How it works
Three steps. No surprises.
Selling to Diamond is a direct conversation between you and our team — not a bidding circus. Here is exactly what happens, in order, plus the two things sellers ask about most: how we get to your number, and how you know the money is real.
How it works
Three steps. No agents. No repairs.
Selling to Diamond Acquisitions is direct, private, and built around your timeline. Here is exactly what happens after you reach out.
- 01
Tell us about the property
60 secondsShare the address and a few details. No long forms, no spam, no credit pulls. We treat this as a conversation, not a transaction.
- 02
Get a written cash offer
24 hoursWe underwrite the property and send a fair, no-obligation offer. We explain how we got there — no pressure, no surprises.
- 03
Close on your timeline
9 to 60 daysPick a closing date that works for you. We handle the title, paperwork, and closing costs. You walk away with a check. Need extra time to move? Ask about our free post-close leaseback — stay in the house after closing while you sort out your next step, at no charge to you.
After you submit your address
What actually happens between “hello” and “funded”
Most cash-offer sites are vague about the middle of the process. Here is the whole thing, start to finish, with no black box in the middle.
You tell us about the property
The address and a few details — condition, timeline, whether it is occupied, and anything unusual (foundation, tenants, probate, a deadline). No obligation, no cost, no pressure. This is a conversation, not an application.
We underwrite the property
We pull comparable sales, estimate the after-repair value, and price the repairs the home needs. If it helps to walk the property, the same person you spoke with walks it — not a third-party inspector building a case to lower the number.
You get a written offer in 24 hours
A no-obligation written cash offer, with proof of funds, usually within 24 hours. We walk you through the math so the number is not a mystery. You compare it against listing, sit on it, or counter — your call.
We open title at a Texas title company
If you accept, we open escrow with a Texas-licensed title company. Title verifies ownership and surfaces any liens, back taxes, or probate issues so they can be cleared at closing out of the proceeds.
You pick the closing date
As fast as 9 days once title is clear, or up to 60 if you need the runway. Need to stay after closing while you move? Ask about the free post-close leaseback.
You sign at title and get paid
You sign at the title company, they disburse the funds, and the price you signed is the price you net — no last-minute retrade, no surprise deductions. Done.
The offer math, shown
How we get to your number
A cash offer is not a lowball dartboard number. It is a calculation, and we show it to you in writing. There are four moving parts.
1 · After-repair value (ARV)
What the home is worth once it is repaired and resold at retail, based on recent comparable sales nearby. This is the ceiling every other number works down from.
2 · Cost of repairs
What it will actually take to bring the home to that resale condition — roof, foundation, systems, cosmetics. We price this up front and it is why we can buy any condition without asking you to fix anything.
3 · Holding & resale costs
Taxes, insurance, utilities, and financing while we own it, plus the costs to sell it again. Real dollars that come out of the spread, not out of thin air.
4 · Margin for the risk
The room that lets us take on a property as-is, absorb the condition risk, and still be here for the next seller. Transparent, not hidden.
In practice, our offers land around 75–80% of ARV, minus the repairs — with the exact point set by condition. A cosmetically dated but structurally sound house sits at the higher end; a heavy-rehab or structural project sits lower. It is a real trade: you give up the last few percent of retail price in exchange for speed, certainty, no repairs, no showings, and a number that does not change. When that trade is not worth it for you, listing is the better move — and we will say so. Run it yourself on the cash-offer-vs-listing calculator.
How we compare
Diamond vs. agent vs. iBuyer vs. wholesaler
There are four common ways to sell a house fast for cash, and they are genuinely different. Here is how they line up on the things that actually determine what you net and whether the deal closes.
| Feature | Diamond | Agent / MLS | iBuyer | Wholesaler unfunded · 1–2 person |
|---|---|---|---|---|
| Who actually buys | Us — a committed, funded buyer | A financed retail buyer you wait for | A national iBuyer (Opendoor / Offerpad) | Nobody yet — they assign your contract to a third party |
| Time to close | 9–14 days (up to 60 if you want) | 60–90+ days | 14–60 days | Uncertain — depends on finding an end buyer |
| Commission | $0 | 5–6% | ~5% service fee | $0 to you (they profit on the spread) |
| Closing costs | We cover | 1–3% | 1–3% | Varies |
| Repairs required | None — any condition | Buyer- and inspection-driven | Move-in-ready preferred; credits deducted | None |
| Showings | None | Many | One inspection | Possible — buyer walk-throughs |
| Proof of funds | With every offer | Buyer’s lender letter (financing can fall through) | Corporate funds | Often none — that is the risk |
| Does the offer change? | Locked — the number you sign is the number you net | Often renegotiated after inspection | Commonly revised after the on-site inspection | Common — may be re-traded or fall through |
| Who closes it | A Texas-licensed title company | Title company | National title operation | Their assigned end buyer — if one shows up |
Comparison reflects typical experience and is not a guarantee for any specific transaction. Every property is unique — we will walk you through a written, itemized offer so you can compare it directly to net proceeds from listing. See the deeper breakdowns: vs. an iBuyer, vs. a wholesaler, and vs. a franchise buyer.
Full disclosure: Diamond works this same off-market model and sometimes places a deal with a vetted, funded investor through a single closing. The difference from an unfunded wholesaler is that our capital and proof of funds are committed before you sign, any assignment is disclosed to you in writing (Texas SB 1577), and your price and close date never depend on us finding a buyer first — how our model differs from a fly-by-night wholesaler.
