Selling a house often feels like a second job. You’re dealing with endless showings, stressful negotiations, and the constant worry that your buyer’s financing might fall through at the last second. It’s a long, uncertain process that can leave you feeling powerless. But what if there was a more direct path? A cash offer cuts through all that noise. It’s a straightforward transaction that puts you in control, letting you sell on your timeline without making repairs or paying agent commissions. If you’ve ever thought, “I just want to get a free cash offer for my house and be done,” you’re in the right place. This guide breaks down exactly how it works.
Key Takeaways
- A Cash Offer Solves for Speed and Certainty: It lets you bypass the lengthy and unpredictable mortgage process, allowing you to close in as little as a week and avoid the risk of a buyer’s loan falling through.
- Look Beyond the Offer Price to Your Net Profit: A traditional sale’s higher price tag shrinks after you subtract agent commissions, repair costs, and holding costs. A cash offer eliminates these expenses, so compare the final amount you’ll actually receive.
- Not All Cash Buyers Are the Same: Protect yourself by getting multiple offers, asking for proof of funds, and researching each company’s reputation. A trustworthy buyer will be transparent about their process and won’t surprise you with hidden fees.
What Is a Cash Offer on a House?
When you hear the term “cash offer,” it means exactly what it sounds like: a buyer wants to purchase your home outright, without needing to get a mortgage or any other type of financing from a bank. Instead of waiting for a lender’s approval, the buyer has the full purchase price available in their own funds. This means the money to buy your house comes directly from their bank account to yours.
This is a game-changer for sellers, especially those who need a quick and reliable sale. Because there’s no lender involved, the entire process becomes much simpler and faster. Companies like ours specialize in this type of transaction, providing a straightforward path to selling your home. Our entire model is built around a simple, transparent cash offer process that removes the typical hurdles of a traditional sale. For homeowners in places like Chicago or Cicero, this can mean the difference between a stressful, drawn-out sale and a smooth, predictable closing. It’s a direct transaction between you and the buyer, cutting out the middleman and the uncertainty that often comes with them.
Cash Offers vs. Traditional Sales: What’s the Difference?
The biggest differences between a cash offer and a traditional, financed offer come down to speed and certainty. A traditional sale can take 30 to 60 days—or even longer—to close, mostly because of the mortgage approval process. With a cash offer, you can often close in as little as a week. There’s no waiting around for a bank to approve a loan, which is often where traditional deals fall apart.
This leads to the second major difference: less risk. A cash sale has fewer contingencies, meaning there are fewer things that can go wrong and cause the deal to collapse. There’s no financing contingency and often no appraisal contingency, since the buyer isn’t trying to satisfy a lender. This provides incredible peace of mind, especially if you need to sell your house fast in Chicago and can’t afford any delays.
How the Cash Offer Process Works
The cash offer process is refreshingly simple. First, a cash buyer, like Mulhen Buys Properties, will assess your home and present you with a no-obligation offer. If you decide to accept it, you’ll sign a straightforward purchase agreement. From there, the process moves quickly. A reputable title company will step in to run a title search, making sure there are no legal claims or issues with the property.
Once the title is cleared, the buyer deposits the full purchase amount into an escrow account. On the closing day you’ve chosen, you’ll sign the final paperwork, the funds are transferred to you, and you hand over the keys. That’s it. You’ve successfully sold your home without the endless back-and-forth, repairs, or waiting games. It’s a clean, efficient way for Cook County house buyers to handle the sale on their own terms.
How Do Free Cash Offers Actually Work?
The idea of getting a “free cash offer” can sound a little mysterious, but the process is actually quite straightforward. It’s designed to be simple and fast, cutting out the middlemen and uncertainties that often come with a traditional home sale. Let’s walk through exactly what happens from the moment you ask for an offer to the day you get your cash.
A Step-by-Step Look at the Process
First things first, a cash offer means the buyer has the funds to purchase your home outright, without needing a mortgage from a bank. This is a game-changer because it removes the risk of a loan falling through. The process typically starts when you reach out to a cash buyer and share some basic information about your property. From there, they’ll present you with a no-obligation offer. If you decide to accept, you’ll sign a simple purchase agreement. A reputable title company then handles the legal paperwork, and you close on a date that works for you. Our How It Works page breaks this down even further.
