Plano · Collin County
Sell a Hoarder House in Plano
These sales are usually less about property and more about dignity. Often it is an adult child selling a parent's house, and the last thing anyone wants is photographs of it on the internet.
- Written offer within 24 hours
- No repairs, no cleaning, no showings
- We pay the closing costs
- You choose the closing date
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BBB accredited business
Look the accreditation up before you call us — it is a matter of record.
- Written offer within 24 hours A real number in writing, with the math we used to reach it. No fee, no obligation.
- Closing in 7 to 14 days On a clean title — or months out instead. You pick the date, not us.
- No commissions and no fees We pay the closing costs at a Texas title company. Nothing comes out of your side.
How it works
What are the steps to sell your Plano house for cash?
Tell us about the house
Address and condition is enough. We do not need photos, a cleanup, or a repair list — we buy as-is and we expect deferred maintenance.
Get a written offer in 24 hours
We price off recent Collin County sales and what the house actually needs. You get a real number in writing, with how we arrived at it.
Close on your date
Seven days if you need speed, or later if you need time to find your next place. Closing happens at a Texas title company and we cover the closing costs.
Cash offer vs agent vs iBuyer
Which of the three is actually right for your house?
If your Plano house is updated, empty and you can wait 60–90 days, listing with a good agent will usually net you more, and an iBuyer may too if the house fits its criteria. A cash sale wins when condition, a fixed date or certainty matter more than squeezing out the last few percent.
| Listing with an agent | iBuyer / instant offer | Sell My House Fast Plano | |
|---|---|---|---|
| Time to close | Typically 60–90+ days, plus time on market | Usually 14–60 days, inside the platform's window | 7–14 days on clean title, or later if you prefer |
| Agent commission | Commonly 5–6% of the price | None | None |
| Service fee | None separate from the commission | Yes — a percentage of the price, disclosed in the offer | None |
| Closing costs | Seller commonly pays 1–3% | Seller pays their share | We pay them |
| Repairs | Pre-list work, then buyer repair requests | None up front; deductions after their inspection | None, and no deduction after we look |
| Showings | Ongoing, plus open houses | None, but an inspection visit | One walkthrough |
| Financing contingency | Buyer's appraisal and loan can fall through | None — the platform pays cash | None — we pay cash |
| Condition accepted | Must satisfy the buyer's lender and appraiser | Newer, financeable houses within set criteria | Any condition — fire, hoarder, foundation, tenants |
| Who picks the closing date | Negotiated with the buyer | Chosen from the platform's window | You do |
Find out what your house is worth in cash
One visit, a written number within 24 hours, and no obligation at any point. If a cash sale is not your best option, we will tell you.
Get My Cash Offer Call (972) 928-0410Can you sell a hoarder house in Plano without cleaning it out?
Yes. A cash buyer purchases a Plano hoarder house completely full, and clears it after closing. That avoids the $5,000 to $15,000 a professional cleanout costs, avoids public listing photos, and avoids the repeated showings a retail sale would require.
Last verified: August 16, 2026 · Plano, Collin County, Texas
Leave everything where it is
You do not need to sort, remove, donate or clean anything. We buy full and clear it afterward. A professional cleanout on a Plano house typically runs $5,000 to $15,000 depending on volume, before any repairs — money spent to prepare a house you are selling as-is regardless.
Discretion is part of the job
No listing, so no photographs published, no sign in the yard, no strangers walking through on weekends, and no neighbors at an open house. Usually one visit from us and then a closing date.
What is underneath it
Long-term accumulation often hides real damage: water that ran unnoticed, floor damage, pest activity, sometimes systems that stopped working years ago. We assume that and price for it rather than being surprised later. It is a large part of why these houses cannot be sold to a financed buyer.
Take what matters first
Before closing, take the documents, photographs and belongings the family wants — and take your time doing it. Once we own it, what is left is our problem. Most people find that is the sentence they were waiting to hear.
Code enforcement and insurance
The two things that turn a full house into a legal problem
A house packed full is a private matter until a city or an insurer becomes involved. Both are avoidable, and both are reasons these sales are better done sooner.
- A city can abate and bill the property
- Texas municipalities have statutory authority to abate a public nuisance or a substandard building and to assess the cost against the property as a lien. A lien of that kind is paid from the proceeds at closing like any other.
- Violations follow the house, not the owner
- Open code violations transfer with the property, which is why they surface in the title work. Telling us about a notice you have received costs nothing; leaving it to be found is what moves a closing date.
- Insurers can decline or non-renew
- A house that cannot be inspected, or that has been declined once, becomes difficult to insure — and an uninsured house you still owe money on is a materially worse position than a full one.
- Nothing has to be removed to sell
- There is no legal requirement to empty a house before conveying it. A cleanout is a retail-listing expense, not a closing requirement, and we buy the house with the contents in place and clear it afterward.
- Pest and water damage is a disclosure line
- The statutory disclosure notice asks about termite and water damage. Long accumulation commonly hides both, which is also why these houses rarely pass a lender's appraisal.
General information about Texas property, with the code references included so you can look each one up. It is not legal or tax advice — confirm your own position with an attorney or CPA before you sign anything.
Questions we get asked
Do I really not have to clean anything out?
Correct. We buy the house completely full and handle clearing it after closing. Take the belongings and paperwork that matter to your family, tell us the rest can go, and stop paying for dumpsters and junk-removal on a house you are selling.
Will there be photos of the house online?
No. There is no listing, so nothing is published, no sign goes in the yard and there are no open houses. For most families selling a parent's house this matters as much as the price does.
The house has pest or water damage under everything. Is that a problem?
It is expected. Long accumulation usually conceals water damage, damaged flooring and pest activity, and we assume it when pricing rather than discovering it and renegotiating. It is also why these houses rarely pass a lender's appraisal.
Can you work with me discreetly on my parent's house?
Yes, and it is a large share of what we do. One visit rather than a stream of showings, no marketing, and we can coordinate with a sibling, an executor or an attorney if that is easier than dealing with it directly.