Why the offer is safe to trust
Proof of funds and a title-company close
The two questions every seller should ask any cash buyer are “can you prove you have the money?” and “where do we close?” Here are our answers, up front.
Proof of funds with every offer
We are a direct buyer using our own funds, and we show it. A written offer without proof of funds is a wish, not an offer — and it is the first tell that a “buyer” is actually a wholesaler hoping to find someone else to pay.
You close at a licensed title company
A neutral, Texas-licensed title company runs the closing — verifies ownership, clears liens and back taxes from the proceeds, and disburses your funds. You sign at their office, not ours.
No post-inspection retrade
The number you sign is the number you net. We do not use an inspection period to come back with a lower figure — the reason we underwrite condition before we send the offer, not after.
We are BBB Accredited and A-rated, and our Google reviews come from real Texas sellers. See what they say on our reviews page.
Honest framing
When we are the right call — and when we are not
A cash sale is a tool, not the answer to every situation. Here is where it fits and where listing is the smarter move.
A cash sale usually wins when…
- The home needs repairs you cannot or do not want to make.
- There is a real deadline — foreclosure, a probate filing, a job move.
- You are out of state or handling an inherited house from a distance.
- There is a tenant in place or you are a tired landlord.
- You simply do not want the repairs, showings, and 60-to-90-day process.
Listing usually wins when…
- The home is in good, retail-ready condition.
- You are in a strong market with real buyer demand.
- You have the time and tolerance for repairs, staging, and showings.
- Netting the maximum price matters more than speed and certainty.
If that is you, list it — and if you want the math, compare the cash paths first.
How it works FAQ
The questions sellers ask first
How fast can Diamond actually close?
Once title is clear, we typically close in 9 to 14 days, and we can move faster when there is a real deadline like a foreclosure auction or a probate filing. You are never forced to close fast, though — if you need up to 60 days to line up your next move, you pick the date. The usual rate-limiter is not us; it is title work — clearing a probate, releasing an old mortgage, or resolving a lien. No cash buyer can outrun a title problem, so if you have one, tell us on the first call and we will build the timeline around it.
How do you calculate my offer?
We start from the after-repair value (ARV) — what the home is worth once it is fixed up and resold at retail — then subtract the cost of the repairs it needs, the cost of holding and reselling it, and a margin that lets us take on the risk. In practice our offers land around 75 to 80 percent of ARV minus repairs, with the exact point set by condition: a cosmetically dated but sound house sits at the higher end, a heavy-rehab or structural project at the lower end. We show you the math in writing so you can see exactly how we got to the number and compare it against what you would net by listing.
Do I pay any fees, commissions, or closing costs?
No. There is no agent commission because there is no agent on your side of the table, no service fee taken off the top the way an iBuyer charges, and we cover the standard seller closing costs at the title company. The written offer we send is the amount you walk away with, before any payoff of your own existing mortgage, liens, or back taxes — which the title company handles out of the proceeds at closing.
Will the offer change after you see the house?
No. We underwrite the condition up front, on the walkthrough, and we price the repairs into the number before we send it. There is no separate inspector and no “final” offer that comes back lower — the written offer is the offer. This is the single biggest difference between us and the iBuyer model, where the preliminary number is algorithmic and routinely revised downward after an on-site inspection. If a buyer will not commit to the number in writing, that is worth asking about before you sign anything.
How do I know the offer is real and funded?
Every serious offer we make includes proof of funds, and we close through a Texas-licensed title company — not in a parking lot and not by assigning your contract to a stranger. At closing, the title company verifies ownership, clears any liens or back taxes out of the proceeds, and disburses the funds to you. That structure is your protection: you are signing at a neutral, licensed third party whose job is to make sure the money is real and the title is clean. Ask any cash buyer for proof of funds and the name of their title company — a direct buyer can answer both immediately.
What if I need extra time to move out after closing?
Ask about our free post-close leaseback. In many cases you can close on your timeline and then stay in the house at no charge for a short period afterward while you sort out your next step — helpful when you are buying elsewhere, waiting on a move date, or coordinating a family transition. It is not automatic on every deal, but it is a normal accommodation we make.
When is listing with an agent the better choice?
Often — and we will tell you when. If your home is in good, retail-ready condition, in a market with strong demand, and you have the time and stomach for repairs, showings, and a 60-to-90-day process, listing on the MLS usually nets you more money. A cash sale is the better fit when condition, a deadline, distance, a tenant, probate, or simply not wanting the process outweighs squeezing out the last few percent of price. Run your own numbers on our cash-offer-vs-listing calculator, and read the full breakdown on our comparison of selling to Diamond versus listing with an agent.
Is anything on this page legal or financial advice?
No. This is an explanation of how our process works, not legal, financial, or tax advice. Selling a house is a major financial decision and the right answer depends on your specific property, timeline, equity, and goals. Before signing any offer — ours or anyone else’s — review the contract with a Texas-licensed real estate attorney, and if the tax consequences are significant, talk to a CPA. Both are inexpensive relative to the size of the transaction.
Ready for a written cash offer?
Tell us about your property — we will come back with a fair, no-obligation offer in 24 hours.
- Funded offer — cash committed before we sign
- Offer locked — no renegotiation after inspection
- Proof of funds with every offer
A real Diamond team handles your sale start to finish — funded offers and one clean closing, not an anonymous call center passing your lead around. Meet the team.