How We Buy Houses
A simple 3-step process to sell your home fast for cash.
Step 1. Tell Us About Your Property
Tell us about the house you’d like to sell by filling out our short form below or giving us a quick call at 781-309-7085. We’ll gather the basic details we need to prepare your cash offer.
Step 2. Receive Your Fair Cash Offer
Once we review your property, we’ll present you with a fair, no-obligation cash offer based on our market expertise. No repairs, no fees, no waiting.
Step 3. Choose Your Closing Date & Get Paid
If you like the offer, you pick the closing date that works best for you. We handle the rest so you can walk away with cash in hand—fast and hassle-free.
Get Your Cash Offer Now!
Sell My House
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10+
Years of Experience
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Houses Purchased
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Satisfaction Guarantee
How We Calculate Your Cash Offer
Our offers are always based on the After Repair Value (ARV) of your home .. which is the estimated market value after renovations. From there, we subtract the cost of repairs, selling expenses, and our desired profit margin. This ensures you get a fair, transparent number right from the start.
Our Formula
Cash Offer = After Repair Value – Repairs – Selling Costs – Minimum Profit
Example Scenario
After Repair Value (ARV): $400,000
Repairs: $60,000
Selling Costs (10%): $40,000
Our Minimum Profit: $40,000
Your Cash Offer = $260,000
We understand selling isn’t easy. Whether you’re dealing with repairs, financial stress, or just ready for a change, our team is here to make the process as simple as possible.
An offer backed by trust. With our A+ BBB accreditation, 5-star Google reviews, and recognition in outlets like The New York Times and ABC News, you can feel confident knowing you’re working with a company that homeowners nationwide rely on.
From your first call to closing day, we’ll guide you with honesty, transparency, and respect.
Why Choose Pavel Buys Houses
100% True Cash Offer
We’ll give you our best cash offer upfront… no lowballing, no hidden fees, and absolutely no obligation to accept. We make the process simple and transparent, so you can make the best decision for your situation.
Close On Your Timeline
Need to sell quickly or take your time? It’s completely up to you. We’ll work around your schedule to make sure everything goes smoothly from start to finish.
No Repairs or Fees
We buy houses as-is and cover all closing costs, so you can skip the repairs, save on fees, and walk away with more cash in your pocket.
Sell Your House Fast For Cash!
Sell your house fast “as-is” for cash without repairs, cleaning, or real estate commissions.
✅ Free, no-obligation offer
✅ Close on your timeline
✅ No hidden fees or commissions
Sell Your House As-Is
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How We Buy Houses – Common Questions Answered
We know how stressful it can feel when you need to sell quickly. That’s why at Pavel Buys Houses, we make the process simple. Instead of waiting months for buyers, dealing with repairs, or worrying about financing falling through, we give you a straightforward cash offer so you can move forward without the hassle.
When you work with us, there are no agents, no commissions, and no surprise fees. The offer we agree on is exactly what you’ll receive at closing. In many cases, we can even buy your house in as little as 7-10 days.
All it takes to get started is filling out a short form with your property details. We’ll review your property details and send you a no-obligation cash offer right away.
Selling to a cash buyer provides significantly more financial certainty that a traditional market listing often lacks. While a traditional sale aims for the highest possible gross price, a cash sale focuses on maximizing the “net-to-seller” value through the following advantages:
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Elimination of Contingencies: Traditional sales often fail due to “mortgage contingencies” (the buyer’s bank denying the loan) or “inspection contingencies.” A cash sale removes these risks, as we provide a firm commitment without requiring bank approval.
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Accelerated Timeline: We can facilitate a closing in as little as 10–14 days, whereas a traditional listing may take 60–90 days to fund. This significantly reduces your “holding costs,” such as mortgage interest, property taxes, and insurance.
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Zero Listing Expenses: You bypass the costs of professional staging, deep cleaning, and pre-sale repairs. We purchase the property in its current “as-is” condition, assuming all future liability for renovations.
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Flexible Possession Dates: Unlike retail buyers who often need to move in immediately, we can offer flexible move-out dates, allowing you to coordinate your transition on your own schedule.
A direct cash sale is most advantageous for homeowners prioritizing speed, convenience, or the resolution of a distressed property. We always recommend that sellers evaluate their specific financial goals to determine if the convenience of a guaranteed cash exit outweighs the potential for a higher gross price on the open market.