What to Expect from the Timeline
This is where cash offers really shine. A traditional home sale can drag on for 30 to 60 days, or even longer if the buyer’s financing hits a snag. With a cash sale, you can close in a fraction of that time. Because there’s no lender involved, you skip the lengthy underwriting and appraisal processes. Many homeowners are able to close in as little as one to two weeks. This speed is a huge advantage if you need to sell your house fast in Chicago for any reason, giving you certainty and control over your moving schedule.
What You’ll Need to Get Your Offer
Getting a cash offer is surprisingly simple. You don’t need to stage your home, take professional photos, or even make repairs. All you typically need to do is provide your property address and answer a few questions about your home’s current condition. The cash buyer handles the rest of the evaluation. On their end, a legitimate buyer should be able to provide you with proof of funds—like a bank statement—to show they have the cash ready to go. This transparency is key to a trustworthy transaction, whether you’re in Arlington Heights or anywhere else in Cook County.
Top Companies That Buy Houses for Cash
When you start looking for cash home buyers, you’ll find a mix of large national companies and local specialists. The big names, often called iBuyers, use technology to make offers on a massive scale across the country. They can be a great option for a quick, standardized process. On the other hand, local buyers bring deep knowledge of specific neighborhoods, which can lead to a more personalized and often faster closing. Understanding the key players helps you decide which path is the right fit for your situation. Here’s a look at some of the top companies you’ll likely encounter.
Mulhen Buys Properties
Mulhen Buys Properties is a local Illinois company focused on a straightforward and personal home-selling experience. They are Cook County house buyers who specialize in purchasing homes directly from owners in neighborhoods from Chicago to Cicero and Arlington Heights. Their process is designed to be incredibly simple: you contact them, they schedule a quick visit, and you get a fair, no-obligation cash offer within 24 hours. Because they’re local, they understand the market here intimately. There are no repairs, commissions, or hidden fees, and they can close in as little as seven days. Their goal is to make the entire home selling process as smooth and stress-free as possible.
Opendoor
Opendoor is one of the largest and most well-known iBuyers in the country. Their model is built on convenience and speed. According to Opendoor, they help you “sell your home the minute you’re ready.” The process allows you to skip the traditional hassles of listing, showings, and months of uncertainty. You submit information about your home online and receive a preliminary cash offer quickly. A key benefit they highlight is flexibility, giving you the power to choose your closing date, which can make planning your move much easier. They operate in many major metropolitan areas across the U.S.
Offerpad
Similar to Opendoor, Offerpad is another major player in the iBuyer space that focuses on providing a simple, direct cash sale. They promise a free, no-obligation cash offer within 24 hours of you submitting your home’s details. As Offerpad explains, their process is designed to be hassle-free, meaning you don’t have to worry about cleaning, making repairs, or dealing with showings. This approach is ideal for sellers who want to avoid the preparation and disruption that comes with a traditional sale and prefer a more certain and streamlined transaction from start to finish.
RedfinNow
RedfinNow is the cash-offer branch of the popular real estate brokerage, Redfin. This service allows homeowners to sell their homes directly to Redfin for cash, bypassing the open market. Leveraging their well-established brand, RedfinNow aims to provide a quick and convenient sale. The process is straightforward: you request an offer, they verify your home’s condition, and then you receive a cash offer. A major advantage is the ability to close on your own timeline, giving you control over your moving schedule without the pressure of coordinating with a traditional buyer’s needs.
We Buy Ugly Houses
You’ve probably seen their signs. We Buy Ugly Houses is a nationally recognized cash home buying company famous for its memorable name. Their specialty is purchasing homes in any condition, making them a go-to option for sellers with properties that need significant repairs or renovations. As their site, We Buy Ugly Houses, states, they offer a straightforward process for homeowners who want to sell quickly without investing any more time or money into their property. This “as-is” approach removes a major barrier for many sellers, providing a reliable solution for difficult-to-sell homes.
Why Consider a Cash Offer? The Main Benefits
Selling a house can feel like a marathon of showings, negotiations, and paperwork. But what if you could skip straight to the finish line? A cash offer does just that. It simplifies the entire experience, turning a potentially months-long ordeal into a straightforward transaction. For many homeowners, especially those needing to move quickly or who own a property that needs work, the benefits of a cash sale are a game-changer. It’s about more than just money; it’s about gaining certainty, speed, and peace of mind.
