Plano · Collin County
Sell a House That Needs Repairs in Plano
The problem with a house that needs work is not the work. It is that financed buyers cannot buy it, so the pool of people who can shrinks to cash.
- 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 house in Plano that needs major repairs?
Yes. A cash buyer purchases a Plano house as-is, with no repairs, no contractors and no lender appraisal to satisfy. That matters because conventional and FHA loans can be denied over foundation movement, roof age or active leaks — the same problems that make a retail sale collapse late.
Last verified: August 16, 2026 · Plano, Collin County, Texas
Why lenders kill these deals
Appraisers flag active leaks, missing handrails, exposed wiring and roofs near end of life. FHA and VA appraisals are stricter still. The deal dies at underwriting after four to six weeks, and you start over having lost your best season.
North Texas foundations
Expansive clay soil moves, and Plano houses from the 1960s to 1980s move with it. We expect it, we price it, and you do not need an engineer's report or a leveling job before selling. Foundation work quoted at $8,000 to $30,000 is exactly the kind of spend that does not return what it costs on a resale.
What actually changes our number
Structural movement, roof condition, plumbing and electrical age, HVAC, and whether there has been a leak long enough to cause rot. Cosmetics barely register — dated kitchens, carpet and paint colors do not move our figure much, though they wreck a retail listing.
We do not renegotiate after an inspection
This is the part sellers care about most. If we inspect and find the things a forty-year-old house was always going to have, the number stays. We reduce only for something genuinely hidden and material, and we tell you exactly what it is.
Texas disclosure and lending rules
What a lender and Texas law require on a house that needs work
The obstacle on a house needing repairs is rarely the repair itself — it is that a financed buyer's lender and appraiser have their own requirements, and Texas has a disclosure duty that survives an as-is sale.
- As-is does not cancel disclosure
- Texas Property Code section 5.008 requires a seller of most residential resale property to give the buyer a written disclosure notice covering known defects. Selling as-is means you owe no repairs; it does not mean you may conceal a known problem.
- The notice asks about structure specifically
- Previous structural or foundation repair, roof repair, and water penetration each have their own line on the statutory form. A repair you disclose is a fact; one you omit is an argument after closing.
- Appraisers work to minimum property requirements
- FHA and VA appraisals apply habitability standards, so an active leak, exposed wiring, a missing handrail or a roof at the end of its life gets called out and has to be fixed before funding. This is what kills these deals four to six weeks in.
- Blackland Prairie clay
- Plano and most of Collin County sit on high-clay soil that swells and shrinks with moisture. Foundation movement in a house of this age is the expected condition here, not the exception — which is why we price it rather than ask you to correct it.
- A cash sale has no appraisal in it
- There is no lender, so there is no appraisal, no minimum property requirement and no repair addendum. That is the whole of the difference in a house whose condition is the reason it has not sold.
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
Should I fix the house before selling it?
Almost never, if you are selling to a cash buyer. Repairs cost you money and months and rarely return their full cost. If you intend to list on the open market instead, some repairs do pay — that is a different calculation and we will give you an honest read on which side you are on.
My house has foundation problems. Will you still buy it?
Yes. Foundation movement is normal in North Texas clay and it is priced in before you see the offer. You do not need an engineer's report, a leveling job, or a warranty. It is one of the most common conditions we buy.
What if the roof is leaking right now?
Still fine. An active leak is one of the clearest reasons a financed buyer cannot close, because the appraiser will call it out and the lender will require it fixed before funding. We buy with the leak and handle it afterward.
Will you lower the offer after inspecting?
Not for things we should have expected in a house of that age. We price for deferred maintenance up front. If something genuinely hidden and material turns up we will show you what it is and why it matters, rather than quietly reducing the number near closing.