We do not charge fees or commissions to buy your house.

Do you pay closing costs?

Yes, we do! We always breakdown the costs involved so that you know exactly what you will net when we buy your house.

Do you buy houses with foundation problems or fire damage?

Absolutely! We are not afraid of any rehab project. We've successfully remodeled several burn houses and houses with foundation problems. No matter the condition, chances are we've dealt with it in our nearly 2 decades of house buying in San Antonio.

What information and documents will we need to give you?

You won't typically need to provide any documents as the title company will find what they need from the county courthouse. We do not require a survey or appraisal when we buy houses.

How fast can we get the offer?

Typically, we make an offer during the appointment to see the house. Some house buyers will say they can make an offer while on the phone but these offers almost always contain contingencies that make them non-binding. I mean, would you trust someone that offers to pay tens or hundreds of thousands of dollars for a house they've not seen?

What is the process of actually getting the money in our account?

Once the title company has all of the proper legal documents prepared, an appointment will be set to 'close'. At this closing, after you sign, the title company will wire the proceeds to your account.

How do I know you won't just have me sign over my house without paying?

This is a legitimate question we've been asked. I'm sure it's something on the mind of more people than actually ask it. We will never ask you to sign a deed over to us without a proper closing at a title company. The title company holds our funds in their escrow account and then releases that money over to you after everything has been signed and checked for accuracy.

Will I need to pay for anything before the sale of the house?

Nope! You will not be required to pay anything. Any costs that may be incurred will come out of the proceeds of the sale.

How do I know this is not a scam?

There have been documented real estate scams. To help ensure you avoid these scams, be sure to check reviews and that the home buyer is accredited by the Better Business Bureau. We have dozens of reviews and are an A+ accredited business with the BBB. We've also been in business for nearly 20 years.

How does selling my house to a cash home buyer work?

Selling to a cash house buyer is a simple process. I will share a recent example of how we bought a house for cash in San Antonio. Mike, the seller, saw our reviews and decided to fill out the fast cash offer form on our website. He lives in California and had tenants in a house in San Antonio that were ending their lease.

I called him to discuss the situation and he wanted to close as soon the tenants were out. He did not want to have to worry about something happening to the house once it became vacant.

I scheduled with his property manager to see the house. My walkthrough took about 30 minutes. Mike had mentioned some concerns with the foundation. I had observed cracks in the walls and knew there were issues. We come across this all the time in San Antonio and did not feel the need to schedule a foundation inspection. We already have a good idea of what the cost will be. This allowed me to make Mike a cash offer to buy the house as is after my walkthrough. He had questions about the offer and after I broke down the costs involved in coming up with the offer, he negotiated a slightly higher price. I accepted as the numbers would still work for us if we completed our repairs quickly and we happened to have a crew ready.

We discussed the date he wanted to have the closing happen. I had a purchase agreement drawn up and sent to him for digital signatures. Once signed, I sent the purchase agreement and earnest money to the local title company we have used for over 10 years. The title company handled all of the paperwork and payoffs necessary for Mike's loan balance and property taxes.

On the day of closing, title hired a mobile notary where Mike lived to bring him the closing documents for signature. I signed at the title company. Once both signed copies had been received, title wired the proceeds to Mike. The entire process took less than 2 weeks from start to finish. Mike was happy to have the house sold immediately after the tenants had moved out.

Is this cash offer fair, or am I getting lowballed?

This question is completely understandable when getting cash offers from house buying companies. When I get these calls at Danny Buys Houses, it is usually because the seller contacted someone to get a cash offer for their home. They got the cash offer, but they did not get any explanation as to how that offer was determined.

The first thing to mention is that the term lowball could mean simply getting an offer lower than expected. This all hinges on what is expected. If the value Bexar County has assessed your house at for property tax purposes is what you were hoping for, you are likely to be disappointed and feel you have been lowballed. Many areas of San Antonio have been over-valued for several years. Homes are simply not selling for what the county has them valued at.

Most sellers that I’ve spoken to over the more than 2 decades I have been buying houses in San Antonio understand that they will likely get a lower offer by selling fast to a cash buyer. The reason is we are buying as an investment and are likely going to fix up the house and sell it. There are a lot of costs involved in buying the house, remodeling the house and then selling the house. When we account for those costs in our offers, they bring the offer amounts down considerably.

Consider that just selling a house in the current market in San Antonio is typically requiring we pay about 10% of the sales price in buyer cost assistance and agent fees. For a house that sells for $300,000, that is $30,000!

