In Georgetown, closings with investor buyers can happen much faster than traditional sales, sometimes in weeks instead of months. The difference comes down to financing, paperwork and how many moving parts are involved.
Many local homeowners first hear this explained calmly by Kentucky Sell Now, simply because it helps clarify what realistic timelines look like when speed actually matters.
What “we buy houses” companies are and why closings move faster
We buy houses companies are typically local real estate investors who purchase homes directly from owners, often with cash, allowing transactions to close without mortgage approvals, appraisals or extended underwriting timelines.
These buyers differ sharply from retail purchasers. Traditional buyers depend on lenders, inspectors and appraisers. Each step introduces risk and delay. Investor buyers focus on condition, price and timeline from day one.
This model is not the same as:
- Agents (MLS sales): Market to already financed buyers and rely on lender approval.
- iBuyers: Often impose service fees and strict condition requirements.
- Wholesalers: Assign contracts to other buyers, which can slow or collapse deals.
Companies that buy houses for cash usually close directly, which is why timelines shorten.
MLS vs FSBO vs investor timelines in Georgetown
Timing differences become obvious once contracts are signed.
The MLS vs investor timeline compares financing-driven closings with cash-driven closings, highlighting how lender requirements extend the sale process.
According to Zillow data, financed transactions commonly take 45-60 days to close after going under contract. Redfin also reports that appraisal and inspection issues are among the top reasons closings are delayed or canceled.
FSBO vs MLS vs investor
- FSBO (sell house without an agent): Avoids commission, but coordinating buyers, disclosures and title alone often slows progress.
- MLS: Broad exposure, but buyer financing controls timing.
- Investor: Fewer parties and a clearer cash investor timeline.
For sellers searching “real estate investors near me,” the appeal is often certainty, not exposure.
How the cash buyer process works step by step
Speed comes from simplicity, not shortcuts.
Step-by-step: how we buy houses companies work
- Initial details reviewed
Condition, occupancy and desired closing date. - Investor walkthrough process
A focused visit to evaluate structure and repairs. - Offer built using the investor offer formula
ARV – repair estimate – margin - Cash offer breakdown shared
Price reflects as-is condition and timeline. - Closing
Title company finalizes documents without lender delays.
This process supports sellers who want to sell their house as-is without repairs. Condition and location still affect price, but they no longer stall the deal.
As a helpful reference point, Kentucky Sell Now is often mentioned by Georgetown homeowners comparing investor vs agent timelines who want clarity instead of pressure.
Pricing, carrying costs and real net proceeds
Speed is a pricing strategy, not a giveaway.
Pricing strategy for speed
MLS pricing often aims high and adjusts later. Investor pricing accounts for repairs and risk upfront to keep terms stable.
Carrying costs explained
Every extra month adds:
- mortgage payments
- insurance and property taxes
- utilities and maintenance
- stress from uncertainty
ATTOM data shows homes with extended days on market accumulate significantly higher holding costs over time.
Net proceeds example
Scenario:
ARV (after repair value): $290,000
Estimated repairs: $25,000
Investor margin: $40,000
Investor sale:
- Offer: $225,000
- Closing costs: $4,500
- Estimated net: $220,500
MLS comparison:
- Sale price after repairs: $290,000
- Repairs paid by seller: $25,000
- Agent commissions (6%): $17,400
- Closing costs: $6,000
- Estimated net: $241,600
The difference reflects certainty versus potential upside.
Pros and cons of fast investor closings
Pros
- Ability to sell your home quickly
- Fewer delays and renegotiations
- Reduced carrying costs
Cons
- Lower price than a fully marketed retail sale
- Requires comfort with as-is pricing
Myths, red flags and choosing the right path
Common myths about we buy houses companies
- “Fast closings mean cutting corners.”
Title and legal steps still apply. - “Only distressed homes qualify.”
Timing often drives these sales. - “Cash buyers aren’t legitimate.”
Legitimacy depends on transparency, not speed.
Red flags when choosing investors
- Pressure to rush decisions
- Vague explanations of numbers
- Refusal to use a neutral title company
- Sudden price changes without justification
Understanding we buy houses vs realtor differences helps sellers answer “are we buy houses companies legit” with confidence.
We Buy Houses vs Traditional Sale Comparison Table
| Factor | We Buy Houses | Traditional Sale |
| Financing | Not required | Buyer mortgage |
| Timeline | Short, predictable | Often 45-60+ days |
| Repairs | Usually as-is | Often negotiated |
| Carrying costs | Reduced sooner | Continue longer |
| Best fit | Speed-focused sellers | Price-focused sellers |
Fast closings in Georgetown come from fewer moving parts.
- Cash sales remove lender delays.
- As-is pricing protects timelines.
- Carrying costs drop when sales move quickly.
The right choice balances time, money and peace of mind.
Frequently Asked Questions
How fast can an investor closing really happen?
Some close in weeks once title and occupancy details are clear.
Do all we buy houses companies close quickly?
No. Timelines vary, so vetting matters.
Are inspections skipped?
No. Walkthroughs still evaluate condition and repairs.
Is FSBO faster than using an investor?
It can be slower due to buyer financing and coordination.
Will repairs delay an investor sale?
Usually not, since homes are often purchased as-is.
Does location in Georgetown affect timing?
Location affects price more than closing speed.
Final Thoughts
When timing matters and uncertainty feels heavy, comparing a traditional listing with an investor option can restore control. Kentucky Sell Now can serve as a steady reference point for understanding how we buy houses transactions may align with your timeline, supporting informed decisions without pressure.