A no-obligation offer is a professional commitment that provides you with a formal valuation of your property without any legal or financial requirement to proceed. This allows you to explore your selling options with total autonomy. You can learn about our process in more detail here.
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Zero Commitment: Receiving an offer does not create a contract. You are free to decline the offer, negotiate the terms, or compare it against a traditional market appraisal.
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No Cost to the Seller: We provide the property assessment, market data analysis, and the formal offer entirely at our expense.
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Total Transparency: We encourage sellers to review our offer with an attorney or financial advisor. You retain the right to continue marketing your property to other buyers until a formal Purchase and Sale Agreement is mutually signed.
By providing a firm cash offer without pressure or upfront costs, we empower you to make an informed decision based on the real-world value of your property in its current “as-is” condition.
At Pavel Buys Houses, we can usually close within 10-14 business days in most scenarios. While timelines may vary slightly depending on individual circumstances, our process is significantly faster than traditional real estate sales. Most transactions are completed within 2 weeks.
Selling for cash typically involves a trade-off: you accept a lower gross price in exchange for speed, certainty, and zero transaction costs. When you list with a real estate agent, the “higher” price is often reduced by 5–6% in commissions, 1–2% in closing costs, and thousands in holding costs (mortgage, taxes, and insurance) while the home sits on the market waiting for a qualified buyer to come along. Additionally, traditional buyers may demand repair credits after an inspection. A cash sale eliminates these variables, providing a “walk-away” number that is often comparable to your final net profit in a traditional sale, but with significantly less risk.
Selling your home to a cash buyer can be an effective strategy to avoid the long-term credit damage of a foreclosure, provided the sale is completed before the auction date. In Massachusetts, the foreclosure process can move quickly once a “Notice of Sale” is issued. Because we do not rely on traditional bank financing, we can often close in as little as 10–14 days, allowing you to satisfy your mortgage debt and retain any remaining equity. We recommend contacting us as early as possible to ensure there is sufficient time to coordinate with your lender and halt legal proceedings.
Yes. We specialize in the purchase of “hoarder houses” and properties requiring extensive cleanouts. We understand that these situations often involve sensitive circumstances, and we approach every transaction with discretion and empathy. When you sell to us, you are not required to remove a single item, clean the premises, or manage the disposal of unwanted belongings.
Our team coordinates the entire remediation process post-closing, including:
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Professional Sorting & Removal: We handle the labor-intensive task of clearing the property.
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Biohazard & Safety Remediation: We address any underlying safety or air quality issues that often accompany heavy accumulation.
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Donation & Recycling: We aim to dispose of items responsibly, coordinating with local Massachusetts charities when possible.
By assuming the logistical and financial burden of the cleanout, we allow you to focus on your transition without the physical or emotional strain of a traditional “broom-clean” sale requirement.
Yes. We specialize in acquiring properties that may not qualify for traditional financing due to their physical condition. Unlike a retail buyer whose lender may require a home to be in “move-in condition,” we use private capital to purchase homes “as-is.” This means you are not responsible for addressing:
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Structural or Mechanical Issues: Including foundation cracks, roof leaks, or outdated electrical and plumbing systems.
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Cosmetic Deterioration: Such as peeling paint, worn flooring, or outdated kitchens and bathrooms.
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Environmental or Safety Hazards: We handle the remediation of mold, hoarding situations, or properties with building code violations.
By selling directly to us, you eliminate the risk of a deal falling through after a home inspection. We assume the full liability for all necessary repairs and professional cleaning post-closing, allowing you to bypass the time and expense of hiring contractors or managing a renovation project yourself.
Honestly depends who you work with. While not all cash offers are created equal, those from trusted cash home buying companies with a proven track record and reputation can be a viable and convenient option for homeowners. To ensure you are working with a reputable company, always verify their Better Business Bureau (BBB) accreditation and professional licensing. Pavel Buys Houses is a licensed real estate firm in the State of Massachusetts (License #9553130) with an A+ BBB rating. We have also been featured in recognized national media such as The New York Times. We prioritize ethical transparency and recommend that all sellers review our verified client testimonials and “About Us” page to understand our commitment to fair and honest transactions.
While our primary focus is helping homeowners throughout Massachusetts… from Boston and Worcester to the Cape and Berkshires, we also maintain a network of investment partners to assist clients nationwide. Whether you have a property in Florida, California, or New York, our team can provide a local market assessment and a no-obligation cash offer. Our goal is to provide a consistent, professional experience for sellers regardless of their property’s geographic location.