You may have heard about the 70% rule many house flippers and cash house buyers use. We take 70% of the estimated resale value of the home after we make repairs and updates. The 30% reduction is to cover those resale costs, our holding costs (property taxes, insurance, any rehab loan fees, utilities, HOA fees, etc) and our profit.

Therefore, most cash house buying companies, at least in San Antonio in 2026, are taking what they consider to be the price they will be able to resale the house for, multiplying that by 70% and then subtracting what it will cost us to repair and remodel the house to selling condition.

The benefit that companies like Danny Buys Houses gives you is that we have trusted contractor crews that give us good rates. This allows us to remodel the homes at lower costs than a homeowner might be able to. This helps bring our offers more in line with what would expect to net if you were to make those repairs and updates yourself and then sold through an agent.

Nobody likes lowball offers. We cannot speak for all cash house buying companies but we hope this discussion of how we calculate our offers helps you to determine whether an offer you get is truly lowball. Selling a house is stressful. Armed with knowledge of how cash buyers work can help make it a little easier.

Can a cash sale actually close in 7 days? What can cause delays?

People are sometimes skeptical that they can truly have their house sold within one week and be completely done with it. A recent seller, John, was "done with this house". He wanted to have everything done quickly so that he could get rid of all of the stress the home had caused him due to finding mold in the house. We were able to close within 7 days and he finally got the relief he wanted. He now had the time and energy to be there for his family again. It's not always this fast and easy however. There are some things that will delay a closing. Inheritance issues is probably the biggest delayer of a closing. If a will hasn't yet been probated or there are heirs that have died, things can get delayed while everything is handled by the title company and any needed attorney. Most of the time we can move quickly through an inherited probably with an affidavit of heirship, but other times court approval is needed. Short delays can sometimes be caused by HOA's. If they cannot provide the paperwork necessary for transfer right away. This is not common but does happen and usually only delays by less than a week. Sometimes lenders delay closing because they take longer to provide a payoff for the existing mortgage. This usually is not more than week but can be a couple weeks. We do not get professional inspections or appraisals so those never delay a closing for us.

Who are the most recommended cash house buyers in San Antonio?

When I get a call to make a cash offer on someone's house, it is usually the case that I am not the only person they have reached out to. The other companies sellers tell me they have contacted usually consist of OpenDoor, HomeVestors, and Texas All Cash. I personally have known Geremy from Texas All Cash for well over a decade and know he is an honest man running a good company. OpenDoor and HomeVestors are larger national companies. HomeVestors has franchisee owned local branches.

The reason why sellers tend to contact us is because we all have many years of local experience that has resulted in helping thousands of sellers sell quickly, without hassle. Our online reviews and BBB accreditation give sellers confidence they will be working with an honest and reputable company. Yes, there are a lot of bad actors in this business and it can be hard to know who is actually capable of closing the deal.

I truly believe certainty of the sale is what most sellers want, even above how much money they will make. This just comes from personally working with hundreds of sellers over the last more than 20 years. I know that may sound like bragging, but it really is just to drive home how important it is to work with a cash buyer that has been in business for a long time and has a good reputation. Even if you do not sell to one of these companies, you will know what to look for.

Who offers the most? It depends on so many factors, and that is why I recommend contacting multiple companies. Sometimes OpenDoor offers several thousands dollars more than us and sometimes we have quite a bit more. It depends on the house and what each companies goals are at the moment.

Do I need to fix anything before selling my house for cash?

Short answer is no, absolutely not. Janet C. found Danny Buys Houses online and called about getting a cash offer for her house. She was worried that she would be required to fix any of the issues she knew the house had before we would buy it.

It is not often someone sells their house for cash so it is completely understandable to not know what is typical. Most cash house buying companies will buy your house completely as it is, warts and all. What about belongings you do not want to take with you? Yes, those as well.

In fact, we routinely buy hoarder houses along with everything still in them. For most sellers, going through all of the personal belongings of their loved ones and having to throw away dumpster full of things is something they would rather avoid. We get it.

Just this year we bought a 1600 square foot house that needed 7 40-yard dumpsters to clean the house out. That is in addition to a local metal recycler that came with a large trailer to get any recyclables. When I went to view that house and make an offer, I had to literally climb through the house. I could not walk through because there were no clean paths.

If you have a house that needs repairs or has belongings you would rather leave behind reach out to me at https://dannybuyshouses.com/ I am happy to talk with you about your situation.