Sell Your House Faster
The most significant advantage of a cash offer is speed. A traditional home sale, with its mortgage approvals and appraisals, can easily take 30 to 60 days to close—and that’s if everything goes smoothly. With a cash sale, you can close in as little as a week. This is a huge relief if you’re relocating for a job, dealing with an inherited property, or simply want to move on without delay. If you need to sell your house fast in Chicago, a cash buyer can provide the quick, guaranteed closing you’re looking for, letting you get your money and start your next chapter sooner.
Skip the Loan Approval Drama
One of the most stressful parts of a traditional sale is the financing contingency. If your buyer’s loan falls through at the last minute, you’re back to square one, relisting your home and starting the process all over again. Cash offers completely eliminate this risk. Since the buyer has the funds ready, there’s no need to wait for a bank’s approval. This means no lender-required appraisals that could derail the sale and no agonizing waits. Our process is designed to be certain and dependable, giving you confidence that the deal will close without a hitch.
Sell As-Is: No Repairs Needed
Worried about that leaky roof, outdated kitchen, or peeling paint? With a cash offer, you don’t have to be. Cash buyers purchase homes in their current condition, meaning you can sell your house “as-is.” You won’t have to spend a dime or a minute on costly repairs, renovations, or even a deep clean to get your home market-ready. This is a massive benefit for homeowners in Cook County who may not have the time, money, or desire to manage major home improvement projects. You can simply take what you want and leave the rest behind.
A Simpler, More Certain Sale
Beyond the speed and lack of repairs, a cash sale offers a refreshingly simple experience. You can bypass the hassle of staging your home, scheduling countless showings, and holding open houses on your weekends. The offer you receive is typically straightforward, without the agent commissions or closing costs that can eat into your profits in a traditional sale. What you’re offered is what you get. This certainty makes it much easier to plan your finances and your next move, removing the guesswork and anxiety that often come with selling a home.
The Downsides: What to Watch Out For
A cash offer can feel like a perfect solution, especially when you need to sell your house quickly. The speed and convenience are undeniable benefits. However, it’s smart to go into the process with your eyes wide open. Understanding the potential trade-offs helps you make a confident decision that’s right for your situation. Being aware of the potential downsides isn’t about scaring you off; it’s about empowering you to choose the best path forward and find a buyer you can trust.
You Might Get a Lower Offer
Let’s be direct: a cash offer from an investor will likely be lower than what you might get from a traditional buyer on the open market. This isn’t a secret or a scam; it’s part of the business model. Companies that buy houses for cash are taking on the risks you get to walk away from—the cost of repairs, the carrying costs while the home is being fixed, and the uncertainty of the future market. Their offer reflects these factors. You’re essentially paying for the convenience of a fast, certain sale without any of the usual hassles. The key is to weigh the lower offer against the money and time you’d spend on repairs, commissions, and waiting for a financed buyer.
Less Wiggle Room on Price
When you sell your home “as-is” for cash, the offer you receive is typically firm. Unlike a traditional sale where buyers might negotiate after a home inspection, a cash buyer has already factored potential repairs and risks into their price. This can limit your negotiating power, but it also simplifies the process immensely. You avoid the stressful back-and-forth over who will fix the leaky faucet or update the electrical panel. The price is the price, which provides a level of certainty that many sellers find refreshing. It’s a straightforward exchange: you get a guaranteed sale, and the buyer takes on the property’s condition, whatever it may be.
Watch Out for Hidden Fees
While many cash buyers pride themselves on a simple process, some companies can surprise you with hidden fees. The initial offer might sound great, but your final payout could be reduced by service charges, high closing costs, or other administrative fees that weren’t clear upfront. Reputable buyers, like those who help you sell your house fast in Chicago, will be transparent about their process and should clearly state that they charge no fees or commissions. Always ask for a detailed breakdown of the offer so you understand exactly how much money you will walk away with. A trustworthy company will have no problem explaining every line item.