Our cash offer is based on your property’s After Repair Value (ARV), which is the fair market value the home would command once fully renovated to modern Massachusetts building standards and comparable local listings.
In order to provide you with a fair cash offer, we subtract the following fixed and variable costs from the ARV:
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Cost of Repairs: The actual estimated expense to modernize the home and address any deferred maintenance or structural issues.
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Holding & Selling Costs: These include the expenses we incur while owning and reselling the property, such as property taxes, insurance, utilities, and future Realtor commissions. This typically accounts for 10–12% of the resale price.
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Minimum Risk Margin: As a licensed investment firm, we factor in a profit margin (typically 15% of the ARV) to account for the financial risk and capital required to facilitate the project.
Here’s an example scenario: If your home has a projected ARV of $400,000, the calculation would look like this:
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ARV: $400,000
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(Minus) Repairs: $60,000
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(Minus) Selling/Holding Costs: $40,000
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(Minus) Minimum Profit: $40,000
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= Your Cash Offer: $260,000
We specialize in acquiring single family homes, multi-family properties, and condominiums across Massachusetts, regardless of their condition. Our expertise includes facilitating the sale of inherited homes through probate, managing properties with tax liens or legal judgments, and purchasing vacant or distressed “ugly” houses that require significant structural repairs. We also work with landlords looking to part ways with rental properties with existing tenants or homes facing building code violations. By purchasing “as-is,” we take on all future renovation risks, allowing you to settle outstanding obligations and move forward without the burden of cleaning or repairs.
Yes! We buy houses as-is, no matter the situation. Whether your home needs minor touch-ups, major renovations, or even a complete rebuild, we’ll still make you a fair cash offer. You don’t need to spend time or money on repairs, cleaning, or realtor commissions.. we handle everything.
When we evaluate your home, we start by looking at the After Repair Value (ARV), which is the price your property could sell for once it has been fully updated. To calculate this, we research recent sales of similar homes in your neighborhood, focusing on properties that have already been renovated.
Next, we look at your home’s current condition and estimate what repairs or upgrades would be needed to bring it up to that standard. For example, if a renovated home nearby sold for $400,000 and your home needs about $60,000 in repairs, we use that information along with selling costs and a modest profit margin to determine a fair cash offer.
This process ensures your offer is not just a random number. It is grounded in real market data and a transparent formula that you can easily follow.
Yes, absolutely. Let’s say a renovated home in your neighborhood recently sold for $400,000. That number becomes the After Repair Value (ARV) – the amount your home could sell for if it were fully updated.
Now, we take a close look at your home’s current condition. Maybe it needs a new kitchen, fresh flooring, and updated windows. If those repairs are estimated at $60,000, we subtract that from the ARV.
Next, we factor in our typical selling costs, such as realtor fees, closing costs, and holding costs like utilities and insurance. These usually amount to around 10% of the ARV, which in this case would be about $40,000.
Finally, we subtract a modest profit margin so we can continue to run our business. For example, if that margin is $40,000, the calculation would look like this:
$400,000 ARV – $60,000 repairs – $40,000 selling costs – $40,000 profit = $260,000 cash offer
This means your fair cash offer would be $260,000. We break it down step by step so you can see exactly how we arrive at the number.
We always give our best offer upfront to save time and avoid back-and-forth. That said, if you have unique circumstances or additional details about your home, we’re open to reviewing them to make sure the offer works for you.
No problem – we buy houses in any condition. Even if your property needs a complete renovation, you’ll still receive a fair cash offer based on its ARV. You don’t need to spend a dime on repairs or cleanouts.
We understand selling your home is a big decision, and trust matters. Pavel Buys Houses is A+ BBB accredited, 5-star rated on Google, and has been featured in outlets like The New York Times and ABC News. Our offers are always transparent and backed by real market data, so you know exactly how we arrive at your number.
Yes, cash sales are significantly faster than selling through the traditional route. With a traditional sale, you usually need to list your home, schedule showings, wait for offers, negotiate, and then go through inspections, appraisals, and mortgage approvals. This process can take two to six months or even longer if there are delays.
With a cash sale, there are no banks involved and no waiting for loan approvals. Once you accept our offer, we can close in as little as 7 to 14 days, or on a timeline that works best for you. That means you can move forward quickly without the stress of repairs, open houses, or uncertain closing dates.
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