Frequently asked questions
Straight answers, before you ever call.
Everything Tampa Bay homeowners ask us about selling for cash — including the questions other buyers avoid, like how the offer is actually calculated and when listing with an agent is the smarter move.
How do you calculate your cash offer?
We start with what your house would be worth after renovation, based on real sales in your neighborhood. From that we subtract the actual cost of the work it needs — priced from Chad's experience rehabbing 200+ Tampa Bay homes, not a padded worst-case guess — plus the costs of buying, holding, and reselling, and a reasonable margin that keeps the business running. You see the reasoning behind the number, not just the number.
Is the offer really free and no-obligation?
Yes. Requesting an offer costs nothing and commits you to nothing. Many homeowners take the written offer, compare it with an agent's net-sheet estimate, and take their time deciding. That's exactly how we think it should work.
Will the offer change after the walkthrough?
The walkthrough exists to firm up the offer. If the property matches what we discussed, the number stands. If there's something material we couldn't have known about — say, structural damage that wasn't visible — we'll explain exactly what changed and why. What we don't do is the bait-and-switch renegotiation some investors are known for.
Do you buy houses in any condition, really?
Yes — hoarder houses, fire and water damage, failed roofs, code violations, unfinished renovations, full interiors that need clean-out. Condition affects the offer math, which we show you, but it almost never disqualifies a property.
What types of property do you buy?
Primarily single-family houses and small multi-family properties (duplexes, triplexes, quads) across Pinellas, Hillsborough, and Pasco counties. For anything else — condos, mobile homes, vacant land — call with the address and you'll get a quick, straight answer.
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The process
What happens after I submit my address?
Chad or his team reaches out — usually the same or next business day — to ask a few questions about the property and your situation. Then comes one walkthrough at a time that works for you, followed by a written cash offer with the math explained. From there, the timeline is yours.
How many times will someone need to visit the house?
Typically once. A single walkthrough is usually enough to finalize the offer. There are no repeat showings, no open houses, and no parade of strangers.
Who actually buys the house — Chad, or someone else?
Highest Cash Buyer purchases properties directly. Chad Dudley is the broker and principal — the person who walks your house and the person on the purchase agreement. This is not a lead-generation site that sells your information to third-party investors.
Do I need to clean or empty the house before closing?
No. Take the belongings you want and leave the rest — furniture, appliances, boxes, everything. Clean-out is part of what we handle after closing, and it's one of the most-used parts of our service in estate sales.
Can I sell from out of state?
Yes. Out-of-state sales are routine, especially for inherited properties. Access can be arranged by lockbox, neighbor, or relative; closing documents are handled by mail with a mobile notary; and proceeds arrive by wire. Many sellers never travel to Florida at all.
What if I still have a mortgage on the house?
That's normal. The title company pays off your remaining mortgage balance from the sale proceeds at closing, and you receive the difference. If you're behind on payments or facing foreclosure, moving quickly matters — the earlier you call, the more options exist.
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Costs & closing
What does 'we cover closing costs' include?
The customary transaction costs of closing — title and settlement charges that sellers typically pay — are covered by us. You pay no agent commissions and no service fees. Items tied to your ownership, such as your mortgage payoff, property tax prorations, or existing liens, are settled from proceeds on the settlement statement, which the title company itemizes transparently.
Are there any hidden fees I should watch for?
None from us — no 'transaction fees,' no 'processing fees,' no commission. The written offer plus the title company's standard settlement statement is the entire financial picture. If anything on that statement is unclear, Chad will walk you through it line by line.
Who handles the closing?
A licensed, independent Florida title company. They run the title search, resolve liens, prepare the settlement statement, and disburse funds. Your interests are protected by the same closing process used in any traditional sale.
When do I actually receive my money?
At closing, by wire transfer or check from the title company — the same day the deed transfers. There are no holdbacks or delayed payments.
Can I stay in my home after closing?
Yes, in many situations. If you need time to move after receiving your funds, ask Chad about post-closing occupancy. Depending on your agreement, you may be able to remain in your home for up to 30 days after closing. Many homeowners use this to receive their proceeds first, then purchase or secure their next home before moving — without paying for temporary housing or moving twice.
Can you buy a house that's in probate?
Yes, in coordination with your probate attorney. The estate needs legal authority to sell, but the walkthrough, offer, and contract can move forward while probate is in process, with closing timed to the court's schedule.
I'm behind on my mortgage. Can a sale stop foreclosure?
Often, yes — if there's time. Selling before the foreclosure auction pays off the lender and can preserve your remaining equity. The single most important factor is how early you act. Call as soon as possible, and if a sale isn't your best option, Chad will tell you that too.
Can you buy a rental with tenants still living in it?
Yes. Depending on the lease and situation, we can purchase with tenants in place and take over the tenancy — you never have to manage a move-out or an eviction to sell.
We're divorcing and need to sell. How do you handle that?
With neutrality and speed. A direct sale gives both parties one clear written number to divide — no months of showings while sharing a house, no disagreements over repairs and staging. We coordinate with both attorneys where needed.
The house has code violations and accruing fines. Is that a problem?
It's a situation we buy through regularly. Fines and liens are resolved through title at closing from sale proceeds, and compliance becomes our responsibility after purchase — the violations stop being your problem when the deed transfers.
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Trust & comparisons
How is this different from the 'we buy houses' signs and cold calls?
Three ways. First, Chad is a licensed Florida broker with a physical office in Oldsmar — not an anonymous wholesaler. Second, we buy properties ourselves rather than flipping your contract to an unknown third party. Third, we show you the math behind the offer and tell you honestly when listing would serve you better. That's rarer in this industry than it should be.
Would I get more money listing with a real estate agent?
If your house is in good condition and your timeline is flexible — quite possibly, yes. A listing exposes you to the full market but costs commissions, repairs, showings, and months of uncertainty. Our offer trades some top-end price for speed, certainty, and zero preparation. We'll tell you plainly which path fits your situation, even when the answer is 'list it.'
Is Highest Cash Buyer a franchise or national brand?
No. Highest Cash Buyer, INC is an independent, locally owned company based in Oldsmar, Florida. When you call, you're talking to the team that actually buys the houses.
What happens to the houses you buy?
Most are renovated and returned to the market — Chad has personally bought and rehabbed more than 200 homes across Tampa Bay. Buying, fixing, and reselling is the core of the business, which is why offers are grounded in real renovation math.
How do I know your offer is fair?
Because we show our work: the after-renovation value, the scope of repairs, and the costs in between. You're free — encouraged, even — to compare our written offer against an agent's estimate before deciding. An offer that only survives when you can't compare it isn't one we'd want our name on.
Didn't find your question?
Ask Chad directly. No script, no pressure — just a straight answer about your property and your options.
The fastest answer is a written offer.
Two minutes to request. No fees, no pressure, no obligation to accept.