Common Myths About Cash Offers, Busted
When you’re thinking about selling your home, you’ll probably hear a lot of chatter about cash offers. While they’re a fantastic option for many homeowners, there are quite a few myths floating around that can cause confusion. Let’s clear the air and look at what’s really going on with
Myth: Cash Always Means More Money
It’s easy to assume that a cash offer is automatically the highest offer you’ll get, but that’s not always the case. Often, an all-cash offer is about trading top market value for speed, certainty, and convenience. Think about it: you get to skip the lengthy mortgage approval process, avoid making costly repairs, and close on your own timeline. For many sellers, the value of a guaranteed, fast, and simple sale outweighs holding out for a slightly higher price that might fall through. The best cash offer provides a fair price that reflects your home’s as-is condition and gives you a hassle-free exit.
Myth: All Cash Offers Are Fee-Free
This is a big one to watch out for. While selling for cash means you won’t be paying traditional agent commissions, some cash buyers—especially large iBuying companies—make up for it with their own service fees. For example, Zillow Offers, when it was active, charged fees that could significantly eat into a seller’s profit. This is why it’s so important to understand every line item in your offer. At Mulhen Buys Properties, our process is straightforward: the cash offer you receive is the amount you get, with no hidden fees or commissions. We believe in transparency from start to finish.
Myth: Faster Is Always Better
One of the biggest draws of a cash offer is the speed. You can often close in a matter of weeks, or even days, compared to the month or two it takes with a financed buyer. But speed isn’t the only thing that matters. A rushed process with a buyer who isn’t communicative or flexible can add more stress than it relieves. The goal should be a sale that is both fast and smooth. A great cash buyer will work with your schedule, whether you need to sell your house fast in Chicago or need a little extra time to plan your move.
Myth: All Cash Buyers Are the Same
Not all cash buyers operate the same way. You’ll find large, national iBuyers that use algorithms to generate offers, and you’ll find local, direct buyers who know your neighborhood inside and out. iBuyers can sometimes feel impersonal, and their business model often involves buying and quickly reselling homes. Local buyers, like our team that serves homeowners across Cook County, offer a more personalized approach. We understand the local market dynamics and are focused on finding a solution that works for you, the homeowner. Knowing who you’re working with makes a huge difference in the experience.
How to Compare Cash Offers Like a Pro
Having multiple cash offers is a great spot to be in, but the highest number isn’t always the best deal. To choose the right one, you need to look beyond the price. Here’s how to compare your offers like a pro.
Always Get More Than One Offer
Never settle for the first offer. Getting multiple cash offers is the only way to know your home’s true value on the cash market. It gives you a clear baseline for comparison and puts you in a stronger negotiating position. When you only have one offer, you have no context to know if it’s fair. By inviting a few companies to make an offer, you can see a range and make a more informed decision. It’s a simple step that puts you in control of the process for getting an offer.
Make Sure They Have the Money: Verify Funds
An offer is just a number until the buyer can back it up. For a cash sale, you need to verify their “proof of funds” (POF). A professional home buyer will readily provide a recent bank statement or a letter from their bank confirming they have the cash available. Don’t be shy about asking for this—it’s a standard step that weeds out unreliable buyers. This verification gives you confidence that your sale will close without any last-minute financing hiccups.
Read the Fine Print: Understand Every Cost
The offer price isn’t what you’ll walk away with. Focus on your net proceeds—the actual cash you’ll receive after all costs. Some companies tack on hidden fees or service charges that shrink your final payout. Before agreeing to anything, ask for a detailed breakdown of all costs. A transparent buyer will provide a net sheet showing every deduction. Make sure there are no surprises at closing, so the number you agree on is the number you get.
Do Your Homework on the Company
Who you sell to matters. Take a few minutes to research the company making the offer. Do they have a professional website and positive reviews from local sellers? A reputable buyer has a solid track record and a transparent process. Be wary of companies that are hard to find online or give vague answers. You want to work with established, local cash buyers who know the Illinois market and have a reputation for closing deals smoothly. A little research provides peace of mind.
The Financial Side: What to Consider
When you get a cash offer, it’s easy to focus on just one number. But the true value of the offer isn’t just the price—it’s about what you actually walk away with after everything is said and done. Selling a house has a lot of moving financial parts, and a cash sale changes the equation significantly. Instead of just looking at the offer amount, you need to consider the costs you’re avoiding and the money you’re saving by not going the traditional route.
Think about it this way: a traditional sale might promise a higher price tag, but that number shrinks once you subtract agent commissions, closing costs, repair expenses, and the cost of just waiting for the sale to close. A cash offer from a company like Mulhen Buys Properties is designed to be straightforward. There are no agent fees, we often cover closing costs, and you don’t spend a penny on repairs. To really understand which path is better for your wallet, you have to look at the complete financial picture, from holding costs to your final net profit.
The Trade-Off: Speed vs. Price
Let’s be direct: a cash offer might be lower than the price you’d list your home for on the open market. This is the fundamental trade-off you’re making—exchanging a potentially higher sale price for speed, certainty, and convenience. The cash buyer is taking on the risk, the cost of repairs, and the holding costs themselves. In return, you get a guaranteed sale that can close in days, not months. For many homeowners in Cook County, the peace of mind that comes with a fast, definite closing is worth more than waiting for a higher offer that might fall through.
Factor in Your Holding Costs
Every month your house sits on the market, it’s costing you money. These are your holding costs, and they add up faster than you think. Tally up your monthly mortgage payment, property taxes, insurance, utilities, and any HOA fees. Don’t forget to budget for unexpected maintenance, like a leaky pipe or a broken appliance. If it takes three, four, or even six months to sell your home traditionally, you could be spending thousands just to wait. A quick cash sale stops these costs in their tracks, putting that money back in your pocket and simplifying your financial life almost immediately.
Understanding Your Net Profit and Taxes
The number that truly matters is your net profit—the amount of cash you have after all expenses are paid. In a traditional sale, you typically pay 5% to 6% of the sale price in real estate agent commissions. On a $300,000 home, that’s $15,000 to $18,000 right off the top. You also have closing costs, which can be another 1% to 3%. With a direct cash sale, there are no agent commissions. The offer you see is much closer to what you get. This makes it easier to calculate your net profit and plan your next steps without any surprise fees.
Calculate the Repair Costs You’re Skipping
One of the biggest financial benefits of a cash sale is selling your house completely as-is. Before listing traditionally, you might face a long and expensive list of repairs—a new roof, an updated kitchen, or fixing that crack in the foundation. These projects cost thousands and can delay your sale for months. When you sell your house for cash, you skip all of that. To see the real value of your offer, get a few quotes for the repairs your home needs. Subtracting that amount from a potential traditional sale price gives you a much more accurate comparison to the cash offer in your hand.
Is a Cash Offer Right for You?
A cash offer isn’t the perfect fit for every homeowner, but for many, it’s the ideal solution to a tricky situation. The traditional real estate market works well when you have plenty of time, a home in great condition, and the patience for showings and negotiations. But life doesn’t always follow that script.
If you find yourself in one of the following situations, a cash sale might be the straightforward, stress-free path you’ve been looking for. It’s all about weighing your priorities—whether that’s speed, certainty, or simplicity—to decide what’s best for your unique circumstances.
If You’re Facing Foreclosure
Facing foreclosure is incredibly stressful, and the ticking clock can feel overwhelming. A cash offer provides a fast and dignified exit strategy. Instead of waiting for a bank-approved buyer, which can take months, you can close the sale in as little as a week. This allows you to pay off your mortgage, protect your credit from further damage, and walk away with any remaining equity in your pocket. The entire process is designed for speed, giving you a reliable way to resolve the situation on your own terms before the bank steps in.
If You Need to Relocate Fast
Whether it’s for a new job, a family emergency, or another major life change, sometimes you just don’t have the luxury of time. Juggling two mortgages or trying to manage a sale from another city is a logistical nightmare. A cash offer gives you a firm closing date you can count on. You can sell your house fast without the uncertainty of buyer financing falling through or a deal getting stuck in negotiations. This certainty allows you to confidently plan your move, secure new housing, and focus on the next chapter of your life without being tied down by an unsold property.
If You’ve Inherited a Property
Inheriting a house can be a mixed blessing. It’s often an emotional process, and the property itself can come with its own set of challenges—especially if it’s outdated, full of belongings, or located far away. A cash sale simplifies everything. You can sell the property as-is, without spending time and money on cleanouts, repairs, or updates. It’s a practical way to quickly liquidate the asset, which is particularly helpful if the inheritance is shared among multiple family members. This avoids disagreements and the ongoing costs of taxes, insurance, and upkeep on a vacant home.
If Your Home Needs a Lot of Work
Does your home have a leaky roof, a dated kitchen, or foundational issues? Homes that need significant repairs are often difficult to sell on the traditional market. Many retail buyers are looking for move-in-ready properties, and their lenders can be hesitant to approve loans for homes that need a lot of work. Cash buyers in Cook County and beyond specialize in these exact situations. We see the potential in your property and are prepared to take on the repairs ourselves. This means you can sell your house without lifting a finger or spending a dime on renovations.
Cash Offer vs. Traditional Sale: Which Is Right for You?
Deciding how to sell your home is a big deal. Both traditional listings and cash offers have their own sets of pros and cons, and the right choice really comes down to your personal situation, timeline, and financial goals. Let’s break down the key differences to help you figure out which path makes the most sense for you.
Timeline and Convenience: A Head-to-Head Comparison
The most significant difference you’ll notice is the speed. A traditional sale, with its stagings, showings, and buyer financing hurdles, typically takes 30 to 60 days to close—and that’s after you’ve accepted an offer. In contrast, a cash sale can be incredibly fast. Because there are no lenders involved, the entire process can be wrapped up in as little as a week. This speed offers unmatched convenience. You get to skip the stress of keeping your house spotless for endless showings, making repairs for picky buyers, and worrying if their loan will fall through at the last minute. The cash sale process is designed to be simple and straightforward from start to finish.
Breaking Down the Financials
It’s true that a cash offer might be lower than the list price you’d set for a traditional sale. But the initial offer price doesn’t tell the whole story. When you sell the traditional way, you’re on the hook for agent commissions (usually 5-6%), closing costs, and potentially thousands in repair costs after an inspection. You also have to cover holding costs—like your mortgage, taxes, and utilities—for every month your house sits on the market. With a cash offer, you can often sell your house as-is, which means no repair costs. You also skip commissions and many of the typical fees, so the amount you’re offered is much closer to what you’ll actually walk away with.
How to Choose the Best Path for You
So, how do you decide? Start by asking yourself a few honest questions. How quickly do you need to move? Are you willing and able to invest time and money into repairs and updates? How comfortable are you with the uncertainty of a traditional sale? If your priority is a fast, predictable, and hassle-free sale, a cash offer is a fantastic option to explore. The best way to know for sure is to see what a cash buyer can offer. You can get a no-obligation offer to have a concrete number to compare against a potential traditional sale, giving you the power to make a fully informed decision for your home in Cook County.
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Frequently Asked Questions
Is a cash offer always a lot lower than what I’d get on the market? A cash offer will likely be less than the top market price you might see on a real estate website, and that’s by design. You’re trading a potentially higher price for a guaranteed, fast, and incredibly simple sale. Think about all the costs you avoid: there are no agent commissions, no repair expenses, and no holding costs while you wait for a buyer. When you factor in those savings, the net amount you walk away with is often much more competitive than it first appears.
How quickly can I actually get my money and be done with the sale? The timeline is one of the biggest advantages. While a traditional sale can take one to two months to close, a cash sale can be completed in as little as seven days. The exact timing is often up to you. If you need to close in a week, a reputable cash buyer can make that happen. If you need a few weeks to get your affairs in order, they can work with your schedule. The key is that you have a firm, reliable closing date without the risk of a buyer’s loan falling through.
What does “as-is” really mean? Do I have to clean the house or fix anything at all? “As-is” means exactly what it sounds like—you can sell your house in its current condition without touching a thing. You don’t need to fix the leaky faucet, patch the drywall, or even run the vacuum. A cash buyer understands they are purchasing the property with all its existing issues. You can simply take the belongings you want and leave the rest behind. It completely removes the financial and physical burden of getting a home ready for the market.
Are there hidden fees or commissions I need to worry about? With a trustworthy cash buyer, the offer you get should be the amount you receive at closing. You shouldn’t have to pay any agent commissions or hidden service fees. This is a major point of difference from some large iBuying companies that may deduct fees from your final payout. Before you sign anything, always ask for a clear breakdown of the numbers to confirm there are no surprises. A transparent company will have no problem showing you exactly how they arrived at their offer.
Why should I consider a local company instead of a big national one? While national companies offer convenience, a local buyer brings a deep understanding of your specific Illinois neighborhood. They aren’t just relying on an algorithm; they know the local market firsthand, which can result in a more accurate and fair offer. A local team can also be more flexible and provide a more personal, hands-on experience. You’re working with people in your community who have a reputation to uphold, not a faceless corporation.
